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Planning Commission Packet - 05/13/1991 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. �' �, 't =�- ,JJ' � ��i t G � i ' �,;� rt � > >, t i { ��'� � ��` � +.r`.x"V..�.tse..:�:m�.m+wv<vw�n�'bx,wa�sw:,K.,w�.`+w.�'.:,.""�."',. .""'""" �'—"""'z"�w .�:". ,k�.�`,w...l'�S:N°w°✓n,s'�f� ^..�� fr1.i...s,..� •�.P'r`�.N.AV-. �urosc�w� ..-,.w..+.a.,. ... . . """"'°"� . . � � � . . . , Y � � . . � , . ' � . . . . . . ��� � �.. � . . . . � : AGENDA ° TIGARI� �iEARINGS OFE'ICER ` MONDAY� M�AY 13; 1991 - 7;00 P.M. I ' �` ������Tar� civzc �c�rrrER �- ��TO�wri x�� � � � ; i�i2:5 sw x� sivn, , �zc�, oR � ; ��� : �t : Z. C�iI�L Tp,'�RDER , �; �� 2. PU�LIC HEARINGS �"� .2.�; SUBDIVISY�N 5UB 9f�0005 VARIANCE VAR 97.-0008 ALEXANDER . ,�.� � roval to d�v�.de an �, ' (�1I?O �7;'). A r�quest for Subd�.vis,ian aPP approx3.mately 1.?� � acre par�el into four parcels ranging ,� �; betw�een''g,.500 and 10,500 ac�xare feet .ix► si.ze. .Al�o r�quested '��_ ; i� �'ari`ance:_ap�roval to allow the creation of a flag lo� with ,�;� a 1;5 foot wide accesawa� whereas �he Code requires a width of Ik 25 feet,. 20NE: R-4.5 (Residential, 4.5 units/a�r�) '�Y`` �.ppLZC1�,gLE 1lFPROVAT. CR�TLI2IAs CommunitYr Deve�.opment �ode �� Chap'�ers� �s,�o, i�.9�, is.s6, is.�s, is.ia�, ana is.�.6o; � Compx��ens:,ive P1an Poli.ei�s, �.1.1, 4.2.1� 7.1�2, 7.3.1, �� 7.4.4 0� �•.1.l r aYY�d 8.1,3. LOCA�TION: SW Ta.ga�'d St�eet� , ; app�ox�:mately 1,OQ0 feei� w�st of SW Ti�d�n�an Aven�g ('CC�ICTM 1S1 ��°' 34DC, tax lot 200) ,.� �; �';� 2.2. SiT�D�VISION SU� 9� OoO� �vsxAS/r��M�r���z� (r�� #6) � �: ' reques't for Subda.va:sior� approval to divide a parc�3. �f approximatelY 5,�2 acres in�a 25 lote� be.tween approx3.mat+�11► " 7,500 artd 8,751 squars feet in �ize. ZONE: R-4.5 ,, (itesidential, 4.5 units/acre) APPLICAB�E REVIEW CRITERIA: , Commaunity Dsv�lopm�nt Code chapter 18.160 LOiCATION: 16420 S�1 '��� 108th Av�n�se (WCTM 2'�l 15AA, tax lot a00) -,, . 3. OTHEIt I3U�II�ESS `; 4. AUJOURNMk:N2`' • �', ,5 p ,f � . M . . .. . � . . .� . � 'i. _ � #- . . . �. .� . . , . . 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(PLSASB PRTNT XoUR NAl�) ` � Y7'B!4/DSSCR]CPTTOI�1: ' -I I�0�� �`� � � � €' - _ �� � �'! , : ;'; y�-,..' �''�1�' ,��y,�'1�y,�,�:y� � 1 '�tr�'i cC�f{( �'�r�A �� y��i��r"� ^� . �k��}�P i*1{�i�viii Z� �� !lL�17 '�a ���luS�7wQ�jl t ',' PRO�'ONSNT FOR OpPONBHT d�GAaNST l�t�-Vv��cs�J. ._ , '� �-K-�'-1�- ; _: _ g�t�t tari.3�7-�, a� ` vc� �k,a G.., tv� /�- F� �.`��:,� rJ�I�:�)f�� '1�.,., �t�.t.��,. ' /• ;�- y:; �a�?�Ai1??�� �1�. : f�R,,�� ,,;; _ . _ � : ` C'�e c� ,t.,. . c o�a s 5 � r��� v�� ; _ 4`; `,;; .•:Z��.; , . . Y". R . � ��� � . t ' :, n•I`��� . " . . `` /�i l.� ����r � k" ,j� ,.;, �� . .; �/x c�? G;, . C�s G, ; c; � t.; — ' • ?; t„ . . 4 �` � . . � • ' . . • , � . , , � • ' '. • . • .. " . ,. . • • s f� ' .. ' . • . � : - . . . .. " • . � . • � �' . � �� �� � ¢ � � + � „� � :. � ,.�t �, ;� � . ....+��,.�+)ia:i;.'wuLYa'._urmauve�:.,.�.�...._�,.�..u.�sira�+i..:v���.acxtAdl�ti�':t:lJi:.c....4.�..w:<:�'+�.�.....�1Y�..:�..:.—..un..1L:4t�Y�tc�zk�.r'..atJ+:i.vaYUSa_.--uaa�:v�fx��w.-�'�.a.Swv�.�aLn..�xht_"+k.�GYH�.k'.:[M'LS�tyuk.rw«_... . . ...-�•uws+��..+w�b.u-x� �..' �:� NOTIC�S: All persons desiring a to spealc on atny item must aign the:i.r rname and note their address on this sheet. (PLBA&g PRII�iT YOIIR NA1�) ITBr!/DBSCRIPTION: �'� °I1 �'(:DD� t���.�SI��`� N�� N�OV\G� �_�-�-� � �-,Z , I i � . � ,.: , �;r r � �,, I ��.:pr.a���,iexui�,�z�vx.,$� �:v'i�`� �n�ss .3� PRiOPONBNT . F�R OPPONSNT AGAINST � � .. �2 , ����� S� I,��� r i����I,��z.� • u.c��.; �C�,�rc� L C�vL �i °?�-�- l d fo ! �� W; �cYiv� � �7�'{�{�.,Z�,t3, C�3 EX.e �l'� 'L`�'.�4- r� ' i� � ��,�' � �tvt. �inC� e� �,� / ' 1 � � , � . � � . � . . � . ..' � . � . . . � � . . . � � � �., .. .,..i z," .�'^;:'r?"1T�"`;;7'^,,}s'v, , , .'",,r; ,i,:-j" fi,-..r.i .Y'?:':'"'?Y ... . , . :,.`�."";u.x.�-.t'?.r"^'m' .... . � _- — -- - - .:r- rc'.. , ,,.,..- �.�..«,�: i� � � — ?� i �� �� � �� �6 �� � `I'�' 7964 ?'.O.BOX 370 PNGid�{5031 684-0360 �O��C� BEAVERTQhi,Of2EG09d 97075 Le�al ���ace ����€t�sa¢�g � �1 Q � � �e�rsheet @�otic� � � � � �a� 16c�te R�4ic:.�.�� � cc�.�e: the � �a��oanr�ai:,��on o�t t� ���ty of Tigard p The.�o1� �ra�,g '1 e.co�sidered�sy �x 23397 �v�� 3�1 ��-7°_$D P1Vi:�6.tit�e'�i�ar€1�i�ac����er-a��'��I�I,;I�125 � :?o Q. �._--�---'�- ub�lic o���t��raiten tesi�enc�xev �� ° �ri �d ox 9a223 � s.�,������.,�rBg��,����.�QC�g , g 9 u��ic�eac�at��this,�atter�sil��ae�c�nduc�e.d i�accor- ��^ �s��avaSed.Tlae p �,er 2�.32 uf t�ie TB c��viva�tci��ode,and ce vvi�c t����off��ap t� the rr�l���d:�oces�ataes�f��.Placi�ing C�rr��►zs��fai����c?�a� � _ isscae�n 1�sm�►an by 1e�tee�cRueles aa►�P�� reh��v�%P2ari , A��SDAVI�' �� I�U�L9��4�8�6� �.erater�c�a�fit��ti���ornaae�n»ty�ve'�mpi�?�a�tC�de;a�Co��sed�t�n xh�� � gecicaaes an �gp Igtvtsio� i� S'9'��� ��UR�G�3N, a ac�vha�h�commen��i�����c3�d�P�,�n�C�rn tlie���539=4171. ; � s s c�,���a.��ea a�e�oranation a�y �g7223t�a'�y �Ot1��'l O� lPda4SFi8N�Ti3S�3, � � � �IvE$:;� �e�� � �� �-a�13a�`S Wa I�ai� i� �,_ Juriith Koe"tzler . ���sng f6�s# du6y s�orn, depose �nd �aygp�at 6 g ,�p�e ��v�eeisi�g �ro�r[��€C����d�S � � ��RLALIK����4��`T���•'��"����` �` �airec4�r, or hss pri�cipal c9erk, of 4he •ll��-gar�'i�-n�s �LI�����Qh SLIB���' toxtasa�.iel� 1 a ��ays � �� o� ge�eral cir Yaon s de�Bned in O�S ��3.0�� � w�sc for�S��Sd��'isi�n app�va�to drvzde a pa�2A��app � � � � �. �i�satel�'�,������7���s���feeii=� an� 193.�2C9; �ub9ished a� 1JL��� in fh� �5.8��,�s 1���It3t5 be�vs'e��t�p� t�Fp��,��,�t:$I-� 4 S ���€u3e�t�lg?�.�_��i����c�d��i�ap��ir���.��, ; ��� sai o 2a tg� � �� �z�.�{91`�;R- , � �u� ��-��s�'�u� �I@U�� '�����JV CI�I'��tlt�:.Ccarr►�aa�sat��vet€��, _.. �E.9� ��3.�td�,18.�6�,a�ed�otta�ze�e�a�g�e P��k��lz�i���,�.I s � ipr4�a8ed �a�y of�h6ch as he�e�o a�anexeci, �ras �ub9isa�ed in �he 1�.92, � Qne 4.�.i,�.1.2,7.�01��.4.�,`�.�.s>&81.3:�:;�3CA'�`I�i�:'1�20 S.W 1tI'�t�¢ : �s�ti��issue o�s�i� sae�vs��pe�€or su�c�,essive anci �,w��ae� ' ���15A�E2��t 5�}•., � ." te � , _ ca�cas�c�ative i� �he foli�wring bssae�s: ����I�SIt31+t S€38�3=�5�J�����Ir'�I�91=��AI.��AI�T?ER 1!'�y 2� 1991 �•.1� � � goxia�aa�n1�+�.28 acx� � �vaf tA d$vqd����pP � — 'A�es�uest fc�r Sv�ivisicsn.a���, ,��������d�p,��}k��are feet:ia� ` �arr�l a�►tc����pa�'c�e},s�� �' �a�3�a�u����a�s�€���S i� snz�.����1���is;��sc���T��!ai;,: — — J / ��itke.l5��i�f�d fst��€�g�"�v���s de�t�,�4 S uniisla um� � � � �`� �'I.IC��.E�F���V���'�����t����l��3evetop�asr�st�aci� 1����oa�ip�eherjsi��, � ters 18,50�1�,�3�,����18�8Q.�8,�10�,� ��.1:3.i.(3GP►� Sui�s�sg��d a�a� s�a+oraa 4 2nd da of 1� 1'��31 ��� 'T 3,�,�,3.���'�:4,���'•- ,��eC�res,t o� be�sss� en�this— Y Y �'I�n�a�ac�e�;:�1 1,4��°�..• Si� � �����'�� � , '�'���Z Nc�h,s�c�e�E�•��d�f����f�:�T.�rt��l'����CT� S.t�l.'�tedec��� _ �iY��P�° F'96�0lC�Of �S��OY1 ��r���s�"�f$$�� _ ���^��3�5�l���'�r�l�l... ... ,.., , . �lo C� 's��€a xpir��: �',--.°o°..—-�,.�'� ap- i �,i°�tDA'���' . >; x .`- 't, x � r.�. _. _ 4,�i..4 ,. ,.,._._... . ,.,��. . ..,_..�...r,.....�. ,__..x.�.. ,::,, �... ��n. . r: , ....._., . ._ . _ t � '. � � . 3 �EFORE THE L.AND USE HEARINGS OFFICER FOR THE CITY OF TIGARD,OREGON Regarding an applicadon by Ferd Alexander for approval ) F I N A L O R D E R of a greliminaxy plat for a 4-lot suUdivision and�vanance ) in the it-4.5 zone for land north of Tiga�d S�reet west nf ) SLTB 91-OS/VAR 91-0� Fanno Creek in the City of Tigard,Oregon } (Alexander Estates) I. SUMMARY OF TI�REQUEST The applicant requests approval of a preliminary plat to subdivide a 1.28-acre p�el into 4 lots ranging from 8500 to 10,500 square feet. '�he applicant pmpnses to construct a private drive along the east edge of the site to�erve the lots. The appl�cant also requests approval of a vaxiance tn create a lot with only 15 feet of frontage on the private street,rather than 25 af frontage feet as required by ccxie. Staff recommended conditional approval of the subdivision and denial of the variance. At the hearang,the applicant acceptte�d the recorn�nded conditions af approval and argued in favor of th�e variance. One neighboring pmperty owner testified with quesrions. The Hearings Officer concluded the variaatce should be denied,t�cause the applicant did not show that there are special circumstances or conditions a�ffecting the property that are unusual and peculiar to the property compared to other lands similarly situated. �Iowever, the Hearings Officer also cancluded the subdivision should be approved with�eztain �,: changes to the prelinainary plat and subject to the conditions recommended by staff with one change. Because the Sta.ff Report to the Hearimgs Officer so closely parallels the findings, conclusions,and decision that the Hearings Officer would ynake!this Final Order xncorporates by reference much of ehat Staff Report,a copy of which is attached,rather �than restating its contents. LOCATION: North of and adjoining SW Tigard Street west of the Windnnill Apartments, WCTM 1 S 134DC,Tax Lot 200 � APPLICANT: Ferd Alexancier xe�.:��?!?�ed b_y Norman Harker(Harker Engineering,Inc) PROF'ERTY OWNER: Ferd Alexander SITE AREA: About 1.28 acres APPLICABLE LAW: Community Development Cale Ch. 18.50, 18.92, 18.108, 18.150, 18.160, and 1$.1b4 �nd Comprehensive Plan polic'xes 2.1.1, 3.1.1, 4.3.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, ana 8.1.3 STAFF RECC?IvIl��NDATION: Canditionally approve EXAA�iINE�t'S DECISION: Conditionally approved II. INCORPORATION OF FINDINGS BY REFERENLB The I-€earings Officer incorporates by reference the findings an section II of the Staff v,< ��raort to the Hearings Offic�r d.ated May 7, 1991. �. : Page 1 - Hearings O,/j`Jeer deeision �r-:'`:- SUB 91-OS/i�AR 91-OS (Alezander Estates) I�`� �; i.. , , _ _ . :. ,. ,,.,�. � _ ��._ . ._:._ _,,.:,. . .:.m ._. :.. r --,� ' _ � � � ����-..�.� -; �....�� ..�.�...>u'..�,�����_.�,�'�..�,.��`.,�, .�w�.a��..��._u..�z��_�...,.�.n_.wz�..�...�..�.�.�.�.���.�.,.�..�...�:��.�u< : w _._�..��..M.._�.._. �����.v.w�_w_�w..�w.,�..��_i,� _�..,,._.� �,.,.�r._u__.� _,_�� ,,,1 � � �; �a; ; III, ll�CpitPO12ATIOl�i OF APPRQVAL S'PANDARI�S BY REFERENCE ; The Hearings Of�icec incorparates by reference the approval standards listed in sec:don III of the Staff`Report to the Hearings 4fficer dated May 7, 1991. n; �; IV. HEAItING,TESTIlVIONY,AND NPO&AGENCY COMMENTS � A. Hearang. ` The eicamincr received testimony at the public hearing about this applicadon oit May 13 1991. A record of that testimony is included herein as Sxhibit A(Parties of Record), Exhibit B (Taped Prac�eedings),and Exhibit C(Written Testimony). These extribits are filed at the Tigard City Hall. B. Su»�mary of testimorry. ,.; 1. Jeiry�ffer tesafied for th�City and summarized the s�.f£report anci recornmendation. � 2, Nor•m H�rker testif'ied f�r the applicant. He expla�ined that the applicant propased ttae variance so one lot could include a 2U-foot wide"flag pole°that extends to Tigard ,,=` Street,scy that,if the adjoining prnperty owner to the west wants access to the private street,he would have only one property owner with whom to negoriate. He eonceded the basis fox the varianee is weak,but argwed the variance would have no appazent effect"an the ground." He accepted the conditions recornmended by the City staff, �� ' including a conditiqn requiring widening of the private str�et tract and relocation of the drive to the west side of that tract to preserve the tr�s on or adjoining the east side of the trac� 3. Gen�Wyatt ovcros the lot west af the proposed private driee tract and souih of proposecl lot 4. He testified vvith quesdons about landscaping the excess area on the west sade of the accessway tract; abczut rights he may have to maintain an accessdry struc�kure that is situated on a portion of the subdivisiorn site;about preservation af a mature cottonwood tree situated on the subdivisian site; and about suggesdon�in the � ; Staff Report that the applicant conv�y excess land from th��cessway tract to Mr. VVyatt. 4. Mr.I�ar.ker�responded that th�applicant plans to grade and seed the e�cccss area of ;; the accessway tract;that the applicant rnay be willing w consider an exchange of �. property;and that it appears the cottanwaod tree in question is outside of the likely buildable area of lot 4 and therefore can be preserved. The Hearings Off'icer noted that the City dces not have jurisaiction over issu�s of adverse possession,sa no authontadve respons�could be made ats,out the question regarding Ivu'.V�1ya�t's�ights ta maintain�a str•ucture on the subdivisiom site. C. NPO und'Agency Co»wnen�ts. The Hcarings Offic.�r incarpo�ates by ref�+er►ce the NPO&Agency Commenis listed in , � secdon IV of the Staff Repart to th�Hearings Qfficer dated May 7, i991, ;�� � i :�;.,•,..:,4 . `3 �� Page 2 - �I,earings OJJ`�er decision SUB 9l-OS/VAR 91-05 (Alcirander Estates) � � � �; s� ;;x �, .�i �n �k� �' r^ r� r-*.—r. 7 m j , i �� � * c_.'y„ ."F^'^t—'—^�- a�f " ,.':'�`�7•, Ct`� .^ f .'` � , �. '�,p �.. �r �. r ` 3 i . ; �� � : 5 �; !1 i� t ��� � ( � ? ., .," . ., ,. . . :° ., „ - - � ., . , . , .�^:°�.. �=' �° �h„., .�a., t-:, .,�__. �,y..�c.�,_: ..'� .'�' . � � . . �, : , , ; �. ��� � � � . �. ,, ,. ,, . �:;- .. 7 '. . . ' . . .. . . .. . . . _.�...�: . -�. . .. ' -.�: . . ,' :-': '..-. wr..�r $ '.N. i.. s ..ux v:.,,,.s.. S, ,r 7 4i � '{� ir 1 (I t JF r '4 � y . t s.,..,..a_SU;a,.m,x...l..L.3c.:��:w..�a,./.�x.v!������..e....r..f.�._4i_..., .,..u..:.,_..,��y.�........ ,�..t ».:....�.�...r.,..,:,�:� .,. .::;_... .�..,_._�,.,�..»....,._�..�.�..i�._.., �,.;�?w?,.,t.�.�..i...e,.�»:.�� ��:�ui.,.�(..�H.....W.....?.,.._;z,aa.k...v....�.�.,.�...�. ..s._.,..�S.�ue,.v...: i 2�`rG, �•� �% �: s: V. EVALUATION OF REQUEST ,., ;: The Hearings Officer incorporates by reference the Evaluation in section V of the Staff :; Report to the Hearings Officer dated May 7, 1991. ` VI. STTE VISTT BY EXA,MINER ,� a; Tl�e I�earings Offi�er visited the site of the proposed subdivision. " VII. CC)NCLUSIOIV AND DFCISION 'I'he Hearings Officer concludes that the proposed subdivision will promote the general '' welfare of the City,and will not be significantly detrimental ncar injurious to surrounding V` land uses,provided development that occurs after this decision complies with applicable :'� local, st�te,and federal law. The Hearings Officer further conclucles the pxapos�d variance z: is not necessary to ovencome special circumstanees or conditions or an e�traordinary �� hardship created by the frontage requirernent. jk In recognition of the findings an�conclusians c+�ntained herei.n,and incorporadng the Staff Report atid other reports mf affected agencies and public testirnony and exhibits received.in � this matter,the Hearings Offi�er hereby denies dAR 91-0005 and agproves SLJR 9U-000� �� (Aleacarider Estates),subjeat to the conditions re¢ommended in the Staff Report to the '"� Hta�rings Officer dated Ma.�7, 19�1,watta the follawing addition: �� � �; "� 1. Cond'ttie�n af�ppro�al number 7 i5 hereby amendeci to require the appl�icant to grade, ''`` lax►dscape w��th growing plar►t material,and maintain that pcx'tion of the accessway tra�t .= tliai is not transf�rned to the adjoining properly owner(s)or paved for the street,curbs, � or sidewalk. Lac►dscaping includes preservation of exisring trees on the tract. UAT'E this 24th . May, 1991. � . � -'. � Laxry Epste' , e gs Officer r>: �; ,� ,*f :y ':i ';ti I `;;:5 -� 'J':X .,� i.i.� � I'age 3 - Nearings Offieer dec.ision ,( �:,'° �����/-v'l�#'c 91-�a (Ale,xander�'states) x �� .,� � .,, � ,.. , _ _ _ LL.._�..__ . __ _ --..�___��_.__.�.�_��__.��__.� __�.,,........ .�_.:,,.,� �.��., �,...,���,.�.�..�.,a ��w: _:.:.,.:.: .,:a�.�„ .., ...., :;.-��:.. �.,�.,ss�.i ..... �s:. .......:��,: ....,.._-�.i:�. ,._,_....:_�!�.., .�..;.:.,. ..�_.,__ ..�....�..�... ...---- '......_.., ,_a ,�_._.- �.,... _ .. .. . i _�'W�....._ w�.,::_....�:-�'�_ ,.._... �4� !i , �;� . �� � �� ,; RGENDA ITLM 2.1 STAFF REPQRT TO THE HBARINGS OF�'ICER MOPTDAY, kIAY 13, 1991 - 7:30 PM TIGARD CITY HAI,L - TOWN HALL 13125 3W HALL BLVD. TIGI�AD, OR 97223 Y. SUMMARY OF THE IdEQUEST 4v CASE: Subdivieion SUB 91-0005, Variance VAR 91-0005 �°� �`'� t,,;j +;:� x' 3U�3MARY: TY►e applicant rec�uests subdivision preliminary plat approval to ,,x �:;s divide an approximately 1.28 acre eite into 4 lote ranging in size �� betvreen 8,500 and 10,500 square feet. A variance is requeated to �,� �..3 : allow the creatioa� of a flag lot with 15 feet of road frontage ��€ ;. �� . whereas the Tigard CoQnmunity Development Code �equires a minimum 1� ;; of 25 feet of road accese for lo�a created throuqh �he subdivision �:; ;; process. �t ` �; APPLICAPiT: Ferd Alexander �� 21820 SW Elwert Road �� Shexwood, OR 97140 ��� � i`� �',� nWPdER: S�[ne E;� F.c AGTNT: Harkar Engi.neera.ng (Norcn Har3eer) �„� 8711 NE 35th Avenue ��� Vancouver, 'WA 98665 z� COMPREI3ENSIVE PY�N DL3IGPIATION: Loer Den�ity LR�e�.d��2tia� � � ZONING DLSIGNATION: R-4.5 (Resielen�ial, 4.5 unii�s/acre) � LOCATION: North side af SW TigarcA Street, immedi�tely west of the Windmill � Apartments (F7CTM iSi 34DC, Tax Lnt 200y (;� AI�PLICABLE LAW: Community Development Gode Chaptere 18.50, 18.92, 18.108, 18.150, � 18.160, 18a164, and Comprehenaive Plan Paliciea 2.1.1, 3.1.1, 4.3.1, 7.1.2, � '7.3.1, 7.4.4, 8.1.1, and 8.1.3 STAP'F RECO�NDPiTION: Approval aubject to �onditions. YI. FINHINGS ABOUT SITE AND SURRt�UNDINGS A. Site �ize and �haue: Ta�e Lot 200 containe 3.28 acres and is flag et�aped. T1ae nor,thern portion of the parcel is 175 fee� by 247.5 feet. The accea� po].e to the � ,, eouth is 219 by 50 feet. I . .,�t.._n�,.�.��-_.;._.� ..,. ..:;....� ..�...'��_?,a. .:r..uu,�....... ��vu�. ,y.., . �....��..,.....,�_4a. ..u_...�_...,..�.�.s.�erx�uGL.�i..2+�-m�..._±�..,u.....,vxu 1..u�.x aJA .n.k....�_�c��A:.._v��.. �.,w.�.�� �..i.2� '.:a'i....,..L...J1.n:4�,:� ....�..'u� . . { t ; ..� ,. .. .,. � � � J::. g. 5ite location: The �ite is loca�erl on the n�rth side of SW Tigard Stree�, agprax'�ately 1,000 Eeet eaet of SW Tiedeman Street, and immediately weat �f the W3.ndmill Apartmenta. j; C. Existinct uses and etrueturea: The site is presently fa3.low gra8e-covered land ca�ni�aininq no structures and only a few treee around ita perimeter. D. Topoaraphv and clrainaQe: Th� site alopee to t�xe eoutheaat. Overland flow from tk�e site would appear to drain to 3W Tigard 3treet and from there to a storm sewer to the east. The storm sewer draine to Fanno Creek further to the east. L. Surroundinq land uses: The parcels on the sauth eide of �W Tigard 5treet oppoaite the site are vacant. Propertiea to the north and west contain single family residences on late subetan�cially larger than the miniimum lo� sizes far the respective zanes< These paraele ther�efore lxave potent:Lal for red�velopment. The parcel immediately to �the west and south of the site has a six foot ta11 solid wood fenae separating ita back and side yards from the aubject property. Tlae property ta the east contains the 76 unit Windmill Apartmenta. A variety of trees and ahruba are located on both sides of the property boundary between the apartm�nte and the subject progerty. �r, Plan desictn�tion and zan3.nct: Tlae site and ad�o3.ning properties irs all directirana exc�p� to the� east are deeignated Low Dengity Resider�tial on the Comgr@hensive Pian Map. Propertiee to the aouth and west are z�ned R-4.5 (Residen�ial, 9�5 � units/acre). Property to the north is zone�l R-3.5 (re�sidential, 3.5 units /aere), Th� property to the east is deeignated for medium density residenti.al deveiopment by the Comprehenaive Plan �nd is zoned R-12 (Residential, 12 unita per acre), G. Protaoaed use: The �ppliaant propoaes ta divide the eite into four lote ranging in �ize �rom 80500 to 1Q,500 square feet. The lots are intended for �ing�e �amily residential use. The applicant requests approval of a yarianee to allow the creatian of a flag l�t (propoeed lot 2) with 15 feet of road �rontage whereas a min3mum of 25 feet of road frontage ie required for ].�ots cxeated through the subdivieion procees (Community Development Code Section ��' 18.164.06A.H). I�EAItINGS OP°F]LCEA - StTB 91-OQ05 - ALEXANDER PAGB 2 . � _- r . �._.,,r. �.u._.,...�.. ..w.n. r>:.1.�.._..�.�_rr,..M:._,....�,., �_..u� ,.�..�__>_ _.�„�3.. .�r . . ���'�._......._.�:`>..z...e._, r._N�.s.ac�c:v_�.,.,.,�..�._.�.,,..w.w.,..4�,.���-.<�_�.� � �.....�..,.,....t»,....�t_u..2....,�,.....ri;�:_Wc._..,.:1�w.v....� . ' Sa 5S �T: g. Public sernices and utilitiees The preliminary utility plan propoaes t�at the �u�bdivisi�n be served by �,`. exteneions of sanitary sewer and vrater linsa from exis�inc� line� within '' SW Tigard Street. The propose�l exteneions would be locat�d within or ad�acent to tl�e priva�e street. I, Straete and accese: � The subdivision proposal includes the development of a private etreet. The proposed etre�t would include 24 fee� af pavement and curbs within a 3Llfoot wide accessway tract. 3even birch trees are located along the east eide of the progoaed acceas tract. A h�auanerhe�8 YPe���� alegea is proposed at the north end of the gtreet. It appe of the haanmerhead would serve aa the drivew�y entra,r�ces '`-v tlat does lota. The etreet crosa �ection illustrated on the pre].iminary p not indicat� that a s�.dewalk would be provided. However, the appl3.cant�s engineer ha� inforan�d the Planning ataff that a �i8ewalk wauld be provided on the west side of the proposed pri.vate etreet. The eiice haa 50 feet of frontage �long SW Tigard Street. SW Tigard Street ie claseified ae a minor collector atreet by the Comprehensive Plan Tsanaportation Map. SW Tigard Street preaently has approximately 30 feet of pavement wicl�h with a curb along �he si�e's frontage bnt no �,, ;� s3.dewalk. The frontage of the apartment aite to the east i.ncludes full impraveanents including a aidewalk. ivo curbs or aidewalk exis� a�.ong the frontages af propertiea tn the west ar gcroes the stxeet. The prelieaina�y eubdivision plat notes a ten foot right-of-way dedication ia intended along the aite�� SW Tigazd Street frontage. IYI. APFLICABI,E I�PPROVAL STANDARDS A; � Communitv Develonment Cade. � � _..._ 1. Chapter 18.50 aontaine atandards for the R-4.5 zane. A aing].e- family detached residential unit i.s a permitted use in the zone. Lots in the zone muat comply with the following dimensional r�quirement�: Mfnimum lot size 7,500 square feet '` Average minimum lot width 50 feet Front setback 20 feet Garage setback 20 feet Interior lot side ��tback 5 fe�t Corner yard setback 15 feet ` Rear �etback 15 feet Max3.mum bu3.lding height 30 feet 2. Cha�►ter 18.92 contains etandards far den�ity. The aurnl�er of dwe].ling unf.te permitted i.e based an the net development axea, exoluding sensitive land areas and ].and d�dicated for public road� � n� ��cke, or for �rivate ro�dwaye. T'a det�xmina �h� nuenbex of }� lots, divid� tY�e net development a�rea by tthe minimum parcei size r, �; pes�ni.ttsd )sy the zoning diatrict. , � , � ft H33ARINGS OFF`ZCER - 8UB 91-OOC?5 - ALEXANDTR PAGE 3 s '�,.;;,_,; $ t,� ;4 � . . � : . .. . � � . ._,-_.�,,,__�-w-m,. ' �`� �.... , �' - . . . � . . .. r . � �- t '� a s,. aW. �.w..a.�...�uaY._....,M2..,-�...s 1 �, ;:y.,���.i,.,a!�_.t�.�J�'..�.u.,_a....._�..��..,.�_u._�w�__...__,,,Ya.�._ ,.—- . ��Mi S f -.�'�i" ... . ��� ' �_:..e.!.:a»_..J.���'..1,�.. ........,.:�;LL,..� ' �� ...i�:..t....c.u.�,_.L...........__... ..t�...l�_ « :iSIS�__.l.u. ..._u...,?. �}� n a �� • � „}� � �. 3. Chapter 18.96 statee t'hat thbuildinresiterarea lex luaive oflany grovided entirely within the g 2•G@BBWFIy. In addition, thi.a Chapter specifiee that the owner of a flag lot may determine the location of #:he fra�t yard of the lot, provi,ded that no eide yard getb�ack is lesa than 10 feet. I 4. Chapt�r 18.9� pronide� special building hsight reatrictions for ' �' residential structurea on flag lots. 5. Chapter 18.108 allows private atreeta to aerv� uP to �ix dwelling avement width and improvement etandards that � unite euk�ject tn P units served. Turnaround areas vary wit� tY�e number pf dwelling �� are xequired for private streeta in exceas of 150 fe�t in lemc�th• i;� : � p�� � 6, Chapter 1g.150 requires �t permit ancl contains standards for �sF� � removal of treee having a trunk 6 inchea or more in d�i�aur►fo� treQ f d land. A pe fe�t above the grounsl on undevelope �riteria: �'� removal must comPly with the following �� resent a danger ta property, or sl a. The �rees ase di.s�aeed, p , 4,: int�rfere with utility service or traffic safety; � b� The trees have to be removed to conatruct prolmsed ��. improvements or to otherwise utilize the applicant'e property in a reasonable manner; C, The �trees are mot needed to prevent �roeion, inatability, or drainags prab�.eme� d, �p�e Yrees are not needed to protect �ear�y treee as windbreaks or ae a des3.ra4ale balance betwe�n ahade and open space; --- ---� e, The ae�th�tiG character in �he area will not be �risually adver�ael.y a£fec�ed by the tree ren►o�al% $n� f. New vegetation planted by the applicarat, if any, w��� �;� '� replaee �h� a�athetic valu� of trees �o be cut. �_ ;I �, Chaptar 3.8.160 containa etandards t�ru ti n$isi initiat d w3.thin j II phased development, provi�led con� I! raval and construction of each phase j eighteen monthe of the app roved, a preliminary plat doea not exceed a 2 y�ars. To be apP �anuet comply with the following critari.�: a. It muat comply with �he City's Compreh�nlicableaordinances � applicable zoning ord�nan�ce and other app and regulatione; b. The p�coposed plat name ia not dupliaative or otherwise satisfiea the provi�ions o� ORS Chapter 92: r C. The str�ets and roads axe laicl out ao ae to conforaa to the ��,�±a �f �ubdivisior�s and mape of major gar�itions already approved for adjoining property ae to wi�th, ge�g��� PAG�: � HEARINGS OP'FICER - SUB 91-OQ05 - ALL�XANDER , ,-� „..�r��..r.�,�-, >..--r,�.µ...,----r-�-��r�---��-s�.-�- �� � �' � � ,� � a r `' ; , ; :, . � �...._�..,.,��.� v ,.. �.., ,.,,, � ,,.�. � . � ....�. �r _ , , , � � , �, .. , . . ; . �� -.: ., . . . � . . . , .:", r , . ' ...� r . . . . . .. . . . .. . . . . . . ,.t�.:.JL�..:.a.+.e„i�K.�a.'u.:-• ... � yx....h:::3...v.`.1.n . .tf I i � ..�F--tlJ' :.� �.. -. ��� �t .:, v ..� ..w.�.....a.,_...,_.vr..�'Y k Ir` T I l...T Y4 If ....A -.av.u.n�_ ...u.�..arvm.i.rt_vz.l ...�]i....4..J�.�...�......v..w�w�.wrw+.,.-v.�.J.>.�...�.�_.��..uJ.(........'� ....r,..v..n�r�...+.wil..�.++ic.wl..,u�n�:.ti.3:�.1✓A+.�i..�1 vk..a. { �'_..�1_.:.y.::L.u..i..r.vS...r..__....i.+lt.�.e� :'`;, }` M. t + �� ���� direction and in a11 other respecte unlese the City ���! determines it ie in the public interest to modify th� � etreet or road pattern ... ;;;: ,;, d. Variancee to Code development standards may be approved through the subdivieion review proceae upon satisfaction of the following variance criteria: � l. There are apeci�al circumstances or conditions affectine� the propertx whi:ch are unusual and peculiar �o the land as compared to other lande eimilarly , ; aituated; . ,, ,:; ,�; 2. The variance is sece�sary fo� the praper design or function o� the subdivision; �' 3. The granting of the variance will not be detrimental to th� public health, safety, and welfare or injurioue to the righte of other ownere of property; and 4. The variance is n�cesgary for the preservation and 1 enjoyment of a eubetantial property right because of "� an ex�raordinar hardehi which would result from ;;�, Y P �, ;;' etrict comp�.ianae with the regula�ians of this title. <. 1 8. Chapter �.8.164 contains standards for streeta and utilities. �. Section 18.164.f130(A) requirea atreets within and adjoining , g a development to be dedicated �nd im�sroved based on the ' �° claaeifica�fon Qf the atreet. A futur� improveanent guarantee may be acaepted in lieu of improvemen�s, among other reasons, if: �`" (1) A gar�ial icnpravement is net feaeible due to the inabilitg to achiev� proparty (eic) design atandards; ',:-;;t or � �"..;::�:�k ��,:�:tf'� .�.-,:.',��- :=:4: (2) A partial improv�±nent may create a potential safetg , i'; hazard to motorists og pedeetrians ... b. 3ection 180164.030(L) require� a local street to have a tqinimum 50-�oot xight-ot-way and 34-foot paved sec�.ion b�tween curbe and eidewalks. c. 3ectian 18.164.030(Fj requiree a xeserve etrip and , ,,,; barricade at the end af a dedi,cated atr�et �h�t can be , extended off-gite. d. Section 18.164.�30(J') allows Qartial street improve�nent "whare eseential to reaeonable dev�Aopment when in , ; conformity with the other requiremente of theee regul�tione, and when it will be practical to require the � i�apravement of �he other half wh�r� the adjoining property "ii [i�] develaged." f:'� � �i " �iEARING3 OP'P'ZCER - $L1B 91-Q005 - �7CANDER PAGE 5 , ,�r� f� �� � , , ` ' _ ,,. � � . , , .. ._ . - °U „�:�:.....s_uc.n.d,:;"�'.:..,,...�'i»t.;G�a r `�..,n�..�u,.,.t...h_�_�. �,t�.'_........,.�._y,..t.1'a].,..�u...k.s3`.ww r .._.;,;:M.�.__....:.:'�-a�._......�:�,."i.a...:T.,,.W.r."i ,.u.�,..,�_.,. a..,_u_ ,,..n.ew_.__ ....,.,,.�.�,.,.«.,..,u�_.,...,_.... ,.._.ti....N�..Iw,�2i::S,. .ca .,.�_..........r�4 ., ,2;?. �,,��; , ' �'� :y°;. e. Seation 18.164.030(M) requires local street grades of 12$ ,,. or leee. f. Section 18.164.060 prohibits lot depth from being more than 2} times the lot width and requires at least 25 feet of frontage on a street. g. Section 18.164.070 requires si.dewalka adjcaining all local residential t�treets. h. Section 18.164.090 requiree �anx�ary sewer service. i. Section 18.164.100 requirea adeguate provisions for storm water runoff and dedication of easements for storm drainage faciliti�s. B. P�t�rslicable Comprehenaive Plan Policie�. 1. Policy 2.1.1 prov3.des the City w�ll aasure citizens will b� provi�ded an opportunity to be involved in all phaees af the ��' planning process. 2. Policy 7.1.2 prowides the City will require as a condition of development approval that public water, aewer, and storm drainag� wi3.1 be provided and clesigned tQ C�.ty standards and utilitie� „ ', placed underground. �. Policy 7.3.1 providee the Ci�y will coordinate water services with water districts. 4. Po13.cy 7.4.4 r�quires all new development to be connected to an approverl eanitary eawer s�etem. 5. Poiicy 8.1.1 provides the City will plan for a �afe and efficient etreet anc� roadway system that meets current neede and anticipated � -, f�ture growth and clevelopment. 6. Policy 8.1.3 providee the City will require ae a precondition of approval that: �. Development abuts a dedicated street or hae other adequate aaaeas; b. Street right-of-way shall be dedicateei where the atr�et ie eubstandard in width; c. The devel.oper shall commit to construction of the streets, 'thin the t st anda�da wi curbs and sidewalka to Ci y d�velopment. d. The dev�loper �ha1Z paz�ticipate in the improve�er�t of existing streets, ourbs, and sidewalke to the extent of the � develapa�ent's impacts; z�s'=�:,, �,,^� :�'"'Ei ;.�,; YiLARIFi(YS 4i�P'�C�R - �U� 91-0005 - AY,LX�IYDER PAGL 6 a q� i 1>t,,<.� , ,� .. l F�.C, . . . . 4' �_.,:.. .+.vr+�-r-+.+-.�...++m•*M ll"_'-.'Yrv^"^^':^.^�M1� _. ��... *r.. r.'-"t.T'"s9F' �µi, �";�� ��,"'.;'�',j"�' "�i'i"'F' 'Yg' r. • " > . ^ t .xi' v. ,. .� 7 . ,, m,�,�.:. , . ..� � :�.. �. .,. . , ._ . , .. .-.. _ � .,.. . . _ . - .. . -, _ - '-•� -..�J,- '.'..::.:i�a ... �.a. ..:�:�..._�a'.�Y,..1. ��:.i�.u:�»� ...i...y,.w .L.t�..� :.: .. �� .; .. .��.�«,_ .....r,�. �_ _. ' '•- .v.✓.� � .t.J .: ': .. . ,.:.��,.�..R. ..J.�Y�....ti1.A.,_>.�k_F .s.............. -�. . .. . _.s.i.L.f...w..+..li_.u«:a:w_...CLt.,:.vf.Y.-i.�.,. �.i.�,1aV.."ti,..�:'_.,_... ,.....�.}._..n'�.. • o ,1 �. Street improvements shall be made and street signs or eignala ehall be pxovided when the development ie found to create or intenaffy a traffic hazard. IV. NPO & AGENCY COMNiENTS l. TYxe City of Tigard Engineering Department has reviewed the proposal and offers the following commenta: a. Stre�ts - ' . S.W. Tigard Street is claseifigd as a minor �ollectar by the City of Tigard�a Traatsportation Plan Map; current etandarde for a mino�° �ollector are: right-of-way of 60 feet, 40 feet of pavement, and 5 fe�ot eidewalke on both sides of the road. ' �he applicant is proposing to acceas the eit� from �.W. Tigard 5tr�et with a private drine. Currently, S.W. Tigard s�reet in front of the site has 20 feet of right-of-way fram aenterline with full street improvements except a sidewalk; therefore the applicant should be � required to dedicate 10 feet of additional right-of-way and ir�stall a sidewalk and private str�et �pron acr�sa tF�e sits°s f�ontage, The private drive, ae ill�ustrated by the applicant, ia 3Q feet in wi.dth, with 24 feet of �avement and curbs on both sieiea. A sidewalk along th� private driv� wi11 a�.eo need to be provided. In addition, tha private drive has a etandard hammerhead. b. ��nitary sewer Sanitary �ew�r service is available fro�► an @xisting line south of the �ite in S.W. Tig�ard Street. The applicant i� propoeing to extend thc� public line from SeW. Tigard St. up the private cirive within a public �;! �a�em�nt ta serve the four pr����� �a�s. c. Storm drainage Th� applicant ie propoaing to direct atorna drainage down the private , driv� 3.nto the existing storm drainag� syatem �hat exists in S.W. Tigard Street. The Unified Sewerac�e Agency hae e�tablished ancl the City has agreed to enforce, Resolution 90-43 Surface Water Manag�anent Reg�lationa, requiring conatruction of on-site watex quality f�e3.iitiea or feea in- lieu of their construction. Requiring aurface water quality facilitiee or� amall sitee would reault in numerous facilitiee that would becozae a maint�nance burden ta �he City. Furthermore, th� applicant has nat proposed any such san-site water quality facility. Regional faciliti.ee, funded by feee-in-lieu of conetructi.on of �hese facilities, would provide the requireci treatment with impxav�d reliability anci leas mainten.ance. Therefore a fee-in-lieu of their aon�truction should be � assessed. EiEARINGS OFFICER - SIIB 91-0005 - �1LE7(ANDgg PAGF 7 ` --� ,; � � ..: .,� . ...r _ ,;, , _� � � T -,- �- ,,' . I ` 1 'r. ' �, i ,� I �}4 �.."3 h .,. 1.r .. ... . . . . , i. � �.( C ' - ' ' . .._� . . . . . , . � y . . .) ...., ... ... . ..,.. ..... _ _ �ii'. — . _..,. .. .. _;:., , v..,: ,,_:; , .. :,�,� , ,..,�, �;:.. ,.�, , . „ .. .._. �._ , . . , . . ,�.>�,� �_t .,,.�, . .r,... ..t,.t.. ._ �-.0 w. ;i-M1� 2• The Tualat3.n Valley Fire and Rescue District has reviewed the preliayinary plat and has commented that fire hydrant locationa alxoulcl be reviewed in coordination with the Tigard Water District and Fire Dietrict. A hydrant must be provided within 500 feet of all portiona of buildinga placed on the proposed lots. The Fire Dist�rict aleo notes that the proposed hamm�rhead turn-arnund ie nat consistent with minimum dimensional atandarda. 3• Tigaxd School Ai�trict 23J hae reviewed the proposal and hae noted that the groposed development liea within the a�ktenclance areas of C.F. Tigard Elementary School, Fowler Junior High School, an@ the Tigard Senior High School. The proposed developm�nt ie proj�cted to generate the following additional enrollment at those aclxools: 2 students at C.F. Tigard school; 1 etudent at Fowler Jr. High; and 1 student at Tigard High Schoo].. The School Diatrict notea that echool capacities are projected to be e�xceeded as a result of thia proposed development and other reaently reviewed and approved deyelopments within thoae attendance areas. The District notes that core facilities of the achools are inaufficient to be able to conaider portable clasaroom additiona. Additional school capacity may be provided by other optiQns under conaideration by the echoo.t district, including: grade level reconfi�uratian, rescheduled achool year, boundary adjustments, double shifting, bueing to under-utilized £acilities, future bond measurea leading �a conetruction of new facilities and other school houaing options. I 4• The Metropolitan Area Communicationa Commis�ion (cable televiafon) has reviewed the proposal and had requested that the d�veloper install two � PVC schedule 40 2-inch conduits at all atreet crae�ings for undergroun�i `� ca�le use. Cable TV service will be provided hy Columbia Cable. � 5• The City of Tigard PubZia Work� Division, Northwest Natural Gae, PGE, GTE, and the Tigard Wat�r District have xeviewed the proposal and have � offered no commente or objectiona. 6. ;� No other commenta have been received. ;3 ,;� ;� V. EVALUATION OF REQUEST �'� ,># :�t ,a� �• Comnliance with Comxnunitv D�vP �� - lovmer�t Code. ,=A 1• The propoaed subdiviaion complies with the use standards nf the � R-4.5 zoning diatrict becauee t�,e lot� are intended to be u�ed for � single family detached dwelling units. The 8,500 to 10,500 aquare foot lots are con�istent with the minimum 7,500 square go4� minimuip 1ot siz� of the zone and the average lot width requirement of 50 £e�et. I�= 2• T�e proposed subdivision complies with the dem�ity standarde 9f �hs�tas� 18,y2 because the O,g� acre net developable arQa of tlhe �it� (after deductions for the pri�ra�e �treet) yields an opportunity �or �5.1 dwelling units under the R-4.5 xmni�.� designation. Four single family r��idential lots are propoeed. HEAY2INGS OFFICER - SUB 91�0005 - AI,EXANDER � P.A�E 8 ■� � Y �"' .,._ _ ,,_ , , __ ,. �, . �- ,,�. � .. ,>... ;; . �-- r-.�,.,�. .__�,._�-_ ..,,, ... .a� :. � i �. ! � �'� t : 5t � �_.,.. ... r .�.�„,..« .._..,.�,�F�,n_,.u_h...,_�...�.,a�»s.....,.Nrti,� s...C_... � ?t � tt �> ..��,:<.w.,...1,,....r.:� ..,._i.v;..-.�,,.,.ao..r_.ti,.s..�..r i.u��,.1..x._�..o .���_..d.. . .�.:..y�b .;«_„..,�,,.w �__.h„�_x. .:_..,n.._. ! :._... ...,�,'._ � �� � 3. The aetback and building height requirements of Chapters 18.96 and 38.98 w�.11 be appl.ied through the building permit proaesa to lot two. 4. The proposal is largely aonsiatent with �he access requirements of Chapter 18.108, although modifications to the plane for the private acc�ess road and acce�e tract wi�.l. be nec�assary for final plat approval. F'irst, the hammerhead turn around ar�a must be modified to provide a minimmum ai�pth af 40 feet for eaah leg ae required by Code Section 18.108.070.C.2. Second, the access tract muat include �. minimum 5 foot vaide eidewalk on one eide of the private street as specified by Code 3ection 18.108.070.A. The � sidewalk must extend the entire length of tl�e private street. �� �:� In addition, etaff recommencls that th� �pplicant place the �ntire �'� � 50 foat wide "pole" of the parcel into the common access tract �� �: rather than apli.tting this area into a 30 faot wide common tract and a 219 by 20 fnot extension of lrst 4 as currently proposed. �� This would allow the private roa3 ta be ahif�ed to the weat in �` ' order to avoid damage to the birch trees and o�her tr+�es and bughea to the east of the road. Thia ehift in the road�s loca�ion could also allow for plan�ting of ac�ditional birch or other tre�s ;� between the private road and ths property boundary. Zt ia _ recommeneied that arby exce�s landscaped area within the �ommon � acceas tract be planted urith low or no maintenance landacaping ; matexials because of the difficul.ty of coardinating efforte of the different property owners in maintaining this area. Alterna�iv�ly, e�aff recommends that the present awner of the subject prope�ty approaah the owner of tax lot 300 to the west regarding a lat line adjustment to tr�nsfer any exceas land in the "pale" to tax lot 300. It may be possible that an additional lot may be c�ceated fr.om the nort�ern portion of tax lot 300 in the future and that future lot may be beet served by access to the � � proposeci private road. It would be best for a1Z involved if arrangementa for ac�esa to the road and beet use of this excess I land could be made now when there are only two property ownere �: involved rather than later when there may b� four owners af the � I, proposed oommon acceae traat as we11 as the owner of tax lot 300. � 'I C 5e Chapter 18.150 requires that the number o� trees over aiac inchea I in diameter that are romoved during the oourae of constructian be minimized. The proposed development°s public streets, utilitie�, �nd reaidences may require the r�moval of a few tr�es around the perimeter of the site. Care ahould be taken to retain as many I mature trees as poasible through careful site planning �nd care � during the site improvement pracesa. No tree removal or site grading ehould be allowed to oeaur prior to Flanning Division review and approval of � tree removal permit. � , 6. The pxoposed subdivieion ie conaistent with the r�quir�ments of : Chapter 18.160 because: a. The proposed subdivision complies wfth �he Compreheneive Plan Map design�,�ciorn°e �er.ait� ��=?s�unity for the �ite and HEARINGS OFFICER - SUA 91--0005 - ALEXANDEYt p�E 9 �' � �� .,.., ,..._.-..-A,.�.-.-x;-�.� , s;� s � _ , �,': _ , �f: . . , � ., _. . . , --- -- — �-�aay.a ��_...a.��,.Ya ,.,u�..k...a,.a�.,..�s..::,:��,i,^�..il '� t -h :s� � � _t ��. � ..a�.�.b....,.. _..�....,.w.i.;:�b.,v.x..�:-»�......�.�„_��.0 ......�.....a..�.,....,uv..........::,._........t,.1t�.,�.��Cy..,.�.o..wri,.ar.-:__.a.�.�,_.._�w ....,�.�.i�;.t �....,u.�.':....ss.._.�#,.�tw....i.i' � r �' -� .�...,._.`.1....b,.........o.s....»�.....s.,� , '. j with the applicable plan policies, the regulations of the R-4.5 zone, and othe� applicable regulatioae; ; ; b. The propoeed name of the �ubdivision, Alexander Es�ates, ie not duplicative; c. The prapos�d etreet wiY1 pravide for adequate and ea£� accees to the lote. 7. The proposed subdivision ie moetly consi�tent with th� requiremeata of Chapter I8.164 beo�ause: a. The appl3.ca�xt will dedicate aslditional right-of-way for and impraa@ �he SW Tigard etreet frontage of the eite to C3.ty standardle. b. The proposed lats ar� consietsnt with Code atandards for �n�ximeun lot depth-�o-width ratio and other lot dimenes�onal �tandards with the exception of proposed lot 2 having leas than the mini�aaum required 25 feet of road frontage. '� c. Th� appiicant hae requested a variance to Code Section :; 18.164.06Q.B which requires that each lot abut upc�n a atreet other th�n an alJey far a width ot at lea�t 25 feet unles� the lot is created through the partition procees. i:-'; Staff uncierstands tlhe purpose of this standard to be the discouragem�nt of fl.ag �ots, except where necessary becaus� o€ ?imit�d dev�lopment design opportunities posed by small parcela typically involved in minor partitian�ng. Cade - Sectian 18.1.60.120 provideg an opportunity for a variance to be considered through the eubdivision review proc�ss. Approval crit�ria are prescribed by that sectian and are described on page 5 of thie report. :L The applicant states that the requeeted va�iance �.s � necessary becauae the parc�l is long and narrow and aleo ;` becauee the proposed layout avoids uging an excesaive aa�ount of land for access ways. The applicant etates that �?: granting of the variance sh�ulei not have any detrimental effects upon adjacent property awners. The appliaant further states that th� gran�ing of the requested variance = will allow dev�lopmen� of the property at a deneity and in a manner similar to other propertiea in the area. S�aff agrees wrf�h the apglicant that the request ia ` ,;� conei.stent with several of the criteria for approval of a variance, although etaff does nat fir�d that all of the - �j criteria that muat be met are satisfi.ed. Staff agrees that r no de�rimental irapacte to th� public or to the rights of �z adjacent proper�y ownere are foreseeable if the v�riance request �.s approved. In addition, staff finds th�t the � original parce�.•s shap� an¢i li:mited s�z� are euch that a �i cu1 de sac bulb or �a�other anare tradit�onal subdivision � - laye�u� would be difficult �o ut�.lize on this site and therefore somg evid�nce may exiet of �pecial circwpetanc�s HEAAINGS OFFIC]:A - SUB 93.-0005 - ALEXFINpgR PAGE 1Q `Y^'^^ �..�..—,-:-°.•„—...�:.;,d :,�..,rarrn-mr m-..�, y ...r,,,,_T,., � � � . , . . .r-_.,,,-..,...,-,.-..�__._. .. . <.. .,, .,._at ..�,�..� -....,_kw�... <'., �. .. ,�.::�.i.t...�,....::.,.i,.. .,._>. „�,..,,�.. _..._�....i..a . ...,_.,,..,_._....�x.._>xr_ ...,_.,.. ...,.. ....,,., � z „ �;::�,�.: ,. ,....,:��-.r�,.,..__...�,. .. . " F', �`:r. affectia�g the deve].opabili.ty of the parcel. Di.fficulty, t enau h. � without a finding of real hardship, hawever, is no 4 Staff finds that the applicant f��.lg to addrees the isaues of what "extraor��nary hardship" would reault from atrict I compliance with the 25 feet of frontage standard or why the : reduced accessway width is �aeceasary for the proper deeigI of the subdivieior�. It appears that the subject acceseway could be enlarged to the required 25 feet in width with no losa in housing opportunity or othex potential harsiships to � the property owner. Therefore, the applicant has failed �o sati.efy ali of the nscessary requirements for approval of �;� ' a subdivision variance and the requeat should therefore be �,,� denied. r�� t5q� 3�e g. Complianae With Comprehensive_ Plan Policies ,x� r'� �� }.�;F 1. The subdivieion is coneistent with Policy 2.1.1 becauae notice of kY the application and the public hearing on this item was provided �,� �'z� to the neighborhood planning org�anization and to ownera of ,;.; property in the vicinity� of the site. The proposed site has b�en �t� �_� posted with a sign noting �that a land uee or devei.opment �; application on th�.s �ite was pending. ��f• � �. In a�der to comply w3.th Policy 4.2.1, a condition is warranteci to re ire the proepective developer to prepare an eroaion cantrol � � � plan ensuri.ng compliance with �rosi.on control atandarda for the Tual�tin River basin as part of the grading permit appli.ca�ian. � �� ��� 3. Thia eubdiviBion propasal complies with Policy °1.1.2, 7.3•1. and �� 7.4.4 because �he applicant will extend public sewer and water systems to this site and will pxovide for underground installation � of �hone, electriaity, and cable television linea. . The �ubdivieion proposal comp3.ies with Policy 8.1.1 and 8.1.3 �t� 4 �t� because the pragosed imp�ovem�n�a to th� ��7 Tigard S��e�t �,� adjoining thig �ite will b� oonsistent with City of �igaxd ,� etandards and will be developed to collector etreet standards. . �.� �:;� �s:� <; �:� 4+� VI. CONCLUSIOIJ AND RECOMMENDATION �� (� The Planning Dieiei�n aoncludes that the proposed aubdiviaion, with mod�fications, will promote tk�e general welfare of the City and will not be signifieantlg detrimental. nor injurious to surroundi.ng land uaes, provided that s dev�lopment that occurs after this deci.�ion aomplies with applic�ble local atate and federal law�. ' :� Staff re�ommen.ds approval of Subdivision proposal SUB 91-0005 for the propoaed � Alexander Estates aulsdiviei.on subj�ct, cc� the conditions wh�Lah follow. Staff � recommende denial of Variance VAR �1•-0�008 which requeats that one propns�d lot be allawed to h�ve less than the 25 feet of atreet frontage required for lots creat�d through the subdiviainn r�view proce�s. HEARINGS fJFFICER � SUB �1-0005 - �LEXANDER PAG� 11 �.:-... _ ,. �, _. _ _ . ;,.� __---_..___...__,..T.�,_.�,.�,-T,,_.-.-.,-,.- .,-:- _ . • - - ._ .._...._ ,,.._.,.. . ._.._.. _.. ,. .,...�..�_,_,..,s-:,,.. .:u!a i. , -...,., �.,..o.w..� . ...._, ...�,..,.,�. . .<<....... _,_ .,x..i�,�a, V,.�.. ,......v.. ..kav�<,.,... ..i.,..,t_.. . . ._..�,_ .....f.�„_.a. ,..,.. t�s 2 �.-.1 r � , z; �° � Sicaff recommends that the Hearinge Officer attach the following conditions to appraval of the Subdiviafon request: UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE SATISP'IED AND PUBLIC IMPRUVEMgNTS SHALL BE COMPL�TED OR COMPLETION SHALL BE FINANCIALLY ASSURED PRIOR TO TFIL ISSUANCE OF ANY PERMITS FOR CONSTRUCTION OF THE SUBDIVISION. (Staff contact for all reeommended conditiona is Chria Daviee of the Engineeri.ng Department, 639- 417�, unl�ss otherwise noted). 1. Two (2) eate of cletailed i.mprovement plane and profile construction drawinge sh�ll be submitted for preliminary review to the Engineering Department. Four (4) sete of approved drawinge and one (1) itemized construction coet estima�e, all prepared by a Profesaional Engin�er, shall be aubmitted for final review and apprnval. 2. Building permits ehall not be iesued and co�atruction of the propcased isngrovements ehall not commence until after the Engineering Department hae reviewed and approved the plans and a street opening permit or aonstruction compliance agreearent has been executed. A 100 percent perforadance asasuranc� ar letter of commitment, a developer-engineer agreement, the payment of a permit fee and a sign inata�lation/streetlight fee are required. 3. Storm drainage d�tai.ls shall be provided as �art of the i.mprovemen� p3ans. Calculatione and a topographic map of the etorrr� drainage ba�in shall be provided as a supplement to the improvement plans. Calculatione s�.all be based on full development of the 0erviceaD�le area. The location and capaaity of existing, pr�pos�d, and future lines shall be addresaed. 4. The applicant shall demonstrate that storm drainage runoff can be diacharged into the exic�tinc� storm drai.nage syatem without eignificantly impacting properties �3ownatream. 5. A grading plan ahall be submitted showing �he exfeti.ng and proposed contours. In addition, �he applicant ahall include a typical finiehed floor elevation for each lot. This shall include elevations at four different corners of the floor plan which are tied to the top of curb elevations, ae eh�wn in the public improvement plana. 6. An eroeioar control plan �ha11 be provided a� part o€ the ia►provement drawingeo The plan �hall conform to "Erosion Cantrol Pla�s - Technical Guidan�e Ha�dboak, Novecaber 1989." PRIOR TO RECORDIYdG OF THE FTNAL PLAT WITH WPISHTNGTON COUNTY THE FOLLOWINC CONDITION� SHALL BE SATISFIED: 7. The final glat �hall b� 1i.mited to thg creation of four lota. Al1 lots ahall have no less than 25 feet of fr�ntage on the privat� road. All lota ahall be fully di.sneneionec3 on the pla� and shaTl be consistent with R-4.5 zaning district dimeneianal rec�uirementa. �he comr�on access tract shall be enlarged to a miniraum of 40 feet is� wicith so as to allaw the privat� street to be ehifted westward a mini.mum af five feet from the exf.sting birch t��es. �f the remaining t�n feet HEARINGS OFFIC�R - SUB 91-0005 - ALEXANDER P'AGE 12 . . .._... .. ...... ...... .......:. .e:,-s�.x,..,...f t.i�':::�.�... ,. ..::_..a...,,. ,.,.:. , ..e_...�::�., ..ut...:�.�'� . .�ae.v.�.,.. #..r_ -�k�� .,__.,..�,�, r....4 ..:.t:a, i :.,..., ....,..$...,.J,._�.wn....... .1.4.:U......Ji_..i......�..... 1" 1 �+ on the west eide of the proposed common acc�ss tract ie not transferred to the adjoining property owner through a lot line adjustment, the entir� 50 foot width of this "pol�" should be included within the oommon access tract to a po3.nt even with the southern bcaundary of proposed lot 4. STAP'F CONTACTe �erry Offer, Planning Division, (639-4171)0 8. Minimum building setbaoks on 3.ots 1, 3, and 4 ahall be ae fol7.ows: front yard - 20 feet corner yard -15 feet , garage - 20 feet eide yard -5 feet rear yard - 15 feet Se�backs for lot 2 ehall be the eame, eaccept that a minimum 10 foot aide , yard setba�k will be required. Front and corner yard setbacks ehall ' apply to lot �rontagee abul:tinq the groposed private street. S�AFF �� CONTACTs Jerry Offer, Planning Division (639-4171). II 9. The private atreet shall be signed for no parking on one aide. A sign � noting that the drive is private ahall be posted at �he drive's ', intersection with SW Tigard Street. The eign shall also note that � maintenance of the drive is the respoa�sibility of the owners. STAFF I CdNTAC�: Jerry Ciffer, Planninq Diviaion (639-4171y. �I I 10. Payenent of the "fee in-lieu of" for the water quality facility shall be �' made. I li. Dedication of right-af-way ta th� publi.c along the S.i�l. Tiyard Street ! frontage to inarease the right-of-way to 30 feet fr�m centerline ahall i be made. Thi� dedication ahall be clearly atated on the final plat. I i 12. The final subda.vi�ion plat shall include the following: I, A. plat restrictions: �I �' 1. Trac� "A" (private drive) will be owned, o�erat�d an� maintained as an equal and undivided interest by I parcels 1, 2, 3, and 4. , ' B. e�sec�ent notea: I 1. Tract "A" ahall b� sr�bje��t to an eas�atn�nt fc�r I drainage, potabl� water supply, ingress, egreas, public and private utilities, � 2. Th� 15 foo� wide gublic eanitary sewer eaaement ehall I be for the u�e of the City of aigaxd i 13. A�ay tree removal or grading on thie property muet be apgroved by th� ', Planning Di.vieion through approval of a tree removal permit and app�ovai �I of the gxading plan. Trees over s�.x inchea in diamet�r shall be r�moved , onlp as neceseary t�o conetruct atreets, utilities, and re8id�nces. The '! Planning Division may require tihat the applicant provide fo� an arboris� '� � f to review ths plana for grading and tree protection. The srboriet or ' `'ri the Planning Division may prescribe protective measure� �9rs ����� �A �� �� ;: ' �;. � ,?:' HEARINGS iDFFICER - SUB 91-0005 - ALEXRIQDER PAGE 13 ;�.�;; � t � '� s��`t':;; I �.,..�.,....._._._.--_.. .,..,...,,.� ...,,.,m.—n--.��-;:. �.-,,,-.�.,�-�,-„.,,,.,_. t��_,..,. _. --- —_ :�,., -"-._�. I . , �..,,��..:-..-_>�...a:,;�in �a,=::....-„�:.�...._x,..�z:•=.:ta:, x�.:x,...,,,..w,w:�.,....,........ ��.,...,..�.�ru..,c.:,i.�.,s_4•r:.s..m.......��-e�':e.�...q,.._...:t:::4...L.r,....ic..�Lti;:1s....x..��...Y::�S., �..�J f�..:.�:._�_t..�.,,.,.��'� .Y'�.:.���_._..�.��:�.:.x�fa.u.,,�..:��i` " �' _....._._...... c_.,.,.. �......�.�.. ..4..L,_....,z a r♦ .. � Y ' retained on the site. Areas not covered by structures or impervioua surfaces shall be re-vegetated as soon as possible after completion of grading. A copy of the tree removal permit and apprnve3 grading plan ehall be available on-site during all tree removal. and grading ' activitiea. STAFE CONTACT: Jerry Offer, Planning Division f539-4�.71). ' ; 50BDIVISIdI�T APPROVAL SHALL Bl3 VA�ID ONLY IF THB FINAI. PLFiT IS RBt70RDSD WT�,'HIN EIGHTSBN l�TSS OI+' TS8 I3FFSCTIVS DATB OF THIS D�CISIdN. �r; � �� / / P D J Offex D�TL iate Planner , �; s= 7-�� APPROVED BY: Dick Bewe orff DATE Sen3or Planner iun/JO:SU89015.ha C: {,' T� � ' a� I',I �� � �Y q i � � .I� I j yi � �:,� � t fi�ARINGS OgFIGY;R - SU� 91-0005 - ALTXANDER PAGE 14 � 'i �}� �i "'-----�,�"p�+c�^ "7 g-ns°S '�"' y �t -p,F-PE°' `T..i'^ 1„t�j Y � -r,v-�m' i� � ���.���` '''�� -''i �r,_ . .� t� .:� n� , t ,�. . . _. , , .. . F��:� � �< o� . . ,�� -... t..4� .,.. . _ — — - — ._,�, .,��w,�. ._.�.: �.�.�. ��.:��,._ _.k._ .M..�.:�: � ,�u.....� .�.v ._._. ...__..._. _... ..-... . �.. . ... ...... .....� .,_ __ _ _ _. . w ,. �;;'' �;;i ALE?tANDER ESTATES �'ARIANCE REQUEST � The proposed Alea.ander Estates subdivisian contains on flag lot with a " pole " of 15 foot width . The applicant is requ�sting a variance to allow the 15 foot width where a 25 foot frontage is required for lnts in an R - 4. � zone. The proposed variance is justified because the parcel thai: is bei�ng subdivided is long and narrow. The property is developed to the East with an apartment complex and on the other sides wi�h single family houses . The variance is necessary to avoid using an excess amount of land for access ways. T�e granting of the �ariance will not be d�trimental to other property owners. It will allow cle��elopment of the property with iots that are well in excess of th� minimum size allowed in the R - 4.5 zone. The granting of the variance i�ill allow development of the propert�. to a densit,y and in a manner similar ta the other � properties in the aa°ea. � � � 1 I � � i � � � � p � � __ _ _ .-, ..�, . .,,...,, ,.�, s.,,.H . .,_.. ... .....,:� ..,_:...w� F . � � � � � . � $.W •~ J NORTH DAN / s � o. • v C � � � W > I11 / r�� r ' / .. a� os --�-�-_ - • � SW. y'C ,-'�� T S.W. CT :� Q��"� � �£ �� 'p9 � �'P ' • • O 3 �� N S.W. SlM. MEADOW ST. ppN �• T .� �, j� �c s � M1: �� s-MC KATHERif� sr. � �'�.' � �35 �; fi: ' 2 ` r ,���' i J G a / ` qRp ,,e,�'. 3� � � �a i�:�� Y j4:�=�; ,.,3,'. . ,,t.. W `�; , S.w �., /'"�o�� ���ARD ¢��� � � �,� . w LY�c �• N J SjiAL� . Nu PA �,i� o P� j y RK ��� �� � � �� W V ;,a] W :i 3 + c.�.� a / y'� ✓�yNS p,� fi�� � S.�►. JONNSON �PL. �Sk ,t� �H �� ' 3 .�. � Q� i�;'� � O �"/O Y;;� B s W �� S.N. � / � ��oo¢ � �f� � °� �'o�, ° P�� I�� /w � Q� �` : 0 �;� • � ��1'vr �' sr ;.;!� , � � � f � �; C' � � w� ,.: W S W �Q` ,�►. y �� _ ;RATH�IN s {� I � � t '�• 2 ,` � ��� ��Y��, � n .�,,, .... ._. �;,.._.. .� /`���� ?�, Fq'1 �� . . „ .., . , . . � / _ — -- ;., .. ,,�. ._ . ._r,..�.... ;F , . ,. . �r� _ . . , _ . _ _ _ _ ; Y � ; � � s . - -� ..,.,,...;��,is.. n.,n.t'wf.�r....it-a✓..�. �. . .u.,.�.�t., ra.,.f..,l�,�......?.��'tau.. ..,r.{t�r.. .L...n,. , t� .. ,.,�....nu..�� .. �.�e�V� . e �.�,..r�� »a.� t5n...3.i. � �L.r�,c_ �..e4nu_.iLt�,...iiY � � t BEFORE Tf�LAND USE HEARINCJS OFFICER FOR THE CITY OF TIGARD,OREGON In the matt�r of an application by Harris-McMonagle for ) F I N A b, O R D E R approval of a preliminary plat for a 25-lot subdivision ) far land sauth of Durham Road and East of SW 108th ) SUB 91-0004 Avenue in the City of Tigard,Uregon ) (Berkley Estates) I. SUMMARY OF Tfi�REQUES''�' , The applicant requests approval of a preliminary plat to subdivide 5.82 acres into a 25-lot �i subdivision. Proposed lots contain 7500 to 8751 square feet apiece and comply with the � dimensional rec�uue�ents af the R-4.5(Residential)zone� 1'he applicant will extend SW Titan Lane from a stub at the east edge of the site to SW 108th Avenue at the west edge and will create two small cul de sacs on the site. All lots have at least 30 feet of frontage on one of thes�streets,except ane lot that has 116 feet of frontag�only on 108th Avenue. There is a relatively large pond on the site that,although not idenrified by Scientific Resources, Inc. (SRn as a wetland,may be a wetland basecl on the definition in the City Code. City staff recommended approval of the subdivision subject to condirions,among others, that r�quire the applicant to survey the suspecteci wedand on the site and to change the plat based on the survey. The applicant accepted the recommended condirions of approval, except the condidon�regarding the wetland.Three ar�a residents tesrified with concerns regarding storrn water drainage,preservation of the pond and trees on the sate,and traffic. �; After reviewing the City Code and Com�rehensive Plan and conducting a second site visit to inspect the pond,and considering the tesrimony and evidence,the I�earings Officer conelr�des the conditions recommended by staff,incluc�ing the condidon regarding the potential wetland,are r�ui�d to comply�vith the law and wazranted by the facts. : I,OCATION: East of and adjoining SW 108th Avenue west nf the stub of'�itan S�et and north of the Dover I.anding No. 2 subdivision;WCTM 2S 1 15A�A Tax lot 500 � APPLI�ANT: �-Tarris�IVlcMa�a.gl�Engineering,Inc. PROPERTY OWNERS: Paul and Ramune Arlaaskas and Stasys and Irene Krosniunas SITE AREA: about 5.82 a�res �,PPLICABLE LAW: Community Development Code Ch. 1�.50, 18.$4, 18.92, 18.102, 18.108, 18.114, 18.150, 18.160, and 18.164 and Comprehensive Plan policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3 �TAFF ItECO1VIlI�IENDATdON: Conditionally approve EXAMINER'S D�CISION: Conditionally approved II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site size and shap� : The site is a rectangle a�bout 380 feet north-south and 687 fe.�t east-west, It contains � about 5.82 acres. �r`` ' Pa e 1 - Nearin s O ieer de�cision 8 8 � � ; SUB 91-0p04 (Berkley Estates) ;�,,; ,: � , ; � �,., {:, .:; � _ _ .. .... . ... . .. „ � .... . , . .. . , .� � � . . .., . . .. _. . . r, ., ,t( ,. ... � ,.. ,. ,_.�_ ,:� s. B. Site location: The site is situate.�.on the east side of SW 108th Avenue about 750 feet south of SE ' I�urham Road. It abut�the west stub of SW Titan Street in the Swanson's Glen subdivision and is north of lots fronting on SW Kent Street i�n the Dover Landing No. 2 ' subdivision. C. Existing uses and str�uctures: i On the subdivision sit�are two dwellings,a number of outbuildings,and a well. There is a xelarively large oval pond at the east end of the site,apparently fed in part by drainag�from upstream. The pond discharges water to the south. D. .Proposed uses and structures: , Tlie applicant propases to divide the site into 251ots. Proposed lots generally range in siz�e fro�n 7500 square feet to about 8750 square feet. All lots have an avera.ge width of at least 60 feet and an average depth of at least 82 feet. The two existing dwellings on the site will be situated on proposed lots. Single fatnily detached dwellings will be built on the other praposed lots. Plans for spe.�ific dwellings were nat submitted. The Hearin$s Officer assumes homes will comply with the dimensional requirements arid height limits of the R-4.5 zone or variances permitted thereto. E. Exdsting and proposed vegetation: 'I'he maj�rity of Yhe site is covered in vegetadon. Most tna.rketable timber on the praperty was remnved several years ago. Remaining vegetarion includes 118 trees including ash,oak,fir,mapre and cedar t�ees. The applicant has identified these trees on a survey superimposed over the preliminary plat. Concentrarions of trees occur mostly on the east and south portions of the site. The applicant will have to retnove more than a dozen trees in road rights of way and may have to remove an undetermined number more in tla�buildable area of proposed lots and in sanitary a��d storm sewer easements. The exact nurnber of trees to be removed will depend on the design c�f the � storm system and homes to be placed�n individual lots. T'he Hearings 4fficer assumes that ovvners of lots will landscape those lots after they build homes on them, and the applicant will use vegetadon and other means to minimize the potenrial far erosion dusi�ng construceion. The Hearings Officer observed vegetation around and within the gond. Scrme of that vegetadon may be of species that are found in a wetland, particularly at the northeast end�f the pond F. ?'opogra�3�y and drainage: l. The site slopes at an average grade of about 3%o from the northeast area(elevarion 160 feet abave mean sea level(msl))to the south-central area(elevadon about 149 fe�t msl). Storm water flows naturally following the topography. Storm water also enters the site from a starm sevc�er in Swanson's Glen subc�ivision at the east edge of the site near the north end of the pond. �!'here is a storm water drainage inlet south of the site on lot 76 in Dover Land No.2. Some water flovvs to that inlet naturally, Some water flows west in a rip rapped channel along the south edge of the site to the inlet. T'hat inlet lea�s�v�p�,�that carries water ur�derground to the Tualatin River about 1000 feet south oiS che site. � Page 2 - Hearings Officer decision SUB 91-UD044 (Berkley Estates) ! �� � >4 �:,,, � ,.. . � � . ��, , .. . . � . .. . . . _ - ,- � • ' i1'f`. .. ,_ r. .�. , -. ._. .. �:.P. { ��� +!i�C . � i ���� ��: �.t �. i 2. The site does not contain flood plain,based on the LTS Army Corps of Engineers flood.plain maps. The wedand survey by Scientific Resources,Inc. (SRn do�s not show any wetland an the site,but,as nated above,there is a reladvely large pond at the east eclge of the site and that pond appears to be several feet deep. Water to the pond enters from the noxth and discharges to a natural drainage swale to the south.Based on the applicant's testimony,the pond has an outfall 4 to 5 feet deep at its steepest point �+ith relatively steep pond side walls. '� 3. Based on the preliminary�lrainage plan superimposed over the prelirninary plat,the applicant pmposes to extend the storm sewer that enters the praperty from the east. That sewer will continue west to the easterly cul de sac on the site,extend south tu the south edge af the site,and discharge onto a"shaped discharge pad." From that point water would flow west within tlie existing rip rapped channel to the inlet on lot 76 in tl Dover Land No.2. An in�et in the cul de sac on the site also will collect water frorn lats �� and roadway near the cul de sac. The appl�cant also will install inlets in the westerly cul � de sac and nearby portions of Titan Street to collect water from that area and carry it by f�, pipeline or open trench to the inlet on lot 76 of Dover Land No. 2. T'he Hearings '� Officer assumes starm water fram the west end of the site will be directed to the street : drainage system in 1�8th Avenue,because of the lack of seorm water features shown on the pre�iminary drainage plan for that area. G. Plan designation and zoning : 1. The site and adjoining land to the west and south are designa�ed Lovc�Density Residential on the Comprehensive Plan Map. The site is zoned R-4.5(Residenrial,4.5 uni�s per acre). The adjoining land to the south and to the west across 1�8th Avenue is zonecl R-4.5,PD(Planned Umt Development). 2. Adjoining land to the east is designated Mediu�n Density Residenrial. Land to t1�e east is zoned R-12,PD(Residential, 12 units per acpe,Planned Unit Uevelopment). 3. Adjoining land to the north is designatecl M�dium-High Density Residendal and is �oned R�25(Residential,25 units per acre). �' {; �, H. Public services and udlities : �� 1. The site can be served by public sewer and water systems from existing lines in the �'; 1�8th Avenue right of way west of the site. �j 2. Th�applicant prolposes to extend public sewer along the south edge of the site about �' ut 120 feet to SW Titan Street. A manhole v�nll be built where � 120 feet,then north abn the line turc►s north. 'd'lie applicant proposes this route beca�se he believes thc elsvarion i of the sewer is such that a connecrion wholly within Titan Street cannor serve several of , the lots at the southwest corner of the site. Althaugh locat�on of�he sewer line and rnanhole on private progerty could impede access for mai.ntena�nce,City staff recommends approval of the proposed Iocation to avoid the adverse impacts that would result'from re-laying 300 to 4(�3 feet af the sev�er in 108th Avenue so the sewer could serve all of the lots exclusively from a line in SW Titan Street. 3. The site can be served by the Tualadn Valley Fire and Re�:.ue District,Tigard Wat�r I�istrict,Ti ualadn-Tigard School District 23-J,Northwest Natural Gas,General T���phone,Poi�land General Electric,and Columbia Cable(television)of Oregon. See also agency comments in finding I�. Page 3 - Nearings Officer decision SUB 91-0004 (Berkley Estat�s) , . ,., , ,. , 4 ,�. _ _ : � s. " :, . .s , . .'::, „ . . � ;.. �- Mj .,. ;�.�; _., t n' . .. . ..., . ...:�. .. Ys�,, i._i . -.. . .... . z . � � ,f:/v �� F.��: i;�f`I� • t�fi� ' {� �tie fq�� i� I. Sireets and access : � 1. Th�west side of the site has about 380 feet of frontage on SW 108th Avenue,a minor collector street with a roughly 20-foot paved secdon in a 2U-foot half-width right of way adjoining the site. The applicant proposes to dedicate an additiona110 fe�et of right of way for and to iminove the east half af 108t1.�Avenue adjoining tlie site frontage tn minor collector standards with a 20-foot half-width paved section,curb,and � sidewalk. The west half of 108th Avea�ue across from fhe site was improved to minor � collector standards as a condition of the Rebecca Paak subdivision. From 108th Avenue,traffic can travel north to Durham Road and streets servinS the region. � � 2. 'rhe east side of the site abuts a stub of SW Titan Street,which extends east to SW kr� 103rd Avenue. �rom 103rd Avenue,traffic can travel north to Durham Raad or south to Kent Street and west to lO8th Avenue. SW Titan Sueet east of the site is improved �:� to local street standards• 'The applicant proposes to extend Titan Street fram the },� . exisdng stub to SW 108th Avenue,entenng 108th Avenue so the centerlines of Titan a,� S2reet on the east and�hateau Lane on the west align. The applicant will improve Titan ;� Street as a local street with a minimum 34-foot paved section between curbs and � sidewalks in a minimuun 50-foot right of way. �_ 3. 'The applicant proposes to dedicate for and imgrove two public cul de sac street ; �- extending about 100 feet north of Titan Street. �acri cul de sac will have a minimnm pavec�width of 34 feet between aurbs in a minimum 50-foot right of way with a rninimum 42-foot radius turn-around'an a minimum 50-foot radius right of way. 4. If the south portion of the pond at the east end of the site is determined to be a wetland,it nyay preclude or limit the ability of Titan Street to be extended through that area, yF any of the pond area is determined to be a wedand,it could chang�the lotting and sixeet pattern for the site,particulazly in that axea. ; J. Surrounding land uses : �� .� West, south,and east of the site are single family de��hed d�vellings on lots of SOQO to � 7500 square feet in relatively recently developed subdivisions(iZebecca Pazk,Dover ;� Landing No.2,and Swanson's Glen,respectively), North of the site are recently l� complete.d apartments(Sycamore Terrace Apartrnents and Durham Park Apamnents). ;:� :�; '',; ffi. APPI.ICABLE APPROdAL 3TAIdDA1tDS r� A. Communiry Development Code. 1. Cl�apter 18.50 contains standards for the R-4.5 xone. A single family detached � resident�al unit is a permitted use in the zor�e. ]Lots in the zone and structuxes on those lots must eomp�y v�ntli the following dirnensional requirements: f . � Minimum lot size........................7500 square feet � Average minianum lot width...........50 feet � �ront setback............................20 feet Interior side setback....................5 feet � Street side setback...................... 15 feet/20 feet for a garage � Reaz 5ettiack. .. ..... ............. 15 feet , ilia�xi;�c�r,� b;���r.b�h�ig�at..........<o�e 30�eet Page 4 - Hearings Officer decision SUB 91-0004 (Berkley Estates) nt:� ..,. . _ .. � I � J, . .... r .. , t ..,.. . ....�_... . �....n .�� ..�� . �M1 3�... 5..,,_li .. ,�. ..... . i ,..... _.... .i . .. . , ..0 n.. i .. �.r . .r �n�..� i...�_..naa4...4 � � 2. Chapter i8.84 contains regulations for sensitive lands,including wedands. 5ecrion 18.84.028 provides: A. Wedand regulations apply to those areas meeting the definidon of wetland in Chapter 18.26 of the Community Developrnent Code,areas rneeting Division of State Lands wefland criteria,and to land adjacent and within 2S feet of a wedand. Wedand location may include but are not lirnited ,�those areas identified as wetlands in"Wedand Inventory and Assessment far the City of Tigard,Oregon," Scientific Resources,Incorporated, 1990. (Emghasis added) B. Precise boundaries may vary fr+om those shown an wetland maps; spec�c delineation nf wetland boundaries ma.y be necessary. Wetland delineadon will be done by qualified professionals at the applicant's e7cpense. 3. Secdon 18.26 defines wetland as follows: LarYds transitional between terrestrial and aquatic systems where the water table is usually at or near(within 24 inches a�the surface,or the land i� covered by shallow water. For purpos�s of this classification,wetlands must have one or rnuxe of the following three attributes: A. At least periodically the land supports predominantly hydrophytes;l � B. The substrate is predominandy hydric;2 C. The substrate is non-soi13 and is saturated with water or covered by shallow water at same dme during the growing[season] of each yeaz. 4. ORS 196.800(16)defines wetland as follows: Tl�ose aa�eas that are inundated or satur�ted by surface or ground water at a frequency and durarion suf�cient ta suppnrt,and that under npranal circumstances do support,a prevalence of vegetation typically adapted for � li�fe in saturated soil conditions. 5. Sect�on 1�.84.040I�provides the following standards for development within wetlands: The Director shall approve or approve with condirions an application request ! for a sensirive land permit within wetlands based upon findings that,�11 of the following criteria have been sarisfied:(emphasis added.) 1. The proposed landform alterarion or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain�nd Wedand Map nor is within 25 feet of 5uch a wedand; I , 1 plants grawing in water or soil too water-logged for most plants to survive. A.list of hydrophytes is maintained in the Community Development files. 2 Contaiming acid hyc�rogen. ` � I,acking t�e quaiides��st►i�---i��t f�-�r�s,�:�ab�e t��us a�_plant Iife. Page S - Hearings OJf"eeer decisian ��''� SUB 91-0004 (Berkley Estates) ��.. :.;��' r�` F;,: ;;;, d::_';= � � -4 �� �.._,�-n , .�...,_ . .,._.,. ....r:�:�-, .r. .-,, :,r� �,, .,«... �- .� --�- , , _ .;,. ��,.,�_°;= ,�� :, �,. , ..,...,...s ,.,.....n,r�+, 4 .,n.�.�. �,_r._.sa�ih�u.._..�_ ..,.�.�x.,:_ �..�.,._� ..i�,.�,m�a::. _,,....��. _.,,�sr.�..e u�,. ,_...:�M.r.�..,..u.,._...Y� ,., ,��.r �,t.� t r , t' � ___.. _ . ..�.:... ..,,.w....�i -....._..n....::.1 ...a.sM....�s.3v_...._.,...�..u�_>.Hz.. _ ��� � 2. The extent and natur�of the proposed landform alteradon or development will not cre�te site disturbances t�an extent greater than the miaumum required far the use; 3. Any encroachment or change in on-site or off-site drainage which would aclversely impact wetlaa2d characterisrics have Ueen mitigated; 4, Where natural vegetation has been rernoved due w landfor�n alteration or development,erosion cantrol provisions of the Surface Water Manageinent program of Was2xir►gtc�n County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordar►ce�with Chapter 18.100,Landscaping and Screening; S. Ali other sensirive lands reqwarements of this Chapter h�ve been met; 6. T�e grovisions of Chapter 18.150,TnEe Removal, shall be met; 7. Physical Limitations and Natural Hazards,Floudplains and Wedands, 1`�Tatural Areas,and Parks,Recreation and Open Spaice policies of the Comprehensive Pla�havc been ssitisfied. 6. Chapter 18.92 contains standards for density. The number of dwelling unit� pennixted is based on the net developrnent anea,excluding sen�itid�land areas and land " dedicated for public roads or parks. '�'o determine the nutnl�e,r of lot�,�ultiply ih�net development area by thh�nuanber of units allovr�ed per a�cre in tht zone, If sensitive ': l�nds on�sitc�annot be develaped,then the densi•ty from that anea can be transferxed to elsewhere a�tho sitc. 7. Chapter 18.102 retYuires that adequate visibility b�provided at mad intersecrions. 8. Chapter 1�.108 proaides stanciards for safe access. A single family dwelling is rEqnia�e�to have�.�vev�►ay with a an'tninnum p�vement width of 10�eet. ;: :M Lv;� 9. Chapter 18.114 contains sign aegt�lations. A subdivisian can have one perrnanent � free-standing sign with up to 32 s�uare feet per sign face at each e�atry. �`� [�, (M �`� 10. Chapter 18.150 requires a permit and contaiais;tazadards€or removal of trees ��° having m trunk 6 inches or more in diameter 4 feet above the ground on uY►dev�loped land. A pernut fae tree remov�l must comply with the follawwuig criteria: a. The trees aze diseased,present a dan�er to property,or interfere with utility service o�teaffic safety; ; ' b. The inees have to be removed to constnuct proposed impravernents or to m o3hervvise urilize the applicant's property in a reasonable manner, c. The trees are no�t needed to prevent erosion,instabiliry,or drainage prablems; �; d. The trees are not ne�ded to pr�tect neazby trees as windbreaks or as a desirable balance between shaade and open space; Page 6- H�are�ags�Dfj`'ic�er decisiota SUB A1,0004 (B�rklry Estates) �;?`. t;:; �� - .. .. .', ., �. ... ..� , . . � `,".;� , .,''i�?�, 1� :'?' _ _. .. � _ � _ _ —'_':-?-x---T ai � � �x . .� : .., , -1 ,.- ri .. r ..t i. .��.�.�.._ ....,�..�_l,.�..,u. ..r.la..de�: � .. ._,.� ,�.�x.. _ e...._.�,..L� ��vt,�.we e,<.s,5�...r„ e.t.�'.�.. . ..e, , u_1�,:��._..4{.,.�a.. ,._ .,....� .�".� ,y�.._. ta.�.?�..,:.�`, s.». .�,.. ��._.....i� :ko..�,{,. . � � e. 'Thc aesthetic character in the anea will not be visually adversely affected by th� _ tnee remaval;and `' f, rtew vegetation planted by the appl�cant,if any!will replace the aesthetic value { of trees to be cu� � 11. �hapter 18.160 contains standards for la�nd divisions. To be appmved,a l��az'Y Plat mu�t comply with the follawing criteria: a. It must cornply with the City's comprehensive plan and the applicable zoning ; ordinance and other applicable ordinances and regulations; � b. The pmpc>sed plat natne is not duplicative or otherwise satisf�es the provisions of ORS Chapter 92; c. The streets and roads are laid out so as to canform to the plats of subdivisions and maps of maja,r partitrons already approved for ad;joining property as to width, gencral direction and in all o�her respects unless the City determines it is in the public interest to modify the street or raad pattern,o, 12. Chapter 18.164 contains standards far streets�d u�tilities. a. Section 18.1,64.030(A)requu�es streets within and ad;joining a d�velopxn�nt to be dedicated and impr�ved based on the classification of the street. b. Section 18.1fi4.030(E)requires a loc�1 streeti to be improved with a minimum 34-foc�t paved section betvcreen curbs aiad sidewalks in a 5(J-foot right of way. c. Section 18.164.060 prohibits lot depth frorn being more than 2-1/2 rimes the lat width and requires at least 25 feet of frontage on a stree� d. Seetion 18.1b4.070 requires sidewalks adjoining all local residenrial streets. �. Secdan 18.164.09U requires sanitary sewer service. ; £ Section 18.164.100 requires adequate provisions for storm water runoff adnd � dedication c�f easements for swrm draia�age facilides. � E �. Applacable Com,prehensive Plan Policies. 1. Policy 2.1.1 provides the Gity will assure cirizens will i�e pr�vided an apportunity � for be invalved in all�hases of the planning prucess. 2. Policy 4.2.1 provides th�t all d�velopments vvithin the Tigard ITrban Planning Area shall comply witih app�icable fcderal,state and regional wat�er quality staixlards, 3. Policies 7.1.2,7.3.1 and 7.4.4 provide the City will r�quire�s a condition of develapment approval that pablic water,sevc�er,and sturm drninage will be provided � and designed to City standards and utilities placed underground. ; 4. Policy 8.1,1 provides the City will plan for a safe and efficient street and roadway systerh that meets current needs and anticipated fiuture gr�wth and sievel�pment. Page 7- Ilearings 0,,�`°�er deeision SUB 91-0004 (Berkley Estates) r--��;-�-.,-,�<,, �.-�-, , .r�..... .,_,,- ---,�.,.,---,,-.,,,,-�.�.,.. —- — �-�- �ss,� . ._�.� : _ ,_ . .. � .,,-�-�f-- _,...�. ..._.__._.. _ . , 4 , -, 5. Policy$.1.3 provides the City will require as a precondition of approval that: a. Developanent abut�a dedicated street or has other adequate access; I b. Street right mf way shall be dedicated where the street is substandard in width; c. The develaper shall commit to construcdan of the streets,curbs and sidewalks to � �ity standards within the development; � d: The d�velo�er shall participate in the irnprovement of exisring streets,curbs,and � sidewalks to the�xtent of the development's impacts; � � e. Street improvements shall be made and street signs or signals shall be provided � when the development is found to creaee or intensify a traffic hazard. C. Srate and federal law. 1. Pursuant to ORS 196.800- 196.990,removal or fill of material from or into waters of the Srate,including wetlands,is prohibited unless authorized by a permit issued iay the Division of State Lands(DSL). Local governments are prohibited from issuing a local permit for such removal or fill unless consistent with the DSL permit. 2. Pursuant to section 10 of the Rivers and Harbors Act of 1899 (33 U.S.C.403) or secrion 4Q4 of the Clean Water Act(33 U.S.C. 1344),filling of wetlands is prohibited unless authorized by a permit fmm the U.S.Army Corps of Engin�ers. IV. HEARING,TESTIlVIONY,AND NPO&AGENCY COMI��NTS A. Hearing. The examiner received testimony at the public hearing about this appli�arion on 1VIay 13, 1991. A record of that testimony is inGluded herein as Exhibit A (Parties of Record), Exhibit B ('Taped Proce�dings), and Exhibit C (Written Tesrimony). These exhibits are ' filed at the Tigard City Hall. �, B. Summary of testimony. s 1. Ron Pomeroy and Jerry Offer testified for the City.Mr.Pomeroy summarized ttie �I staff report and recammen;dataon. Mr. Offer responded to quesdons regazding the required wedand survey. He tesdfied that maiif'icadon of wedands is permitted if � appraved by the Oregon Division of State Lands and US Army Corps of Engine�rsa * He noted that if signi�cant wetlands are found,requiruig substanrial changes xn the preliminary plat,it would void appmval of the preliminary plat and requir� � resubmission of an amended preliminary plat. Mr.Pomeroy offered to have the City ; shaze the cost of th�e w�dand study,but Mr. Offer qualified that offer,because neither i he nor Mr.Porneroy have the authority to obligate the City to such a co-payment. i, 2. Bil11VicMonagle tesrified far the applicant and accepted the staff report and �� recomn�endation except the provision regarding the wetland. He t�stified the staff had �I n�ot identified the wedand issue in preliminary contacts with the applicant or in the pre- �'I application conference. He argued is was unfair to requue�he applicant to address the vvedand issue fo�°the first time so late in the process. He also argued it was unfair to :.*:��se�:��damd r�.:rrements on this applicant when similar requi�ements were r�ot 1'age 8- I�eardngs O,�j`Icer decision SUB 91-0004 (Berkley Estates) J �� � -� ;, _, ._ . . . .,,t _ .. _ __ __ - _�—' {� • {' � h, � ( imposed on developers of the adjoining land. He opined that if adjoining lands do not contain wetlands,neither dces the subject site. He azgued the site does not contain a wedand,because SRI did not idenrify as such. He offered hearsay tesrimony from Randy Jones at SRI that the site probably does not contain a wetland because one was not identifie,si by SRI in 1990. He said the pond was built in 19�7 when Swanson's i i Glen subdivision was developed. Mr. McMonagle testified that he thinks the soil is not hydric, and that he did not observe wetland species plants on the property. He argued ��' that imposirion of wetlands requirements could prevent development of the site this year as planned. He also azgued that if significant wetlands are found,it could prevent Titan � Street from extending t�rnugh the site,eliminating a valuable transportation link in the r neighborhoad and increasing traffic volume on Kent Street. # 3. Tom IViiller,the builder for the site,testified about plans for storm water drainage, � noting he can continue to carry water in an open ditch,in which case more tirrees can be preserved,or he can pipe the water,in which case more trees would have to be remoyed to build the pipeline. He also argued the site is not a wedand,based on the SRI study. Mr.IVicMonagle also testified about drainage opdons for the site.He noxed detendon is not an opdon in the Tualatin River basin. He testified the inlet on lot 76 in Dover Landing No.2 is large enaugh to accommodate water from the site. 4. Richard Muralt testified with concerns about drainage. He owns lot 76 an Dover Landing No.2,where storm vvater now drains from the north. He wanted assurances that storm water from the siee would not overflow onto his property. He also urged retention of the maximum number af significant trees on the property. 5. dohn Dillin,Jr.,testified on behalf of himself arxd NPO#6. He lives in Dover Landing No. 2 adjoinimg the site to the south. He expressed concerns about preservarion of the wetland and significant trees on the site. He urged the City to require an evaluation of the pond as a wedand. He offer�d hearsay testimony�m a former owner�f the property that the pond has be�n there for decades and was used for swimming in the past,contrary to the testimony offererl by Mr.McMonagle. 6. Molly Lyon testified was concerns about preservation of th�pond and about traffic. He lives in Swanson's CClen subdivision east of the site. She described drainage problems in Swanson's Glen and problems due to construcrion traffic using local streets. She tesrified that the surrounding development has increased the flow of water into the pond. C. NPO and Agency Comments. 1. NPO#6 generally supported approval of the subdivision,but expressed concern about tree preservation along the south ec�ge of the site and about whether there is a wedand on the site. 2. The City Engineering Division recommended the applicant extend'I'itan Street as shown on the preliminary plat and dedicate 10-f�et of right of way for and imiprove 108th Avenue adjoining th�site. T'hey also reviewed the sanitary sewer options for the site and recomrnended approval of the system shown on the preliminary plat,subject to review of detailed plans. Regarding storcn water clrainage,they recommended the applioant be require,ci to show tk►at the existing drainageway south of the site is adequate to accommodate storm vyater fmm the site and that downstream properties will not be significandy affected. They also recomanended the applicant pay a f�e in-lieu of ibuilding on-siee storm vvater quality featunes. Page 9 - Hearings O,�'aces d�cisioa SUB 91-0(aA4 (Berklry Estates) ! . .,C,.... . .. _ �.,. � . .�. ,�4.. _ ., n � .! ._ .f �.i. . . .: ..,� ., . , �}.i� . ... 4 �.,, ' ' . ._ . �, i�... v x�.. , :. ., .. i° 3. The City Building Division a�ecommended the applicant be required to show all underground private utiliries for existing buildings and a ro nate easements for those utilities where they cn�ss new lot lirees. They also recompmPended the applicant discharg�stc�rm water from roof drains to an approved system. 'I'hey also recommended the applicant install silt barriers and record access and maintenance egneements for private sturm drains, They also r�o�nd��,�applicant submit soil compaction reports to the City for all fills,provide approved stornn dra.ins,and obtain Pennits before connecting existing homes X�the saiut�ry sewer. 4• The Fire District r�eommends provisi�n of adequate fire hydrants coordinated and aPP��'�by the Water Uistric� ' 5.Tualatin-Tigard School Aisrrict noted the capacity of the school system is exceeded and core facilities are ynsufficient to consider portable classronm addidans, The District �aotes the options it has to accomtnodate additior�����n. 6. Metro Area Communications requires placement of two 2-inch schedule 40 PVC conduits under all hani surfaced.areas. V. EVALUATIQN OF dtEQ1UEST A. Compliance with Communiry Develvpment Code. 1. The proposed lots comply with the use standards of the R-4.5 zone, because they vvill be used for single family detached dwelliaig units. T he lots comply with the dimensional standards of the R-4.5 zone, because they each cont�in at least 7500 sqtiare feet and a minimum average lot vHidth of 50 feete Therefore,the subdivision complies with Chapter 18,50. ; 2. There is not substaritial evidence in the recorci to shaw whether the site contains a wetland. There is substantial evidence that the site contains a waterbody that may qualify as a wetlarid,t�cause it appears to be inundated for most if not aIl af the yeaz. � Also the Hearings Officer observed around the pond vegetarion that be v�,etland s �'tae Hearings Officer is not an expert in suc�a matters,but neither is the applicant or his '� representative. Given the facts,the City is obi:igated ua�der its own lavv and state and � federallae�vv to deterca�ine whether a v✓etland ex'rsts, If a wet�and exists,then filling of �� `�t �� that wetland preliminary to its development is prohibited uriless a Sensitive LandS ;�� �', Review is conducted by the City and state and federal pernuts are issued. �t ,;� I a• The Hearings Offic�r is sensitive to the concerns raised by the applican� The � I issue of the wedand should have been raised much�arlier in�e p�ess,so the � ' �pplieant could have weighed the impact of that issue on his plans. But th�e City is nc�t bound to fmd that a we�land does not exist or should not be investigated because City staff did not raise the issue earlier in the process. The Hearings ' Offic�r speculates that the issue was not rais�d until the City staff inspected the site irnrnedisttely before preparing the st�report and discovemd the existence of the pond. It could have been addressed eazlier if khe applicant had noted the existence F of the pond on the site,something that should have appeared on the preliminary plat. But whether raised lat�or early,it is an issue that must be ac�dressed. � � I � }'age 10- ftearings O�cer decisicn I SUB 91-0004 (Berkley Estates) ' ,: . -�- r.:. .. - � _ . �. ° " =_— -- — .. � i.• . ', t -_ In•�� t�"4 rTflz � , . , ": . .t., y, , � ,�a . . ..,. . . .. .�, .. ...... , � ., ., . t, .. . ... , . .. ..,. .. , ..,.',. � '��.. ..., _ ,r,_ __ .,'.... � � b. The City is not bound to find that a wetland does not enist or showld not be investigated because similar investigations were not required for adjoining projects, The City adopted and amended the Sensitive Lanc�s chapter after the existing subdivisians were approved. Changes in state and federal administrarion of wetlands regulations hav�changed significantly since the existi�g subdivisions were approved. The application is subject to t�e laws and implementation p�ograms �I, in effect now;not those in effect at some earlier time. c.' The Hearings Officer also appreciates the impact the we�land survey could have on the timing of the praject. The wetland survey itself need take only a few days or I a couple of weeks at most to prepare; therefore,it is not re.�uirement that a survey be done that imposes a substantiat burden dn the applicant. ff a significant wedand � daes not exist on the site,or if the wetland is is�lated so that covenants and � restrictions or minor shifting af lot lines or combining of lots can prevent it from . being developed,the result l�ag a negligible impaet on the project,and development can proceed as plann�d this summer. But,if a significant wedand exists on the site where development is prope�sed,it will be several months before development of the wetland can occur if at all. However,taking the tune now to detern�ine whether a wetland exists cauld save cnnsiderably more tirne and substandal costs and a�onetary€ines in the future if the issue of illegal filling a potenrial wetland is raised by state and federal agencies ansi lirigated. In the long run,taldng the time now z benefits all parties by provicling the substantial evidence needed to defend decisians mad�about the development. d. The Hearings Officer accepts at face value the offer by City staff to investigate �+ whether the City will shaze the cost of the wetland study. It could be azgwed such a sharing is warrant�d,because the City paid for the SRI study that identif�ed wetlands elsewhere in the City, However, such cost sharing is not required,based on 18.84.028B. 3. The props�sed subciivision complies with the density standards of Chapter 18.92, because the net developable area of the site dividerl by 4.5 units per acre equals 261ots and only 251e�ts aze propased. If a wetland is determined to exist on the site,the applicant may be able to transfer density from that area to non-wetland portions of the � site to preserve the permitted density. 4. �'he proposed subdivisi�n can comply with Chapter 1 A.102,becaus�there are no natural sight distance constraints at mad intersections. A si.gn at the entry ta the subdivision could obstruce visibility. However, such a sign requires a permit from the City,and the Hearings Ufficer assumes�the City will not issue such a permit will if it violates sight distance regularions. 5. The prcmposed subdivision complies with Chapter 18.10�,because all lots have at least 3U feet of€i+ontage on a public s�reet and adec�uate width drives�an be bwilt in each � frontage. 6. The�pglicant did not sta.te whether a sign c�r signs are planned at the entries to the subclivision. Such sign(s)requine a pern�it from the City,and cannot exce�d 32 scluare feet per side. The Hearings Officer assumes the City will require compliarrc�with chis Chapter before issuing a permit for a sign. Page Il - Heardngs O�cer decision SUB �_1-�� (E�:o'-•iey Es�at�s) � ,, m ,.�, r . ._. ;_., ,� �---rnr,;,.,. . : ,.� ,... ,�<. � ��• _��_. ,�-��--.-�-r ,-m,.. - --- -- -- „ ..��;:- ., .., a . . . . ,, , . , . . �, , � , .. �. �� ,_ . �.._ ... .._ �.-� . ' ' ;'. ����. .,. . � � '.q�: � ' ;,,r � ;;�; �� �, x;>�. �:��r �:.'k ft, 7. The applicant wiYl remove mature trees to provide for public rights of way and �'� �tili�ies and bu;iding sites. The tree survey prepaxed by the applicant will malce it easy `Y for the City to enforce tree cutting reguladons in Chapter 18.150. A condition is wartanted prohibiting the applicant from reanoving trees 6 inch�s or more in diameter 4 , feet above the ground from the site until the applicant applies for and receives a tree cutting permit pursuant Chaptea�18.150. ff the City Engineering Division deter�ines adequate storm water drainage can be accommadated with an above-ground drainage system,rather than an underground piped system,then an above-graund system should be used if it preserves more significant trees on the site. 8. The propased subdivision complies with Chapter 18.16U,becaus�: a. It cornplies with the Comprehensive plan map designatian of the site,the applicable plan pcalicies,the reguladons of the R-4.5 zane,and other applicable ��k reguladons. '•.�� '��:� : y.0 . b. The praposed name of the subdivision is not dwplicative. ;� � c. The x�ads in and adjaining the site¢onf�nn to the road pattern in the area and ;�` ; grovlde for needed east west cross-circuladon. J � 9. The proposed subdivision complies with Chapter 18e 164,because: , a. The applicant will dedicate for and improve roads on and adjoiiung�he sixe to City standards. b. Proposed streets will have a grade of 12°l0 or less. i a i.ots aze not more than 2-1/2 de�per than the lot widtit►and have at least 2S feet of frontage on a stree� d. All streets on the sit�will be improve.�i with sidewalks. e. All lots will be served by public watex, sanitary sewer and storm drainage � II systeans. Conciitions are warranted requiring granting of easements for the storm r' I �:�. ' sewer system and other utilities where they cross private property,and requirlaig the �* I applicant to submit a plan showing thc locauon of exis�ing utili.ties that will be ;;} ' retained. Condidons also are warranted requiring tlie applicant to show that the 3�' downstream surface water system can accomm�date peak storm runoff from the � withaut exceeding the aapacity of the system or causing water to overf�ow onto � , adjoinir�g privat�property. B. Compliance with Comprehensive Plan pnlieies. 1. 'Th�subdivision complies with Policy 2.1.1, because notice of ehe application or ' hearing was provideci to the neighborhood planning organizarion in the area and to s: owners of pmperry in the vicuuty of the site. The concerns xaised by the NPO and � witnesses appsaring at the May 13 hearin►$have been considered in reaching this ��k decision. `� �� !: 2. The subdivision will comply with Policy 4.2.1 provided the applicant shows that �� the site does not contain significacat wedands,developYnent of which is sul�,ject tu sta�e �� �� �nd federal regularions,and the applicant submits an erosion c:o�itrol plan caasistent �� �:�. Page 12 - Hearings Q�cer deaision `'�`� SUB 9l-OU0�4 (Berkley �states) r.� �'�� , �� �°�; , q ,, .: � . . .. . . ,;. . , � .. .. .� _ , . E, , _�_ �. . � with the standards promulgated by the Unified Sewage Agency for storm water drainage in the Tualatin River basin. 3. The subdivision complies with Policies 7.1.2,7.3.1, and 7.4.4, because the applicant will extend public sewer and water systena to the site,will provide a storm water draiiiage system on the site,and will pr,s•.�:de underground urilides. Detailed public facility impravement plans need to be grepared and approved. 3. Tt�e subdivision complies with Policy 8.1.1 and 8.1.3,because the street system on and adjoining ehe site will be improved to City standards. The development facilitates necessary east-west cross-circulation and results in improvement of 108th Avenue, � remedying existing substandazd condirions. i i VI. SITE VISTT I3Y EXAMINER � The Hearings Off'�cer visited the site and area that could be affected by the proposed subdivision. VII. CONCLUSION AND DECISION The Hearings Officer conclud�s that the proposed subdivision vvill promote the general welfare of the City,and will not be sigrnificantly detrimental ncx in�urious to surrounding land uses,provided development that occurs after this dr,�ision complies with applicable Iocal, state,and federal law. In recognidon of the findings and conclusions contained herein,and incorporati�ng the Staff Report ancl�ther reports of affected agencies and public t�srimony and exhibits receiv�d in this�atter,the Hearings Qfficer hereby approves SUB 91-0004(Berkley Estaxes),subject to the following conditions: UNLESS OTHEERWISE NOTED,ALL CONDITIONS SHALL BE SA'�ISFIED ANU COMPLETIOIV OF PUBLIC IlVIPROVIEIVIENTS FIN�TCIALLY SECURED PTtIOR TO ItECOg2DING THE FiNAL PLAT WITH WASHINGT4N COUl`VTY. STAFF CONTACT FOR ALL CONDTd'IONS OF APPROVAI.IS DEVELOPMENT REVIEW ENGINEER CHRIS DAVIES,UI�TLESS O'I'HERWISE NOTEU. 1. �efore the Planzung Directar approves the final plat oP permits far g�ading or public improvements,the applicant shall submit a wedands survey and assessment by a wetlands biologist,ecologist,or other qual�ed professional with training and experien�e in vvetlands identification and evaluarion. Contact Ron Pomeroy,Planning Divisinn(639-4171). a. If the wetlands survey shows a significant v�etland does not exist on the site,the Planning Direetor may approve the fir�al plat if it is consistent with the approved preli�inary plat and complies with other condirions of this decision. b. If the wetlands survey shows there�s a signi�icant wedand on the site,but the wedand is lunited.and isolated so that covenants and restricrions and/or minor shifting of lat lines and/or combining of lots can prevent it from being developed, then the Planning Director may appmve the final pla�t with appropriate covenants and restricdons and/or minor lat line adjusmnents or combination of lots shown on € the preliminary plat or may approve the plat un phases. Provided however,�W 'Titan Street shall be a through public street from Swansnn's Glen to 108th Avenue, Page 13 - Hearings O�cer decision SUB 91-D(1U4 (�erkley Estates) f F, S:; �;'n • • [f.': C�j �� t�� F' and it shall be included in the first phase of a phased subciivision, l�mvided further, � the Planning Director may require that covenants and restrictions prevent development of the wedand and land within 25 feet of the wetland or require that the City approve a sensidve land review before such development. c.� If the wedands survey shaws there is a significant wetland on th�pmperty in the route of or within 25 feet of Titan Street,ar if the wedand is extensive so that minor changes in the plat other than route of Titan Street cannot avc�id develogment of the � wedand,th�n the applicant either shall submit local,state, and federal pennits � necessary to develop the wedands or land within 25 feet of the wetlands or shall � submit an amended preliminary pla.t for review by the City as a new appliearion. 2. The applicant shall submit two(2) sets of detailed pub�ic improvement plans and � t. profile construction dra.wings to the Engineeaing Department for preliminary review and �� approval. T'he applicant shall subnut seven(7)sets of approved drawings and one(1) j`' itemized construcdon cost estimate. Th�plans and estimate sha11 be prepared by a :n`� pmfessional engineer licensed in Ch9egon. These plans are in addition to plans required `�� by the Building Division and should include only those sheets relating to public improvements. The plans shall include at least the followin�: �r � a. Standard half-width improvemencs f�r 108th Avenue adjoining the site, including concrete sidewalk,driveway apron,curb,asphalta�concrete pavement, sanitary sewer, storm drainage, street lights, and undergraund utiliries. Improvements shall be designed and built to irunor collector street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. b. Full width street impravements for the internal street,including traffic contrQl devices,mailbox clusters,concrete sidewalks,driveway apron,curb,asphaltic ; concrete pavernent,sanitary sewer,stdrm drainage,street lights,and underground ` I utilid�s. Im rovements shall be desi ned and built to Iocal street standards. � 1� g , 8 c. The applicant shall locate driveway cuts at least 30 feet from intersecrion ri ht of � g ;� way lines and at least 5 feet from property lines. x� i ��, d. The applicant shall submit storm drainage details,including calculatann�for and �;��' a topcagraphic map of the storm drainage basin. Calcularions shall be basesl on full `;:';; development of the serviceable area. The locadon and capaciey of existing, ':�r pro�osed, and future lines shall be moted. The applicant shall show that storm � water runoff cam be discharged into the existing drainageway without significandy � impacting properties downstream. � � e. 'Ifie applicant shall submit a grading plan showing existing and proposed x ' contours and typical fia�ished fl�or elevations on each lot,including elevations at 4 different corner ried to the t�p of the eurb elevatians as shov�m on the public improvement plans, � � f. The agplicant shall submit and receive approval of an erasion control plan. 'The � plan shall conforrn to"Erosian Control Plans-Technical.Guidance Handl»ok," �� November, 1989. � ��� � �i 3. Before the final plat is filed iri the O�fice of the County Recarder,the applicant shall , pay a fee in-lieu of building on-site water quality facilides. � I Page 14 - Hearings O,�"icer decision � I SU8 91-0004 (Berkley Estates) �� �� r� i ���.I ,,,�. :;I �f:y 1+�.� t:.ii ... ... ,:- ... .. .. . . � � . ,.,. ,;.. � ��"*+� � ' � .. . ,. . ._.. . .. r .` � � � ��: �; , �„ .�:�. :,. ;_ ;,;� :''�i��t • � i F��i',� ?}) � I;'t )��f licant shall execute and record a maintenance and access easement for all � 4. The app r storm drain ont€alls,using forms provided by the City. The agreetnent shall be � referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the Engineering Depazrtment befare it is recorded. 5. Street centerline monumentadon shall be provided as follows: a. Centerline monumentation shall comply with ORS 32.064(2)before the City � accepts a street improvement. � b. The following centerline monuments shall be set: (1} All centerline-centerline intersection points; '� :, ;:�� (2) All cul de sac center points; and "� ,:�� (3) Curve points, beginning and ending points (PC's and PT's). �:; :�' c. Monument boxes conforniing to City standards are required aroun��Il centerline �� inters�cuon points and cul de sac center points. 'fhe tops of all mon�ments boxes � shall be set to finished pavement grade. � 6. The applicant shall rnake an appointcnent far a pre-cc�nstrucdon meeting with the City of Tigar�d Engineering Depart�ent after appmval of the plans but prior to starting any work on the site. The applica�nt,applicant's engineer,and contractor shall attend this rneeting before receiving appmved plans/permits. 7. Building permits will not be issued and construcdo of proposed public improvements shall not com�ence until after Yhe Engin ring Department has reviewed and approved the public improvement plans and a strset opemng perniit or construcrion compliance ag�eement has b�en executed. The applicant shall pmvide a 1�0(�/0 ; performance assurance or letter of commitment and a developer-engin�eer agreement, t and shatl pay a permi�fee and a sign installation/street light fee. ?;� 8. The applieant shall dedicate to the City right of way as necessary for a 3�-foot half- '; , width for l0�th Avenue adjoining the site frontage. 'The descriprion of the dedicadon '' shall be tied to the existing right of way centerline. The dedicadon shall be on City r forms. InstruGtions are available from the Engineering Department. :� � 9. The applicant shall submit a plan to the Building Division showing the locarion of p ' utiliti�s for e�sting buildings. If the utilides cross nevv property lines,then the � applicant shali grant udlity easemencs as needed. Rain drains for the existing bui.ldings shall discharge to an apprc�ved systean. Contact Brad Roast,Building Divisian(639- 4171). � i 10. A joint acce5s a�nd mainr�:.�.�:��agreement shall be recordod with each lot accessing � a private storm dra.ii�. 1 l. Private storm drains shall tae provided as specified on the file copy of the � preliminary plan except as c�therwise approved by th�Engineering Department. � Easements shall be grovided where private storm lmes cross other lots. Conta�ct Brad Roast,Building Division(�39-�L171). � Page d5 - Hearirags O�c�r decision � SUB 91-Oa04 (Berkdey Estctes) ;� � �� ..� ���' �;s R:y �^(tf ._..... . ..... ... ......_.... ............. ...._.....—e..__.-...-._..... .�..,_..-m.— a--�,..�..�. � ,-_.. . . ,�� __ _� A �tj yt ��t f I I I ( � , . �. . .. 4 I:' I ' ' J 51 ti '_ - r.; .� t d � a i Y � .� � o- ��'T {+ �"�4! .S:�n....... �...s....,,a,�a.�..,._�.t...........ww.,�.�.u.�...a.��_..�.o,..,� �'..�..u,._�....._..,.'�.�..�_u..,_::,_.�...�.:,.�,,..,.n, d jr i �� i � x 4��, ' � .. .� N ,p��..8u-,R:.t..��"»--.r..�.«...., ...�..i�..s,.:w;w.�.a..arn.a.a......,_,.n..........�.'�.n:.�..�.w�..�._---.�.-_..lw.s�.�.,�—s � � 6 � � � �il r. � � %. !'d 12. As part of the st�bdivision cons�ruction p.ertnit,arid prior:to builcling pemhits fo�' anX lot in tl#e;sobdi�siont ihe applicant sliall anstall silt ba�rierS al,+ong all ctarbs abutting streets. '1'�e bamers�hall c�►sist;of ha ba�es ox silt�onces: If t�►e lots ha�e a slope�� � � the�nt�e stc±cet fro�itage ; 596 0�less,th�batrier cast�be in the#Qrm of:excavating'along ; an� lacing s.ix mches.af �or six mches 1�elow tlie top�of the curb;for five feet'back, � ��sil#barrier shall , �1ean grav�l�n die excav�mar. WYiiere"curb drops"occur,an aPI�� �, .. ' be inst�led di.e„wheel chair�affips,r�nused drive�c!�y drops,etc.). S�lt b�mmr,rs ase s tequirec��1ong the south pmPe�tY line of th�site. Contact Exad Roast,B�uild�ng Division(�39-d�17�.): �+ aan re s to the City Building Division for 13. '1'�e a1iplicant shall s�binit soil compac '; 1� ' " all fi11s. Comtact Bra�Roast,Building I�vision(639-4171). licant shall obtain a permit befare connectmg.any existYng home tta the 4�j �� 14. '.Ch��pp • • 1 � ,., pui�l�c sewer system� �ontact Brad R�rast,B:t�alding Divisiom(539-4_17 . , w � . � � � 1S. Minimurn btulc�itig setbacks on all para�ls are as fallows: � .; �� ; Front yard.:.............2A feet �;; Comer yard............15 feet '' �' Garage .... .,..20 feet ; - Side yard..........�. ...5 feet ' �, R�ar ,yard..,., ..,...0..15 feet -' Cc�ntact�rad R�oast,�ui�dir�g I�ilvision(639-4171). , ! J t befor.e�recting ar►Y sign. 'I'he sign 5�a11 � lb, The applicant s�n�ll obf.ain a si�n permi comgly wlih th�e Con�tnunitY I?evelopment Cocle with regard tm size a�d iocation, � inc�ud�ng vision cicarance at road intersectaons. Contact Ron Pomeroy,Plann�g Division(639-4171). 17. Item�val o��tcres or grading�must be appro�ed by the Pl�nning Division pursuant r. to a.tree xemaval penrnit: Trees larger than 6 inches di�neter measured 4 feet above gracie sha11 be removed only where nec�s�Y to consttvct strtree�t�,utiliries,amd �� residences. A c�py Qf����remOY����shall be avail�ble on-site during all tree " Division�(639�4171). �� '. remoa�al and grading�etivities. Cuntact Ran Pnmercay,plazwng with and a ved by the Tigard Water � 18. F�re hyd�ant:laca.tions shatl be caoi�inatec� PPT'° � I�istri�t. Cont�ct Gene�irchill,Fire District�i (52b-2501): SUBDIVI�5I4N APPRO�AL SHA.LL BE dA�.ID O��DATE OF THIS C SIUN, ` , ' REC4RDED�i�TTTHI�+T 18 MON'd'�I OF THE EFFE ; DA�TE ' 's 24th cD�y. y, 1991. � ,�,'= L,arr.y�pstein- : n �.�.er 4 >,� , <<;�. Page�1:6 r Nearings O,�cer epecisi� StIB 9�-OOOd (�er�ley �slates) _ : �r '.� .-,-� �^ �- , -� �re�.�-r-.—+--.«.'".*'•—rr^^^�"'^'^"""� 44�,: } f- �� �"�� 1 tl��-^ .i . .. . , ., . _ .r .. . . ..._...�.......s.w..i-n.f+'�4�-�.�..�r�:`M-firv*'+"�l`fRi��_�>'•5�.1 .... , ,Y.�-.:. . .. _ — � r4 , . �.... A.. ti _ x. ,�. .�....� � ...,..., �..,,..�y ....�..,s..u,_.. � �.,..�.s .,.._...,,:��?��„w_.k.�. �r>.��w. .�.,..�....., _.u.:,u�.,. ,� �,. . �.:. ��L....aJ,..:,�.3 .rti�d.,...�,i �.._u��.:...u..,i....L,: ; ..,:. .. . �. j ti r � ....._. ...._...�..t�.�..a.�_�.�':.uSu1u.�._w.....+........LLx . .. .. k %1 � t� STAFF RSPORT TO TH8 HBARINGS OFP'YCSR ��A I� z.z- 2t'iay 13, 1991 TIGARD CITY HALL - TOWN HALx. 13125 SW HALI, BLVD. TIGARD, OR 97223 8. FRCT8 1. General Information CA3L: BERKLEY ESTATES PRELIMINARY SUBDIVISION PLAT Subdivieion SUB 91-0004 SU2�II�SARY: A requeat for approval �o divide a parcel of approximately . 5.82 acrea into 25 lots ranging b�tween �pproximately 7,500 and 8,751 square feet in eize. APPLICANT: Harrie-McManagle Engineering 12555 SW Y3a11 Boulevard `- Tigard, OR J7223 �'': :';i; OWNERS: Paul & Ramune Arlausl�as, and Stasys & Irene Kroeniunae 15909 Edminsten � Wilsonvi].le, OR 97670 `,;: � �-_ CQMPREHENSIVE PLAN DE5IGNATION: Lnw Density Rseidential ZONING DESIGNATION: R-4.5 (Residential, 4.5 units/acx�) LOCATION: 16420 SW l0�th Avenue (WCTM 2S1 15�W, tax lot 500) 1°�E'PLICABLE LAW: Community Developmen,t Cod� Sect3ons 18.50, 18.84, 18.92, 18.1a2, 18.108, 18.114, 18.150, �8.160, 18.164 and Comprehensive A1an Policiee 2.1.1, 9�.2.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3. ��' ' 2. Vicinitv Information The subject si�e is located on the East aide of SW 108th Avenue and fe adjacent to the narthern boundary of the Daver �,anding No. 2 eubdivision which ie zoned R-4.5 PD (4.5 units per �.cre, Planned Developmentj. The eastern baundary of the site is adjac�*�� to the weat side of the Swanson� G�.en subdivision (R-12, PD) south of SW Durham Road. The west side of the site bord�r� the Rebecca Park subsiivision (R-4.5, PD). xhe grop�rty to the north of the aubject site hae r�eently �een develc�ped with the Syeamore Terrace Apartmente. 3. Backaround Infoxmation The eubject site was aaxnexed to the City on July 30, 1987 (B.C. 2412). Tlxis site waa originally platted as part of �he Willowlarook Farm tract which was �ecarded on September 1, 1906. �her� have been no d�velopment applications �an �his �ite. ;� STAF'F R�3�ORT - SUB 91-OOq4 Arlauskas/McMonagle PAGE 1 � �i' � ' , �.�..:l::::8s�..,.c.,.�.... �.u_F..,.s.«�.....), s�._<...a..,�. ..., ...�.� _�.4�.e..__.�,a:-l.tu.w �....r __...,�_�+_.. ..s..l .�..__.h.,......5.� .,.ck: �.W.....v�n..,..�J:..,..,Idt .v.::R._...,lm.i.,.._..�.......�...ti:W.1raS.,.n...1 .. .....Ta......x�M. ..� N F('t , � �' �,; =v�;'� � 4. Site Information and Propoeai. Deacription The subject eite is approximately 5.82 acres in size and is largely covered by low-lying brush and natural grass�s. There are a few mature decfduous t�ees located around the perimeter of the sit� with a couple everc�_.een tress located at the eaet �nd of ths property behind the homes located at the end of SW Titan Lan�. The site slopee gently to the eouth toward the northern boundary of the Dover Landing #2 aubdivieion. i It hae come to the City�s attention that a farm pond ancl pot�ntial wetland area exiet on the gastern side of the site. However, this site ie not ind�.cated on the C3.�y�s SRI wetland�s Inventory maps ae containing ' significant wetlands, nor ie this site shown to contain any land which is within the 1Q0-year fclaodplain deeignation as sYcown on the US Army Corp of Engineere F'lood Ineurance Work Mapa. ` The applicant proposee to divide the �.82 acxe parcel into 25 single �- famiLy lots each ranging between approximately 7,500 and 8,751 �quare E �� �.: � feet; this providea an average lot size of 7,848 equare feet. The F; applicant proposea to ex�end SW Titan Lane in a westerly direction to interaect with SW 108th Avenue; thia extenaion of SW Titan Lane will be xi ' constructed to local street standarda. Also proposed ia the construction �` t> of two cul-de-saas on the nortlxern� side of the Ti�an Lane extension� the ; proposed culade-sac bulbs would have a minimum of a 42 foot curve radiva �, and 50 foot right-�f-way radiue. Ten additional feet of right-of-way along SW lOBth Avenue ia progosed for d�edication, Froposed atrset impgovements on lOBth Avenue would inclucie a curb 30 feet fram the exietinq center line, a �i@ewalk, and paving betwreen thq curb and the exieting edg� of pavement. Street improvementa within the subdivision are proposed to conform to City of Tigard minor collector standards, including 40 feet of pavement wi�hin 50 foot wide rights-of-way and sidewalke on both sides of all stre�ts. 5. Actencv and NPO Comments � Th� City of Tigard Engineering Department hae xeviewed the proposal and F` offe�s the following comments: �. Streets ��� I Acaese ta �he sit� ie provided for by extending S.W. Titan Lane tn �� �, the west so that it conneat� with S.W. 108th Avenue which is �� �, classified as a minor collector. Existing aonditione on SeW. 108th j Av�nue that front the site are: 20 feet o� righ�-of-way, and ° I paveme�nt. Th�re are no curbe or eidewalka. Theretor�, it ahould be a reguirem�nt the applicant dedicate 10 feet of additional right-of- way and improve S.W. 108th Avenue al.ong the fron�age to minor collector etanda�ds. Sanitarv Sewer There is an exiating 8-inch sanitary e�e�v�x lf.ne that is located in S.W. 108th Avenue with suffici.ent capacity to i�►carporate thia developmen�. The app�xcant is propcasing to cannect to thi$ line by inetalling a line along the eastern side and back of lot �3 and the �ide of lot �2. The �pplicant•� justi.fication for propoaing to STAP'F' REPORT � SUB 91-0004 Arlauskas/MeManagle PAGE 2 y^ y_..... - . ,^'r �., - r .". M "� ..-�...._.__.....«.-�-�...�m-�.m:.--��*,T„�-,.;.�.m�^�.. .. �",�4 A"x�--rm�'T�,:ITj'_'_*. .!i,+ � , --.::.�u r , ..... ,r� i� .�:i I.�. .. _ f �,. _ r . , i� , 1 J ,.;�...h .....���: .,u .,...�.u��:`.5.�a...W._ wiM...�.a� �.t�ii.,�_ .....,..0 k .���:� ,e1t t,'� A .�� i i - + .. �_._ .t..l �..u.l.ti<_e! � ' ... . _.,,. ..::.: JF..,�..... .. _. ..,;�« ,': J . :.f . .. , .,_. .... ,«........ .......vw�. i�..,......1 �_..,�.�_,..F�..._.._. � � S�1 �i' ,;,'��, t;;� �. cannect in this manner is that the sanftary sewer which ia located � fn S.W. 108th Avenue was not inatalled deep �nough to make the connection of S.W. 108th and S.W. Titan Lane and still aerve all of the propossd lots. The Engineering Department has reviewed the proposed sanitary aewer alignment, and one additional poasible alternative, for the prcoposed �onneat�.o:� at S.W. 108th Aven.ue. The propoaed alignm�nt presents two concerns: 1) aacess for maintenance ie through side and back yarde; and 2) a manhole ie located 3.n the side yard which would also provide problems for maintenance. The altern�tive option would require that a�proximately 300 - 400 feet af exis�ing eanitary sewer l.ine be dug up and relayad ta a eteeper grade to acaommadate the new development. Some of the problems which would be encountered in this ecenario are: ij additi.onal coets for pavement; 2) possible deterioration of the roadway due to the utility cut; and 3) �� interruption of eervice to existing facilitiesd Alttxough this �� �' department doss not recommend tk�e uee of back lot sewer lines, we �� r2coznmend the proposed alignment baeed on the data preaented above ;� plue that submit�.ed by the applicant•� engineer. i:� t� ,. Storm S�wer �� � , . The applicant is propo�ing to direct the storm dxainage to the south side of the d�v�lopment and discharge it into an ex�atinc� � drainageway easement. Thexefore, i� should be zequired o� the agplicant to shaw that the existing drainageway is adequate and i downstream propertie� will not be significantly impacted. Ths Unified Sewerage Agency h�� esta}aliehed, and the City k�ae agreed to �nforoe, Resolution �0-43 Surface Water Management Regulatior�a, reguir3.ng constructi.on of on-aite water quality facilities or pay f�es in-lieu of their construction. Requiring e�urface water quality � fac3.lities on sma�ll eits would resul�t in numerous facilitiea tha� � would become a mainten�nce burden the City. Furthermore, the � applicant has not propased an on-site water quality facility. Regional faailities, funded by fee �.n-lieu of construction of these � facili.tieo, would probably provide th� required treatment with � improved reliability and less maintenance. Therefore, a fee in-lieu ;� of tk�eir conatxuction ahould be aesessed, '� The City of Ti.gard Building Divieion hae reviewed this ro �� p posal and affera tY�e fallowing aommenta: r � A plan should be submitted to the Building Llivision eh�wing the location o£ a11 underground private utilities far the exieting building�. If they cross over new property lines, they shall be provided with easements. Rain draina for the exi�ting buildings � ehall discharge to an approved ayste�. ' , As part of the subdivi$ion conatruction permit, and prior to approval for issuance of building permits, silt barr3.era ahall be in�talled alpng all curb� abutting public and private streete. Additionally, a join� access and maintenance agreement ahall be recs�rded with each lot accessingr a private etorm drainv ST2�R'� P�LFORT - 3t5B 91-0004 �rlauskasJMcMonagle PAGB 3 �,� t;� ��� �<. ��„� ..,,.._, �..n .,_..,� . ,.. � , ,�:u::'�:uJi.l,J�,'ti:.:i »x_.1.'�.....:.,..M1..�t..a.a.�_...�»,,...� �ii'.�:�.o,_...�2��� .;...�.�w .e.(t�4.,.ir�,;.t ..h....,.,�i:.A.��,�... _....lx.w_ _.«.ai �r..u..feu..,...,.,Siw.Sf+i� .•�..�A�� w..x���rwa . .a...ti�r. ..��_�a� ...ilwx...n.�v a��.a T � f , , � �- �`� �� Soil compaction reports ahall be submitt�d to the Ci�y for a11 fille. Private storn► dr�ina ahall be provided as indicated on the plana by the Building Division. Permits shall be obtained prior to � connsotian of th� existing homea to the public sewex. NPA #6 has reviewed this proposal and hae offered the following comments: The �lan'e lot sizes are a welcome change and the layout looke nice. However, we are concerned abaut the tr�e preeervation on the southern boundary and �re conc�rnerl about whether there ia a wetland on the site. We ask ataff to verify whether or not thie is a wetl�nde Tigard-Tualatin School Di�trict �23 J ha� r�viewed this proposal and affers the following comments: t �� In reaponae to your requeat for comments on �he development called �;� Berkley Estates located on the east side of lOBth, south of Durhaa� �� ;� Road, Sohool Dietrict #23 J feele th�t the echool(s) capacity is � exceeded - core fa�ilities insufficient to coneider to consider � gortable additione. Additional capacity may be provided by other � aptions under conaiderati.on of the Schooi District which include: � grade level reconfi.guration, xescheduled �chool year, boundary ° ! �idjuetmente, double shifting, buaing to under-utiliz�d facilities\s, �, future bonc3 measures leading �o n.ew canstruction, and other housing options. � Tualatin Valley Fire & Rescue District �l has review�d this proposal and i has offered the following commen��: ' Fire hydrant lacatione will be coordinated and appraved with Tigard , Water District. Metro Area Commux�i�ations hae reviewed this proposal and has affered the following commer.ts: Columbia Cable of Oregon rec,�uirea two 2 inch acheduls 40 PVC ` conduits und�r any hard surface�. � � ,;, s±� Northweat Na�ural Gaa, Gen�ral Telephone, �ortland General El�ctric, s;x Tigard H7ater District and the City of Tigard Parks and Op�rations F� Departments have reviewed this propos�l and have offered no comments� or �� objections. �� r� No other comments have been received. B. I�x10DIlQGS AND_-(�DN�LOSION$ The re�evant criteria for this praposal ar� Community Development Code � SeCtionB 18.50, 18.84, 18.92, 18.102, 18.108, 18.114, 18.15Q, 18.160, 18.164.030(E), 18.164.030(J), 18.164.060, 18.164.070, 18.164.090, and 1.8.164.1OQ, and Compreta�nsive Plan Policiea 2v1.1, 4.2.1, 7.1.2, 7.3.1, T.�.4, 8.1.1, and 8.1.9. Tlae etaff oanc].udes that the proposal ie coneistent the applic�bls Community Developm�nt Code Sections based upon the following findings: STAP'F REPqRT - SIIB 91-0004 Arlauskas/McI3onagle PRGE � � �: �` �,._,-..,e,..* .i}; 'T�' a.'�;':��, � .%;'^.A,,.� .,...,.. . ,,,. .-.� .�:f:,�- ,,N:,,:,`� �...-.:I� ',�r.�,T..�,�'� , ,����'.`{ a \... ...,. , b�t_Y .. _ � :istsut� - — ;JI Y�uN�w�s ..v e......_ _ < . .xa_... ..... ....::1.._�...,.�...,_.�,n.,n.v:��_i � _.c...a�:'_r _�...w..,e .a.,.,...._..�. .«... .._,... ... ,.a.......�....ti.J�:..� ...u.��.� „_..r,.....,...�.u...:..�...v�::..k.�...w.c..u.�... �..r< , d.1iS...(J.:vcr ,«. �,�:,LJ .w.3`.�;;��; r � 1. Chapter 18.50 cantains etandards for the R-4.5 zone. 3i.nqle-family detached residential unite axe the primary permitted uees in the zone. Singie-family re�idential lo�s in the zone muet comply with the following dimensional requirements: Minimwaa lot eize 7,500 equare feet Average minimum lot width 50 feet Front se�kba�k 20 feet Interior eide eetback 5 feet Corner yard setback 15 feet Rear eetback 15 feet Fiaximiun building height 30 f�et The prope�ed lots comply with the uee standard� of the R�4.5 zoning di.strict becauee the lote are intended to be ueed for eingle family detached dwnlling unita. Because the application has nat requeeted variances or approval of a Planned De�velopment overlay zone, the lots must b� consiste,r�t with the minimum lot size, lo� width, and lot deptl� requiremente of the underlying zone. The appl3,cant hae complied w3.th thie requirement se shown on the proposed site p].an. l�additionally, the propoeed number of lots is consietent with the density opportunity provided by th� R-4.5 zone applied to the site. 2. Chapter 18.84 contains regulations for the development o£ land� inaluding or within 25 feet of an identified wetlands. Wetland locationa may include, but are nut limited to those areas identified as wetlands i.n either the Compreheneive Plan•s Floodplain and Wetlands Niap or the "Wetland Inventory and Aeaesament for th� City of Tigar�d, Oregon," by Scien�ific Reaourcee� Inc., 19�9a Specifi.c identification of watland boundariee by qualifieai profesafonals may be required to be done at an applicant�s expense. Cod� Section 18.84.�40.D provides that the hearing Y�ody may approve a develbpment adjacent ta a significant wetlands provided that the propo�ed development is no le,ss than 25 f�et from the wet].and boundarg. �he area in question on the subjeat aite is nat identified as a ", wetland, drainageway, or flood plain on the C3ty�s SRI Wetlands ��� Inventory maps or the uS Army Corp of �ngineere floodway maps. This "'� identification daes not make a binding determination regarding the �� existence of tha.e wetland area. At this point, the SRx Y�' identification only indicates the probable nonexistence of a wetland in thia area. Because tDais farm pond/potential wetland �rea is f�l� ro sed ta be modified a P 1� e part of the propoaed development the currgnt propogal may subject to the Sensitive Lands regulationa of �I Code Chapter 18.84. This wil.l be ahown upon furthex clarification of thie wetland ooncern. Any development within areas identified as wetlands would be �' reatriated by �tate and federal wetland regulations. Tk�er�fore, th� � applicant will be recyuired to have a detailed identification of the � pot�ntial wetlands conducted by a qualified raetlande specialiet. ahie wetlan�d delineation muet occur p�ior to recardation of the � final plat. Ths wetland area should be alearly maxked in th� field � . STAFF REPORT - SUH 91-0004 Arlauskas/McMonagle PAGE 5 � �.:;. �` �` �` ' y �� t S ` ' r , > .n �c .�. .. ., . _ , _ _ , �.�v. .s. , " ' ,_ .,, � ..._ — _ _ . . . .. . . . ' . . . � � . . � - . . . � . � � :�r' . �. i e � j.�..�."� � �..�.�..3F,.'� � ' �, .. �F )..a 'ti y ''�: P�t 1.:�.�..4..3.xL.�u....�w..�..t-.,,.`._..vE.�...�.�..........a......�..�.m .u....._ .�. t � � J . r :. -� vY...:...v.a...r....�. ...c�._...a 2'� �. , ,. ,. ., '� ...�._.USt-1—L�_..i,.v.+uv.-.�_.,.S...il�:......._a 4 � '�. `... uw.�.�.,......iv..is��.r.. .v.��.,.:.��Y.....�.v.i.�.++—:.-.�.YU�. � ', I f ,t' �� �r �� � eo that City in:epectors and the public can moni�or the avoidance cf the wetland ar.ea by aonstruction activities. irements that now app1Y to developanent The erosion control requ ire that an erosion �ontroZ within the Tualatin Rfver ba�in will recju plan be filed and followed during development of the site� � 3. Chapter 18.92 containe �tandarde for deneity. The number of ! dwell.ing unita pern►itted ie based on the n�t developnent arear i exc].uding eensit3.ve land areag euch ge drainage w�ye and land dedicated for publia roads or Parkg• the minimun► lat ei�f the p �ots, dfvide the net development area by zone. °� � opportunity is provided for a �r.ansfer of housing opportunities to o�:her por'tions of the developmerr,t site from seneitive �a�d o�25 that are dec�i�ated for park and open epace Pu�'P°B�g' U� �,� percent of the housing oppnrtuni.ty that would exigt if ths area waa � not cla�aified as a sensitive land area may be traneferred. � _. Th� prop�sed aubdiviaion cocnplie� with the denaity �tanclarda af Chapter 18.92 be!�auge �or 6 2 dwelling unit�u der he R 4.5hzoning � yielde an opportunity f �: dee�ignation. The appliaation pxopoeea the creation of 25 lots with ,�` an average lat eize of 7,848 square feet. 4. Chapter 18.102 r�quires thbe B�i��g� by adherence to the required in�ersectiona. This shall building eetbacks for the RSga5subdiv eian ident�.fication Bign at p]Lacement of any future propo the intersection of SF1 108�i����om the SP].anning�Dep�rtm nt B�T�� the ieeuance af a aign pe sign permit rev�.ew and approval p�coce�s will require a finding that the sign w A81��n e°nand�18t114t{Signs) �irements of Chapters 18.102 (�Ii�ion C1. ) , 5e Chapter 18•i ieg�ro�ietent withdthesaaCessarequire entagof Chapter The propoea 18.108 because all lots are prov£ded w�.th safe and adequate access a� to abu�ting �treets. ° r 18.1��1 eatablishee etandarde £or eizes and localt of s�on �� 6. Chapte �� eigne. A proc�se ia es�tablished for the review and approva �anent, permits. Platted suD�divisiox►s are permitted one pe f reestanding sign at each entry point. Sign ar�a ie limited to 32 �' equar� fest per sign face. This CO�o �1 ofla s bdivieion m�nument upon any future submittal far the app sign. �, Chaptor 18.150 requires a permit and containa standards for removal of treea having a trunk 6 inches or more in diameter four feet above the ground on undeveloped land. A permit for tree remov�3. u►us� comply with the following criteria: a. Ths tre�e are dfeeased, preaent a danger to progerty, or interfere witlx utilitr �srvice ar traf£ic eafety; STAFF REPORT - SUB 91-0004 Arlauskas,�MoMonagle PAGE 6 . , � .r-� ^`T' '�.',,...,.c i .�: .. . . . ' __,�........-.—,.--.> _. ,� m-�^c="v ;"7d,1LJ+�� r �,���.,� �'� , 4 r.^A .. . �. .. . f�_ � � �^ r. _ ,,: ,,.�..._':ie��.�.;....w.a_�r.l.�:��.....�.i.,.7:�.��+"t.�.R..�..,,.�w`-1.i..ss.�.......r��H!....._..a:�.v�__.rtaW...t_�i�..,.1'�.::j_.._._.,,,:i::u.f w.,.....�.i.::._.....,_._,.a�`.,:�:i...�..xu.n,_i»���..S.;F...-�.�.w......�..u�'v.,F�..�a....+.�...,�...,.:c_,.....�,.�rw-.:5�..�_i...,..x:�.���w;.J.,,.��ttt..z.�:_.a..r._ .'��r.,-; � ! ', e fl � _' b. The trees have to be removed to construct proposed improvementa or to otherwiee utilize the applicant�s progsrty in a reaeonable mannerp i c. The treea are not needed to preven� eroeion, instability, or ` r� drainage prc�blems; sl. The tree� are not needed to �rotect nearby treee as windbreake o�r as a dee�irabl� balance betw�en ehade and open space; e. The aesthetic character in the area will not be visually adversely affected by the tree removal; and f. New vegetation plant�d by the apglicant, if any, will replace the aeethetic value of �rees to be cut. f The propoeed development�s public etreete, utilities, and residences ;i will. require the removal of a em�ll num�er of trees, mast of which are located near the southern boundary of the �ite. Hawever� the � aumber of treea removed ehould be minim�ize�? through careful study of �1-; the site to be accomplished prior to the submittal of a tres removal t;; pes�mi�t application. Car� ahall be tak�n to retain as many mature trees as possible through care£ul e�.te planning. Minimizing �ree removal ahould be a benefit to the propoaed develogaaent in both increas�d praperty values as urell ag atmosphere. No tree removal or grading ah�ll be allowed to occux prior to Flanning Division s�aff review and approval of a tree removal permit. 8. Chapter 18.160 aontaine standards for land divisiona. To be approved, a preliminary plat must comp�y with the following criteria: � a, �he subelivision propoeal muat comply with the City•s Compr�hensive Plan and the applicable zonir�g ordinance and other applicable ordinances and regulations; ' b. The propoeed plat name may not be duplicativ� of other pla�s � within Washington Coun�y and the plat muet otherwise satisfy s. the proviefons of ORS Chapter 92; �A� �� c. The streets and roada must be laid out so as ta conform to the �'� plata of aubdivisions and maps of major partitions alreadg �� �pproved for adjoining properties as to width, gener�l direction and in all other reepeeta unless the City det�ra�ines it is in the public int�rest tc modify the atreet nr road pattern �.. The props�sed aubdivisian compliea wi�h Chapter 18.160 because: a. The proposed swbdivision complies with the Comprehensive Plan Map designation deneity opportunity for the site and with the applicable plan pol.iaies, the regulations of the R-4.5 zone, and other a.pplicable regulations; b. The propaaed name of the subdivision, Berkley Estateg Subdivision, ie not duglicative of any other sabdiviaion in Washingtort Coux�ty; STAFF REPORT - SUB 91-0004 Arlauekae/McMcanagle PAGE '7 d' , , ,: �.� . � , . � . , . . „ , ,� ., , � �� '. . � a e r i 4 x �.� i� �r�,jt4 ..� � r trv�, �a �`-s i -��;:� t r �;y x� S � r Y� r ✓�''5 .'.,P �r"�N��; ..., ...�4..=.a'�..k�...a,.e.mr,n.,aJ��t.n=_..«��:-..L..�......_,_...�:,.t1t�c......S,w.�.ta.r..._..��'w�.-::`...F.,.w.s...,.1.;:,� �..r,. ..k .�..�,:..:.e�.�.�.i.�?,_,..4..a�...,y:,..._. ... 4r,...Wh-.���.L_..,.,.,.�..,u.:�u....�...a�`-3'_`..c�., .�.,..LaC..,=+i�..._..u..f_....e,...a..r..w y� � � �v c. The propoeed roads will provide for adequate and safe accees through the eit�. The Plann�.ng l"ui.vi�i.on �eela that SW 108th Avenue and SW Titan Lane ehould be connect,ed. Such a cannection.would nbt only provide better accese, frar all t�►pea of e�lergency veh�.clee, butja cannection w�uld pramote a fee].ing of neighborhood between Swangans Glen subdi.vieion to 4 "� the east, the pxopaeed development, and Rebecca Park '+ ' subdivieian to the weat. Connection of the streets would aleo provide improved acceas far echool buaes and ather imporicant Qublic and private service pro�v�.clere. In addition, the , connection would prnvide improved a�cees Eor the resf�ents ef ;4 this area. �n addition, SW Titan Lane has been �tubbgd at the • �aetern edge of this site for several years. Requiring a connection at �his tim� would be consiatent with earlier 'AY; development plane for �his area. � 9. Chap�ter 18.164 contains standards for stre�ts and uti.liti�ee. �}' a. Section 18.164.030(E) requires a local e�treet to have a �, .; minimum 50 f�sot right-of-way and 34-faot paved section between curbs amd eid�walks. ��'� �; b. Section 18.ib4.030(J) allows partial street iaupronement "where f: eesential to reasonable development when in conformity with �": the other requirementa of these regul.ationa, and whsn it will be practi.cal to require the improvement of the other half when the adjoining progerty [is] developed." - e. Section 18.154.060 pzohibita l�t depth from being more than 2� � ;` �3ames the lot wf:dth and requires 1ot fron�a�ge Af at leaet 25 � fe�t on a gublic or private etreet for all lots creat�d through the aubdivision praces�. d. Section 18.164.d70 requirea �idewalks adjoining all Tocal residential streets. e. Section ].8e164.090 requires sanitary e�ewer aervice. �il f. �ection 18.164.100 requirea ad�quate pravieions for storm i water runo�f and dedicatian of easements for etorm drainage facil3.tiee. The proposed eubdivieion ie coneie�ent with the requirementa of ��apter 18.164 because: a. The applioant wi,',.3. dediaate addit3.ona1 right-of-way for and fm�arove the �W 108th Av�aue frontage of t�e site to City minor collector etreet staada�ds. b. The propoeed roadway preliminary deaigns are consistent with City of Tigard public roadway atandards. Th� applicant will be required to pr�ovide half-street 3.rapr�v�mente along the sit�s frontage alonq SW 1A8th Avenue. The weatern side of SW 10�th P,venue �long this diet$nce ie �lready improved se required in the apprav�l of the Rebecca Park eubdivieian. STAP'F R'��RT - SUB 91��80�4 Arlauskas/McMonagle ��G� 8 �... i 5 ".. .". ��. f .! . A .�L'�,47 .. } .. . . . . .. i .,.,w.u�a�..s..w,.�.�...:w..a,_....,.� _i.,.wv...�.v,�_.....kr..%��:.�...�ia.�.t'_..,t,..��,..t,...r..�...u.�w...v_...._tiw......u�;5.,a,a.,S.�}v._�,ati:�a..�„n�....�M1:..%uu,a......;<...,..,�,�.,,_,.,..�.».��,t.J:,i'�L1Y�....."X.��:,w..,r..,.u.",�:a:ti�„�.i..,,.�wf.��."c!.,....�.�,...:.a.�..a._...�..... �' y r c. The proposed lots are aonaietent with Code etandarde for maximwn lot depth-to-width r�tio and other lot dimensional etandarde. All lots are cansieteaat with Section 18.T64.060.(B). which reauire a minimum of 25 feet of street frontage for lots oreated thraugh the aubdivieion prOC@99v d. The prelimin�ry eubdivieion site plan indicates that sidewalke ehall be inetalled along al]. lo�al residential e�reets. e. The applica�nt proposes the installation of a sanitary sew�r line to provide acaea� to all newly oreated : parcele within thie subdxvi�ion. f. The applicant will secure adequate provieions for atorm water runoff ae we11 se the dedication of eaeement� fcr the etnrm drain�ge facil.it�.ea. Statf ha� determined that the praposal ie consistent with the applicable ased u n the fol.lowin findinge: Comprehensive Plan Policies b po g l. Policy 2.1.1 pra�ridea the City will asaure that citizens will be provid�d aa� opportunity f:o be involv�d in the planning pxocese. The proposed eubdivision i� caneiat�nt with Policy 2.1.1 becaase notice of the appliostion and the public hearing on this item was provided to the neighborhdod planning organization and to owners of proper�y in the viainity of the aite. The propoeed developrnent site haa been iwated with a sign noting that a landrase or developm�nt application on �thie site was pending. PubZia testimor�y ragarfling the proposal was rec�ived and du2.y conaidered at the Hearing Officer's May 13, 199i hearing, 2. Policy 4.2.1 provide� that all development within the Tigard Urban Planning Axea ��►all comply with applicable federal, etate and regional wat�r quality etandarde. In order to comply with this Policy, a cond3.tie�n ia warranted to require the applicant to submit an eroeion control plan ensuring compliance with erosion cnntrol atandarda for the Tualatin River Baein, aa part of the grading permit agplication. 3. Policie� 7.1.2, 7.3.1 and 704.4 provide that the City will require as a condi�ion of development approval that public water, sewer, and storm drainage will be grovided and dgsigned to City standards and utilities placed underground. This suladivision proposal complies with Policiee 7.1.2, 7.3.1, and 7.4.4 becauae the applicant will extend public sewer and water �ye�ema to thie site and will provide , for underground inetallation of telephone, slectricity, and cable ` television lines. Additioaally, the City vaill assist i.n the coordination of the proviaion of water aervices with Tiqard Water :� District. 4. Policy 8.1.1 provides the City will plan far a eafe and efficient ; etr�et and roadway eystem �hat meets� curreat neede and anticipated £uture growth �nd development. �lao, Policy 8.1.3 provides the City � will r�quire as s pr�condition of approval that: � STAFF REPORT - 5�4J� 91-0004 Ar�auskae/1ricMonagle PAGE 9 ,... . ... .. . . . . .. . . . . . ... /.��.... . . ,�.:'.:-. �s...,w..,41,¢w.lr.._.:..(.......�u..`iL���„a...._uJ4�.......,...,,.........a+.r�u,...«.�.i,..c..:�i._.dm�c..u_.rl�'.,�.,�....�..L.�..�.w.._.z...L._..e�E��:.�vu.....�l.tb7..�.w........s.n..{�,:1..u..S�..wS�_...v...�.....E i�.�.ts S..L.�..�1�.in..iw.�u...sd..«..a�l��a.�..�..�1d.�.�:...7,��..�'.:��. �.a....., t ' �l a. Developm@nt abuta a dedicated street or has other adequate 8CC@B8j b. Street right-of-way ehall be dedicated where the atreet is substandard in width; i`' � c. The develaper she�ll com�ait to cons�ruction of the etreets, curbe and eidewalke ta City etand�rds withfn the dev�lopment. d. The developer shall participate in the i.�provement of existing etreets, ourbs, and sidewalks to th� extent of the ;� developmeat's impacta; e. Street improvements sha11 be made �nd atreet sign� or signals shall be provided when the development is found to areate or intensify a traffic hazard, The subdivision propasal aompliee with Policy 8.1.1 and 8.1.3 ' becauee the prnposed improv�ments to the public atreets adjoining �: ,and with3.n this eite will be conei�tent with City of Tigard road ; improvement atandarda. As noted above, staff finds that the connection of the propc��ed extenaion of SG7 Titan Lane with SW 108th Av�enr�e i.s �xecessary to provide efEicient circulation ia this area. VI. (�CLUSIO�T 1l1dD RB(70�1DATION Planning Staff concluc�es that the propased subdivisi.on will promate th� general welfare of thQ City and will not be eignificantly detrimental nor injuriaus to j surrounding land usee, pravided ;levelopnnent that occurs complies with applicable local etate and federal laws. Planning staff hereby recom�nends APPROVAL of Subdivision SUB 91-U004 r�garding tax lot 500 of WCTM 2S1 15AA subject to the conditions wtnich follow: LTNLESS OT�TSS NOTSD, 1!I'.L QOI�TDITIOT�S SHAI.L BS SATI�FIxD AND PIIBLTC S SFI�i.L BB tyQd�LB�lD iOR OOd�I.STION SHALL BS FINANCIALI.Y ASSUR�D PRIOR TO R�(90I2DI�G t 3'f� FaNAL PL�iT WITS WASHII�GGT'ON f,aOt1NTY. STAFF �70p'SACT FOR ALL CONDITIOrNB OF PL� 1 APP� IS DBVELOPI�NT RSVI�T $NGINSSR �IS DAVIBS, �SSt LIST�6 OTI�RWISS. ya. � l. Th� applicant �hall provide a wetlands survey conducted by a wetlands ��� apecialiet. Thie wetland delineation shall occur prior to the isauance of �5� any grading or public improvements permits for thig eiite. If significanic ��` wetlands are identified on th� subject eite, an amended preliminary plat �'� shall be eubmitted to the City. Approval of the amended preliminary plat � sh�ll be sub3ect to Planning and I�ngineering Division review. STAFF CONTACT: Roa Pomeroy, Planning Division (639-4171) 2. Tw� (2) sets of detailed public improvement plana and profile conatruction � dxawinga ehall be aubmitted for preliminary review to �he Engine�ring � Department. Seven (7) sets af approved dra�rings and one �1) it�mizecl construction coet eatima�e, all prepared by a ProfessionaY Engineero shall be aubmitted for final review and approval. N�TE: theae plans are in addition to any drawinge required by the Building Division and should only � in�lude sheet� rel�vant to public improwements. They ahall included as a �:� minimum: � : l � STAFF RL;PORT - SUB 91-0064 Arlauskas/MeMonagle PA�E 10 � ����, '1 ,, ;, `:� � �I ;� � ,., .. �-�--r-��,���„�r�,^,� ,n--4,-�,:�::� i .::� . } .�,,,.� . ..�:: �:,,.:,;"' �u."��?..�'Tr-� .-�.-t -m-,�,�-..�;- �. ,.,..., . . �. _. , ....,.. ""�i;... , ,.,,. , ��.,-----3�,-�^r�-r-T"-��--T-,-:r.�-�.--t � r, f ` � , : .,�.......�;:ie..�i.....�:.^+r`_.:�:..�wu,�'...:..�.:a�:aza�_.r.».!�..:..�F�.�_w..c���.._,...!.:�.i:....i�'.:....w..ua.._.�:.�.�.ti Y_�,.�±::s..�,x,.,...._.�..�.:.�a.s��,'_...a�_..�,..�...�`��...:.,,}...:c?�.5::,,:4�._w{4.s._.�x:_...:..�,at�:�<:�...,....G?.,.»:�.��w;.Y�.�.:.u.��'f.Y.,y .�...L....F�..�...,_.,..�...,�...�...�._�za :� i� � F f� �, ,� }; ;� A. 3tandard half-etreet improvementa, including concrete eidewailk, - „ driv.eway aFron, curb, asphaltic Concrete pavem�nt, sanitary eewer, ' storm drainage, streetli.ghte, and undexground utilitiee shall be � installed�along the S,W. lOBth Avenue frontage. Improvemen�s �ha11 �� � ; be deeigmed and conet�ucted to minor collector etreet etandard� and ; :z shall conform to the aliqnment of existing adjacent improvements or ;; to an alignment approved by �he Engineering Depa�m�nt. ,? H. E'ull width street improvement� far the i�tera�al etr�ets; including , traffic control devieee, mailbox clustere, cancrete sid�walks, driveway ' aprdne, curbe, asphaltic concrete pavsment, sanftary f sewere, storm drainage, streetligh�e, and underground utilities � shalT be installed within the �ubdivision. Improvem�nts sha11 be f deeigned and conetructecl tn local street atandards. I � C. Driveway cuts ehall no� be� permitted within thirty feet of ' �t intergecting right-of-way lines nor w3.thin fi.ve fe�t of property '� linee. �� � � D. 9torm drainage details ehall be provided. Calculations and a I �i tapographic map of the storm d�ai.nage basia shall be provided a� a I ; gupplament to the public iamprovement plane. Calculation� ehall be I � baeecl on full development of t�he eerv�oeable area. The location and 'I fi c�pac3.ty of existinq, propoeed, and futur� lines sha1.1 be addreseed. I >a In add3.tion, the apglicant shall deanonstrate that atorm drainage �i �� runoff can be discharged into the existing cirainageway without I, � t� eignificantly impacting properties c�ownatream. I w � L. A grading pl�n ahall be submitted ehowing the exi�ting a�d proposed � cont�urs. In additian, the applicant shall include a typ3.cal finiehed floor elevation for each lot. Thi� ahall a.nalude '; elevati.ans at 4 different cornere of the floor plan which are tied '� to the tap of aurb alevation$, as shown in the public improvemen� � glane. i°; �; F. ,An eroeion contral plan shall be provided ae part of th� public �; ianprovement drawi.nga. The plan shall conform to "Erosfon Gontrol '; Plana - Technical GuidanGe Handboa3r, N�vember 1989." � � 3. The applicant sh�ll, prior to recording of the plat, pay �he fee in-lieu ; of water quality faci].itiea. � 4. A ataintenance and 8CCBHfii agreement shall be exeouted ancl re�corded on City � stanciard forms for all storm drain outfalls. Th� agreement sha11 be ;; referenced on and become part of all applicable parcel deeds. The �; agreement sha11 be approved by the Engineering Depaxtment pri.or to recording. c:, �! 5. Streat centerla.ne monumentation shall be providest as fol�owae ,, � a) Centerline Monumentation �� '' 1) In accordancs with Oregon Revised Statutea 92.060, subs�ction �� (2), the centerline of a11 �treet and roadway rf.ghts-af-way shall be monumented before the Ci.ty accep�e a atreet ';� i.mprovemen�. STAFF R�PORT - S08 9I-0004 Arlauskae/McMonagle PAGE 11 _.,-�.,,,J.Y. ,..,.-,.-M-..:�,,,,--�,-.._;,.�,.w„.�. ,....,.,..,-.-�-�.--,�r--n-nN-„�. ._;..,,._..._ _._,_,--�,-..-,,.-�-�-m�-„.._-�,.�..�.-.-�-.�---�.,-�,�. - .,.,.�r �. ,..m,�. ,-,�-_,-....,»�,-�. ___ , �-..�¢.,�,. .� ,.. L.�'v:...�:. ..:..... ........i.._ .... �"•.1. � .n c:.,�. . .3.�.:::..v.._. ..�;:ill..i-. ,. 1�:�... _ ._��'�, a�� w....�,.. .,�4 +i..�s L. �.�,.�.__.i�r.L..,.�1:�... ,...[.,CC.�..s. ..._ _......... L..._�.r..��J.�..... ...el� .�....._.....iki . '�..:�1 1 N- 1.., . r " � n.: !�� ��V�; jJ, 5� �v(� i1 r 2) The follawing centerline monuments shall be eet: A) All centerline-centerline interaection points. � B) All cul-de-sac center pointa. C) Curve points, beginning and ending points (PC°s and PT's). I b) Monument Boxes Required � 1) Monument boxea conforming to City atandards will be required around all centerline intersection points and cul-de-eac center points. 2) The tops of all monument boxes sha11 be set to finished pavement grade. j, �' 6� The applicant �hall make an appointment, Pre-Conetruction meeting, with � the City of Tigard Engineering Department after approval of the plan� but ��. prior ta atarting any work on the site. The applicant, applicant's �� engineer snd contractor ahall lae required �o attend thi� meeting prior to � receiving the approved plane/permits. � � 7. Building permits will not Y►e iasued and construatian of proposed public improvements shall not cornmence until after the Engine�ring Depart�n�nt has reviewed and approved the public i.mpxov�meat plans and a street opening germik or coastructimn core�pliance agreement hae been ex�cuted. A 100 peraent performance assuranee or letter of commitment, a 3eveloper- engineer agreement, the payment of a permit fee and a sign installation/s�reetlight fee are required. i 8. 1�idditional rigl�t-of-way shalT be dediaated to the Public aZong the S.id, � 108th Avenue frontag� �o increase th� right-of-way to 30 feet fxom the centerline. �he desaription shall be tied to the existing right-of�way centerline. 9. A plan shall be submi.tted to the Buildinc� Division, showing th� location y of all underground u�ilities for the exiating buildings. If they cros� � ove� new property lix�es, they shall be proeid�d with easem�nte. Rain �� drains fnr the exiating buildinge shal]. discharge to an approved ey�tem. �:� 3TAk'F CONTACT: Brad Roast, Building Divigiora (539-4171) s� 10. A joint access and maintenance agreement shall be recoxded with each lot accea�ing a private storm drain. 11. Private etorm draine shall be provided as specified providec� as indicated on the file copy of the preliminary plat. Eaaemente ahall be provided where gsrieate storm linee cross other Lots. STAFF CONTACT: Brad Roast, � B+�ilding Dieision (639-4�171) � 12. As part of the aubdiviaion cona�ruction permit, an.d prior to a�prov�l for �I issuance of building permits, silt barriere ehall be installed along all cusbe al�utting pri.v�at� and public �treet�. The barriers shall consist of hay balee or �ilt fences. If the lots have a slope of 5� or l�as, the � barrier can be in the farm of; excavating along the entire s�reet frontag� I for six inches below �he top o� the curb, for five £eet back, and placing STAF'F RI�PORT �- SUB 91-OQO� PA��,aL@��c�?�MCMon3s�le PA�E 12 I I � 1 ,t ' � , �� .,.,.,:. :�_ ,,,..;ii ...,.,. .��,. _�.l<._�,'.,w..._r i��. s.2.,>... �.._i�. ,. .., .,�...... , .. a. .,.,.��, n ,_, , ._., _.. �i_ ,.� .. ..,,._., . .,�.t..... .... ._ . ..... .... �,.� ,�;� : ; :; . ........ ........:. . . :e.::, -.. :_ .': :`, ��� �' . �rai:. _ . r: « �'%t s - '_rrr�', 1'� � j,�} i 4V ,4 �}'� "'< six inches of clean gravel in the excavation. Where "curb drops" occur, an approved si�.t barrier shall be installed (i.e, wheel chair rampe, unu�ed driveway drape, etc..). Silt barriere should be required along the �outh property line. STAE'F CONTACT: Brad Roast, Suilding Division (634- 4171) 13. Soil aompaction reports shall be eubmitted to the City Building for all filla. STAFF CONTACT: Brad Roast, Building Division, (639-4X71) 14. Permi,ts shall be obtained priar to conn�ction of th� existing homea to the public eewer system. STAFF CONTACT: Brad Roast, Building Diviaion (639- 41?1) 15. Minimum building getbacka on a?�. parcele ahall be as fo�.lows: � I frant ya�d - 20 feet � corner yard -15 feet � gar�age - 20 feet side yard -5 feet �� rear yard - 15 feet t STAFP' CONTACT: Brad Roast, Building Division (639-4171y . s e erec�ion of an si n. The � , 16. A eign permi.t shall be obtained pra.ox to th y g � , sign sha11 be shown to be conaistent wi�h Code sign size and locational requirements including viaion cl�arance at road intersectiona. STAFF CONTACT: Ron Porneroy, k�lanning Division, (f39-4171). 17. Any txee removal or grading on this property must be appro�ed by the PZanninq Division through approval �f a tree removal permit. Trees aver �ix inches in ciiameter slaall be removed only as necessary ta aanatruct streets, rztilitie�, and residences. A aopy of the tree removal peawani� ' shalll�e avai.lable an-site during all tree remaval and grading activities. R STAFF CONTACT: Ron Pomeroy, Planniz�g Division (639-4171). l�. Fire hydrant locatione shall be coordinated and approved with the Tigarci W�ter Distric�. STP�,FF C�DNTACT: Gene Birchell, Fire Dietrict #1 (526- � 2501j � '� SUBDTVISION PIPPROVAL $HALL B$ VALID ONLY IF TH� FINAL PLAT IS RSGORDED iIITHIN t`� SI6STR�N lION�'f.tS BF THg SFF�CTIVS DATS OF THT3 DSCZSION. � II, ?j ' G# ' � O"�• I Preparecl By: Ron E�omeroy Aaeietant Planner �' �� Approved By: Dick Bewers orf ' Senios P7Lanner � RPasub9l-04.deo �, STAFF REPOR�T - SUB 91-0004 Arlauskas/McMonagle PAGE 13 �� I: f?� �t , > �� ,'. �� ... ,., ... _ . � _.:,,- .� I �� t `�# T r ,., ... _. „ � � � � � -'< ,: ,�.� � �,,. �� - � _ _ �`�_: ,., �.. .. . : — „ _. ., , ...... . . . . .. .. . .... �..� _ ,—� [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]