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Planning Commission Packet - 06/10/1991 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. 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. +..w.r��-....,.i ._�__..... ..«..L� _.w..._..,, ...�:L._x'�r'�—..'�". -s.�rc._,v+,i...,., ,_,,,,_4..._...__ ..._.w_;�r_t'�:Y�:YSt�1u�Y¢r.�s�°�i.N_..e_ ,u_._�::'.:.^,:Liz_c"�iL3Y;x.�......��.+'.�,:�•» .,..y^1u. - �. , . . . . � ��. �- �� :; .:� , >;I � ;,i AGENDA ' TTGARD IiEARI1�iGS OFFICER ' . ;� MONDAY,JUN,E 10,199].- ?.00 P.M. TIGARD C1VIC CENTER-7,'iDWN HALL iS125 SW�?AI.L BLVD., TIGARIS, OR � 1. C.ALL TO ORDER , ;; �; 2. �'UBLiC HEARrNGS ;,.'. �:° ' 2.1 CONDl'1'�ON`AL�J5E G"�TP:91-0004 SCHOOIa DIBTFtIGT 23J (NPO#7� Tigsrd-'d'uelatan�chool . . 'i Dietrict 29J reque�te approYal of a Minor Modifi�cat�on to an eausting Conditio�nel Use to allow�he. �' nal in$teUatioa :oif field lights on ti�e Fowler Junior H'igh �chool basebal! field. ZONE: R-4.5 ;�.� (R,e�identaal, 4.5 u�ita/acxe) LOCATION: ioss� sw w�uc s+�t�vc�ra� �i ss�a9 �aot . s ,. : 1Q1) APPL�ICABY�E REi��EW CRI�'ERTA: �'igard ComrauniCy Development �ode chaptieers . ' 18.60�(l40,�.8;90.07t1,18.106.090 B)(9)(b),18.106.120(I�,1�.1Q6.120(P),18.130.40,18.130.060, � 18.130.150(C) (9),anci Compreheneive P�n Policy 2.1.1. 2.2 $U�I?IVI�IOT�T SIJB'81-0006 VAR3'ANCE VAR 91-0009 BURNESS (NPO#�) A request for Subdivision approval to divide an appro�dmately 2.62 acre site into ten lots r�ngixig between � 6 appruaimately ?,5Q5 and 21,826 square feet. Also requested is Varience appraval to allow: 1) : � eliminaticin af aidewalks whereas the Code requires sidewalks on both�ides of the public streets, % , and 2) creation of a cul-de-eac street apprnsimatety 585 feet in length whereas the Code allows ; a maamum c�=de=eec street tength of 440 fee�. ZONE: 'R�4.6 (R�sidential,4.5 unita/acre) � . ; LOCATIONr-?531:8W Landau 9treet(WGTM iS12fiCD,taz lots 4102 and 4104) APPLICABLE . . � REVIEW CIiITERIA; Comuiuni�►Development Code chaptera 18.50, 18.84, 18.150,18160,and 18.164, �onnprehensive Plan Policiea 5.4.2, 7.1,�, 7.2.1, 7.4.4, 7.6.1, 8.1.1, and S.1.S.; and the Metzger-Progceea C�mmunity Plaa. ' s. o�R Br�sn�rE�s 4. ADJOiTRI�TME1vT � . .. , , • ,. �:. _ � � . _„ ...v..c��.u,.a.f�a.-z:c:w:::��w-��w.:.w.....N.,.�,.��,.,«,.,u:.�r.z��: �r.ua-��•.,:��•�...�e.i::r�n<_.;s��:o:ur.ss�•_s.�.-zr::�.rca.,: ...,�....,.o.u'..:w�...,._E.,.,.,4....'�%t.«.,.�._.ik�.,..�.M.J ..�.,x�'.i:5..._a...X:n:��!',i'.�.�-.,�.�..x.*a�....a...m..�..,,,e.,,....mw�,..,m-a.+. �.u..:�i.:,�...ie..d cn .._.�..u... 4F"=. t �� NOTTCS: All p�xsons desiri.nq a to speak on any item must sign their xiame and note their address on this sheet. (PLSASB PItINT YOUR NAl�) I'TSHADSSCRIPTION. Z ! �� 1� �I I —l�C7b tI �ov�"��-hr tc�c 2`�� C I�Pd�* 1 PLSASS PRINT YODR NAMS AND FfJIS ADD1tSSS PROPONSHT FOR OPPONSHT (AG2�INST1 _ -' , r�17 ��.�.1�'1/9�� sc�, Dl�s7 �a s'Y3 s u� ��X ��' �r . 7��r�N c�K 97a6 a.., . ,i� �n - �CZ� ��e. 6�CS6t' t� Zt-4 `?��.v..^ccll . '�722` 2. "N L^ t.i'Ca/ -''°t '� /i �h,.L.," / ��s % � � vv rr�t�P�"� � �l z � G 1 �'�-"'�y�. I r�..� .� r ./ � i i � � . . • .. ' , ' , . '; . . , • , . • • . . . a , � . ' . '. . • ' . . • . - . . . • . . :i , . . �� .. ' , . . . . . . . . . . • . }� • ' • . . . i �i ',,a..�..........,..-.—_,..._.-..Y-�: .m,�.y,.�,::- ...,... . . _. . _. . , ,.. _ _ _ t. ,. . . - ,.. . . .•..,._n^ :...:ri ::v.-,�- �,..:;>, . i.tr:;!r'�'rr rT,,�`,.'.""E`"'t - '- ��,, � .,,,.�.„,.....1+—Sr�ti�ti.��„_.'�.,i.��.`�"%�....,,.._.w..�Cr..�..:.�:.,N.,._..c�sti'.?«'tau.w.x:��.,�;»..w«.:r,....._....r........:....::_..,,_.....•...�.�:�w:v:uwxmev:e.cvnv�•s-�xv�'��x.•:...^ra,vssa:,m�ucc,en�.,�a.:....�..e.�w:.��uui ��sv�smso:�:i�z�.ur>u-�2�+�,:r�m,��+s.,�-r:c.u�: �' n �i..W"'t �ay� :k' '_z. . NOTICS: �111 persons des.i.xinq a to speak on any item must si.gu thei.r name , and note thaix addrese on this sheet. (PI.SASg P'ItINT YOUR NAHS) ` Z- �� ( - G'Yab� �12- `�) °6U0 ' ITSHIDBSCRIPTION: . < :: ; ti �u..r��sS �1�1�o�� , � �� . � � PLS�1S$ PRINT YOIIR NAMB l�ND FOLL ADDR�SS I , _ P'ROPON$HT._ FOR :_ OPFONS»,?1'i (AGAINST) � a i=�: ...._.. ,�� _. c� -t s .�,,...�1+ �,z i ».r r ' .7"s' rxi?.,t "_--� n,,�i,�C ,a�fi' -r+.,�?- '.v'" .,:r �r tc F .� ._ _ , .. . .. . . . , . . _ ,.J....... . .. ... . . . _ _ -- ..F��t + k,i...,�-J,�;.u..�,w...".uwi._f«,.x.<......,::F..�.».-.,0.,,..u.S.:.1n..,,:hyd.�aaroa.�4-a:.ia,.aw.. .,..r�u..+,>..mr�.�..�e.�.......w,w.,�>,�.�.w5,..m,vn.�+�.�.�..�,wo+,�,...,.�.-.sn.�»,c�,..�.,.�.r�.,o...........�,_.... — -d....o��,.�,....:..,�...,�.�.v...�u,u:.,�,.,. �� ff I�TOTICS: A11 pereans desiring a to epealc on any item must sa:gn their rxame and note their addrese an thia sheet. (PI�ASB PRINT YoIIR N�1?�) : ITSM/DB3CRIPTION: �� Z.•3 - yl�� -�d(O/ �/ �� q� �� .T'_ � �1�r�rSS �N P'D ��,� PLSASB PRIi�1T YOIIR NAMS AND FQT.L. ADDRBSS PROPONSNT _ :FOR O!'PONSNT AGAINST � �V �J � ` n� r _ � . , �73/ 0 �1"lr�r �Jrir°�- �;��f��' ��?.z�� , l�.s�+.�a.,4,�.," ��f l� b�� '�; ,/'�s�'+t ,�a�' �'�d' h.w,�d• �o" , � �f �' 6'�,�•'� : _ : 7�3/ GA��f�; ., . t� � '��7�7 s ��'�+��, ` _ � - � � L NI�I��C �. �� - . . . .� . � � . :. . . � . . . � . . 7 r: p� _. . ,-'w.r";-c^ . , .r^.. .._ ..,. , ,.. .>..,-r�, ...,.,.-<--.,-.,:..-.;.-.�-.;.,r+-.,,�,,:-:.,,...y,_-.-,�=.m.-.r-, ,., ,,. »..,�, n.--.r _,.... — -- --'k—r"a^A-.�. - � � �� o � �.�ga�'I'T 78�� P.O.80X 370 PEiOEdE(503)684-�360 �ptg�� t? BEAVEf?TON,OREGORS 91075 �eg�� N�t's�� de��9�a�� '�ae:€�llo�ya�g s�i�B be��sider�d by:�e'�a��r��I�i�ag�C?f6cer:oca �' � E� Tearsh�e� Noti� .��y,J�e 1qs��T.�t 7:OfD�.Pvi at`�i �c��e�:=T�w2a�i, 13 fl25 �.�:��tl�iv�.,'Tigard,�r��asc�.�as�a�b��€�atg�d u+�ia�n �Gity o� Tigard � �3 �a�pEacate ��ida �s�c�a�is�a�a�}.;'�'f�e p�tbl�e ` g+asa�sis�tte�v�8�e cm�ds�� Ps0� Box 23397 ��c�a�3a�ace w��ch�r�aies t��'�h��ar 1�;3�off►,��'��1u�e�u�a�ai �Tigard 9 OR 97223 � ��,and i�i��a�se� �e��es�£the�ie�ags ��r�ais� �isse�a�pe��c�rby�ee�r�€ecl��an. ;an�dfa��;�c►- �ae�aat�rao��a t�e�ara�xui��ty�3eve��g��,��z�t��t�atsire �i�a t w 6��l�,�c+amwa��a�d�gect,�d�ecI�des�€a ap�eak�as�_,aa�,a�at � _ eritere�a.F��r a��innati�ra r�y�a . ` frt��l��iv�on: �f 3125 S.�V.��lt��ct.,�'i��t,{�go��?�23 v� � A��DAi/9� CC�� 'U�LI�Qa�'I�� g .�'��3�-+��71. � ST�4�E O� C3Fi�f�(��, j P(T$��.'.�t�2I�T�`.'1` � Ci3�BJPd�Y O� VY�Shi3BVC�'(3PE, )ss. �L1��IVi�IC)RT StiR 41-4�lOG i�A��A�'C`��'�7�R'�1� �'_ � d�-- Judith Koeh�.er � �_� : . , , _ (�#�j bea�o �irst dui sworso, eie ose a�ad sa � ��„� g ''��I��Se ffc�`�ubdivisieatn�agtO�t�d to tla�ia�e acj r� � �I� � v � y �aa� s $ 8 AaE�b'E.'P$fia^9�! � � �:�-�r� �pr�ctor, �r h6s �rincipai clerk, o�the i�a�' z��es sife in�o t0�e�is l�gieag e��ppra�zmaF�1�7;�Q�a�ad��,��ft. � newspsper of �eraer�! �crcaal�$son a$ defin�� ir� �€ZS ��.�10 ��'�feteS6��Sri��e.�pp�3v�t��OVa;2�E:�l;s3��ii)1€�� . `� � t�s��3e �es.�d� �e��s�a�es�i��e�g�iic��t�s,, 849� 1��.�`�o� �89��lS91�� ilg�Q -_!d9 4�liB �. afores�'sd � �h�t the a�ad z�c�e�tat�a�e�f��ta�.�d��s�'�.��r�aat�a��.S�'��.it�E�tgti�; ��' �vh�t�;e Ec�de altows�r ri�aarun�s ce�-d�-�s�t� ;€�f��.. ��I�: 1�-4.5��esit�e�t��t.�4.�o�t��t��c�� I.t3��'�'��;��i'��3�:.5�.; s �ri�te� copy off ��ich is h�r�to a�snexed, was �aaf�tfshe� ir; ?he ��r��q� S[t��t {�CT3� ��i ��I�, ��;x.$�� 34#2 �i��.��}4�. entire assaa� of sa6d nevmsp�per for �� su�cess@ve �a�d �?��t1�L��E'�i��.��A ��p�g�;��eIt3�Et��`� cis��tets 1�:5Q,t�.84,1�.I5�3,��.1�Q�d ��.�6�,aa�d G�eit�g��i�s c�rosecu4ive in 4�ee fo9io�wiaag osstses: I?$edt�3��e,s3 4 t,?1�>'�.2.:�,�'�4.4,:7b 1�.�;1;��$}�; : May 30, 1991 ��.�T��`��. s 5E°F3�€3�� t�'t'�'� _ :. ;' ` �� - T�g�rd Taaa�at��S,�hs�sal�73-�tri��2�3��}��qia�:s��g��eal��c�tc�r . � /, �°,�,�' I�acadr�e�tfl�c€�s an ex��adat��&��.3J�t��la��r th��.�� f C�-� �� field�ights oii�he 1�x�rD�r��r F�igh.Sc1�1�,.��I`�e�ti:��.��i.5=: �- ��siden�aal,� 5 uni�/�r��;I.�,�iT'If2i�: 1�3�5��` 3��ut Sis��f � �� 2�1-�3�,��-�1� ��:��3�� i�`� � .; �aabscribec� an� �w�ar�a � befo�� sn� thos 30th day of Nt�y 19�1 ' �'�� x '��t�t��.�+�� , ��,,��`� �,� ; � ��.$.Sd),�; £ . � //��''''�� `� �:��. � � �13TiY,^�4'�U$1 EY$��3 l��g._ . ��' . .. _ i Flotary �'s�b8i��o�43r�go� �� Ccaa�a�#�$8�r� �x�aa��s: �° `'�'`�� r; .s ��,� �� :�. .�. '��'..,�,".�.,.'�.,r..��`....:1'i'.s..�..._.....L..,,�n!,'.�.:r,.v..�w �,».:..i,.u,.�..,.v�.��tav..3i".�_.a".�.!.,..�'...'�.....�£d.:1�.x.�.......c:�•,..,�.�..L.s.cx.��,x.: `'.:. ` �� ...�. ._u..�...w.�..w- ��...�:;cJ:_::.,.�..,_,a.'.�i.i»_1,,.�_.�.,1...��.._ .., . '�+,.l.�.:�.:s�.,:a,. w.wsncec.t��-...+.. _. .,........u>W.. ' ' ��, _, r � t. ' f�: ��"� BEFORE THE LAND USE HEARINGS OFFTCER F�R THE CITY dF TIGARD, OREGON Regarding an application by Tigard ) FINAL ORDER ' Babe Ruth, Ino. , for approval. o� a � CUP 91°0004 � minar modifiaati.on to an existing ) canditional. use permit for installation ) � of field lights at the Fowl�er Junior ) , High 5chool Babe Ruth baseball field, ) in an R-4.5 zone. � � I. SLTNII�IARX OF THE REQUEST � � � The applicant, Ti.gard Babe Ruth Inc. , proposes to install fielel lights at the Fowler Junior High School Babe Ruth basehall field ;� for eveniny games during the summer monthes. Th� lights would be used between Memorial Day and August 1st each year. Once � insta'lled, the lights would beoame the property of the Tigard- � Tualatin Scho�l Distr�ct. � �� This proposal consti�kutes a minor modification to an exi�ting ��; developm�nt. As a minor modifiGation, the proposal would normally �� be subject to a Director°s deGision. Hawever, since there was some � � controversey over th� pr�vious approval for field lights at this Fx �_; site, stagf has el.ected to move this Canditional Use Permit � application to the He�rings �fficer to all.ow �or public �estimony. � '; �� LOCATION: 10�65 SW Walnut Street (WCTM 2S1 3AA, tax lot 101) �� ; �� APPLICANT: Tigard Babe ltuth Inc. `� 'n 5chaol Distric�t 23J �� OWNER� Tigard�Tualati � AFPLICABLE CRITEFtIA: Community Development Cade Chapters � I .030 B 9 b 18.106.120(N) , �; ss.5o.a4o, is.�o.o70, Zs.a.o6 ( ) f ) ( ) ► � ' 1�.106.120(P) , 18.1�0.040, 1$.Z30.060, 18.130.150(C) (9) , and �� ; Compreh�nsive Plan Policies 2.1.1. � ,' STAFF RECOMMENDATION: Approval with canditions � HEARING5 OFFICER DECISION: Approval with co nditions � II. IIdCORPORATION OF FINDINCS BY REFERENCE '? The Hearings Officex inaorporates by reference the findings in secta.on B of the staff report, dated May 31, 1991. ,'� III. INCORPORATION OF APPROVAL STANDARDS BY REFERENC� ,' ,:?:,.. The Hearings Officer incorporates by reference the approval s�andards listed in section B of the sta�f report, dated May 31, 1:991. �' ,:s r. s-�i: '.;i Page 1 - Hearings O��i�er Decisican, CUP 91-0004 . � .� >�,-z -�-�.,-w ��-� -r> 3 �--f- �- �..,�..F.�r;,�.w.� ��rr----�;-�� . ,:,� � ��r, ' , .� ,_ , , . ,. ,,.. �. � .n. .., .__.: .,, , ,..-_-, �, � �,,� • '�. �}: �j. � y�.n : � _.. .. '.J t .. �..' �Yv.+.i.a.«.,.-...1'.&.S_..�5:1':�...�......kE�...�.....�.fSS;.b'.�.t;�.I.�S��:w�tisKa]mimnbt�k:ux mY .;...�1w..:.1}.+:,.+...x..�...�1..e:�,w_�ys.J.+.u_....�..._..w..�m...t..1._.LuL:�,!�'.,._u..........wailt�1.:.1'.!�t.�'dL�_.:P.7L..�..��...M._.�'�....�n..,....,,, ..`c,e.,..,.�`"1w..'�,.r..... '-. . .. ..:��'.'�::i l<, M� � k; �� I4. HEARII3G, TESTIMONY AND AGENCY & NPO COMMENT5 A. Hearing. '�� ...� The Hearings Officer received p�blic testimony regarding this ; application on June 10, 1991. A record of that testimony is °; i included as Exhibit A (Parties of Record) , ancT Exhibit B (Tap�d � Proceedir�gs) . These exhibits are filed at the Tigard City Hall. B. Summary of Testimoy. t�� ."., 1. Dick Bew�rsdorff, Senior Planner, testified for the ��ity and summarized the staff report and recommend�tion. 2. Bud Hillman, with the Tigard-Tualatin School Distri.ct 23J spoke in favor of the applicat�.on submited by Tigard Babe Ruth Inc. � 3. Dave Smith, with Tigard Babe Ruth Inc. indicated tha� the � 10.30 curfew re�commended }ay staff as a condition o� approval is : fine. He also indicat�ct that the availablity of lighted fields is �U�` at a minimum, and that this addition to the facility will becoan� �'?. the xo ert of the gCIla01 G�lut�'].Ct once the li hts are installedo � P P Y . 9 �'�:°,' �<; 4. Preston Guthrie, who is a Babe Ruth Ina. parent, also ' �: r. spoke in �upport of the lighting project. �;,` 5. Cal Woolery, representing NPO 7, indicated that the twa issues of conaern to the NPO, namely, limiting the hours of operation to 10 pm and the containment of 10fugitive light", appear ta be met by the proposal. f E� V. EVALUAT�ON OF REQUEST The Hearings Officer incorparates by reference the recommendation �f the staff as set out in section C ef the staff report dated May 3�., 1991, with the �ollawing ammendment: �anc�ition 4 shall be ammended as follows: 4. This approval shall be conditional in that if a pattern of � valid complaints shau3.d develop concerning a violation of th� hours of �peration, the City shall have the au�thority to re�xamine and/ar revoke this approval,subiect to the procedures set �ut in the code, and in the absence of such procedures, sulaiect to adeauate notice and a heariz�ct. VI. SI'.�E VISIT BY gIEARIATGS OFF'TCER The Hearings Officer visited �he site on June 7, 1991. VII. CONCZUSION �1D DECI�ION The Hearings Officex concludes that the proposed project will pro�mote the general welfare of the City, and will n�t be significantly detrimental or injurious to surrounding land uses, ` z; Page 2 ° Hearings Officer De�isinn, (.UP 91-0004 E' .. ..^--,,.„-,�-.,.....,,-.-x�-m ^;.e-,-�� m .,�,..�.,� ,,-�`.,�.,,-.r r�-.,-,., +;�-., ,e;^:Fr,n;.,,z-'�--,��^-rnrq.r-�--�rr.;.�,� .,.. , ... .. . ... ;'.^' , , - .;:;: -.� .� �.,v ._., . �-.��'--t�'� . � , � ,, _'.. .,., .. „ . . . -4 „ .�:,_ .. .. _d ,,x��;: .:_, ,� .�, ..w . ,.:,..._ ., ! �a r; s� `t r i �s 1 r ir � � �� 1 � �� i� r� ".� 7 � �, ' Y / t � � t � �ti t S ' �� . � : , ; z � �,: ' ,�� `. 7 � � � � . � . - . . r, t r � + � ...v..�...r..c,...�s�.�..i�� j i,�rA i, �fi�� : . � : kl � }� t : � � ' � ' w 'Y.i.y�,,..,:,,�:��i"ye--+.,wro+,a.t�c.m.o.a�,.a,.uzw�.�a...�.l:e y,.�:I�� !A t .tM.;Kk k t4F'.7 c 4 f 3,1 1 J i� �- � ' �' .�G``� .,.uh....u...�,�"�'kJ °r w.u�,'.'3:�S.YUkua:..:�3�t�..w.,Y�w�tG,....vu:::e.. kxew"�....iffi.�..qt�e-�%�y�-`�1"�fiw.�Ga2�'�A 7 z i t ..,,� .. . . . � r} t,� . . � �'`�� S!' ra �. i� r -� r? provided thaL� �he de�v�lcpm�n� that occurs as as result of this ` ��t� ; _, decision complies wit� the conditio�s of approval set out abave. �Sf � .. � _ _ . . ',;{ In recogni:t�on of the finc�ings and conclusions cont�ined herein, `" ,k and incorporat3,ng the StaPf Repc�rt and the exhibitS attached to °� �hat repor't:, the Hear�nqs Q�fia�r hereby approves CUP 91-0004, �� subject to the co�ditions recommended iri the Staff I�eport to the �j Hea,rings Offiicer d�ted May 31, �,991, as ammended by the Hearings `� Offic.er in Section V. , above. j DATED this 14th day of June, Z991. ,� ti;,�� r� r ;.� . �� Phillip . rillo �� Acting ea�ing� Officer � �,.� � �a ':u� �°� �� .,,( rj �:� i'n� �� ;,� t` r; � ,n � � 4 i;, � � � � yf ?) � E ._ � � , ' Page 3 -- H�ar�,�gs Of�icer De�isionR CUP 91-0004 - `` � � , , ,,;; � �.,>:� .. »_:�� ,.�,_.., st �.� . _ �Y .:�._ _r _�,,, ,...::,., ..::r „.,: , .,.. ,__. .,��._..� ,,..ti.�. �,.:.,. ,<>.,. ..r. t.��.. ... . . ,. .z..,..�_�...s_�:�e "�y'` �✓,;�; AGENDA ITEM 2.1 STAFF REPORT JUNE 10, 1991 - 7:00 PM TIGARD HEARINGS OFFICER TIGARD CITY HALL - TOWN �iALL 13125 SW HALL BLV17. TIG�lRD, OREGON 97223 A. F1��TS 1. General Infarmation CASE: CONDITIONAL USE CUP 91-0004 COMPR�HENSIV� PLAN DESIGN�iTION: Low Density Residential ZO�fYNG DESIGNATIOR�: R-4.5 (Resid�ntial, 4.5 units/ac��) LOCATION: 10865 SW Walnu� Street (W�TM 2S1 3AA, tax lot 101) . '' OWNER: Tigarel-Tualatiri School District 23J APPLICANT: Tigard Babe Ruth, Ync. �; PO Box 230284 Tigard, OR 97223 APPLICABLE LAW: Community Development Code Chagters 18.50.040, 18.90.070, 18. 106.U3Q(�) (9) (b) , 18. 106.120(N) , 18. 106. 120(P) , 18.130.040, 18.130.060, 18.130.150(C) (9) , and Comprehensive � Plan Policies 2. 1. 1. STAF'F RECO.NIlNII�ENDATION: The Pl.anning Director's designee for the ` City of Ti�ard recammends APPROVAL of CUP 91-0004 SUBJECT TO � CONDITIONS. � A. FINDINGS OF FACT � � 1. Backg�ound Information ' Fowler �'unio�c High School received it's ariginal site ; development review approval in 1973. Subsequen� development �eview approvals were granted 1973, and 1976. The most recent development revi.ew was in 197� (SDR 21- 81) . Tlxis revieve� appraved tY�e addition of ten classroomso two teacher planning areas, four restroams and two janitorial areas. 2. Vicinity Tnformation . �he subject site is surrounded on all sicles by low- density residential zoning districts. Most of the pr�perties which are located to the east, north and west i of Fowler Junior High School are �oned lt-4e5 .. � ,� ��-- _ �.,�.. 1.. i -;t , �. ..:....... �:a:�.�l ,...,.-�i.i�F .....z . ,:.s:k.___, ...w.._v...v .a,n..s.t,.�.�.... ..an_e.u_4..3. 3�,.,L...J,.....lk..�.A......u'.T .,r...��t....J.N ,... .... .., .. ...:",:. ,..s.,..�.,..;:_�.�<......n...._..:�.._.,.. �..._r.�.:..:...u......�e i:: n...,. �-:tiu..,... �J��. � ..ik.1,,:.w.,.bu......61.�.:�. ... ` �' �( (Residential, 4.5 units pe�. acre� . The remaining properties ar� within unincorporated Washingtan County and are similarly zoned low-ciensity residential. This site is located on the north side of SW Walnu� Street. Southwest Walnut Stx�et is a two�lane road and is functionally classifieti as a collector stxeet. Southwest Tiecieman Avenue is located td the east of Fowler J'unior High School. 3. Site Information a�d Proposal Descrivtion The subject �ite is a p�art of the larger Fowler Junior Hiqh School site. Summer Creek lies to the north of the baeeball field. The baseball field is bufferecl by trees on the north and west, by the achool and main parking lot on the east, and a �oncession stand, tennis courts, la�a.dscaping �nd a smaller parking lot on the south. A ' track and additional recreation ar�a are located to the nortlne�st of the baseball fs.eld. uth ro oses to insta].1. fielci lights at the Ti arti Babe R p p 9 ' Fowler 3unior Hic�h School Babe Ruth baseball field to e aba.lit for n i ht use of the facility. The provide th y 9 lights wauld not be u�ed prior to Memorial Day and would st al� ed the k Once in r cea�e use by Auc,�ust 1 each year. lights wnuld become the property of �he Tigard-Tualatin Schnol District, S 4. p.ctency and NPO comments The Ci.ty of Tigard Building Division has reviewed the ;' propo�al and has offered the following comments: � The l�.ghts should be shielded or aimed so that they ,. do �ot shine �n aeljacent residential property. Th� City of �igard Buildinq Division and the Tualatin Valley Fire and Rescue District hav� reviewed the proposal and have na ob�ections to it. ,� �To other comments have been recei.ved. ;: B. FINDI�IGS APiD CONCLUSIOPTS Secti.on 18.05.040 of the Cade lists schools and related "'y facili�ties as a Conditional U�e for the R-4.5 zoning district. r F�; Sec�ian 18.1�0.04� af the Code �ontains the following general approval critexia for a Conditional tJse: ' i. Tl�e �ite s ize and diamer�s ions provide: :,Z� f G� STAFF REPART �qf�h��4ar�@ki86� f�� the propos�d us�gen� �,3 {� ,;,; fi3 !�"j ;;af F�`' , � T�; � s. ,�...;� �.��,�aa,.>:,:_y�,�.�.:.�_� ,_,.,�.: �,,.. ��.�� ,.:.� ._,,.��M<= .,..�:>>_ _�..a�.<�.. . ,.,_.,;� ._....�_��.. .�.:.��,�,.u._.;.>.u�,,,�.__,,:.��_�.,�_:,�a�1.z��,...,.� �,u_.,._as,w.�,��,,�: ��. ��-' b. Ad�quate area for aesthetic design treatmes�t to mi.tigate possible adverse effects from the use on surrounding properties and uses. 2. The characteri�tics of the site are suitable for the proposed use conside.�ing size, shape, locat.ion, � '� topography, and natural features. 3. l�ll required public facilities have adequate capacity to k serve the proposal. � �3 , 4. The applicable requirements of the zoning district a�e met except as modified by ichis chapter. � ' 5. The supplementary requireanents set forth in Chapter � 18.114 (SIGNS) and Section 1�.120. 180 (APPROVAL ��;�� STANDARDS Site Develo ment Review if a licable are �'? ) P . PP . f�, met. �� ;. 6. The use will comply with the apgl�c�ble palicies of �he �' Comprehensive Plan. i i The proposed addition of field lights at the Fowler Junior High School Babe Ruth baseball field i.s consistent with the abave `_ criteria. The site provides adec�xate area for the needs af th�± existing school buildings and �ssociated site impraveinents as well as tor the proposed field light�. The site also allows ;� , adequate area �or the installation of the p�oposed lights so {� ' as to not compromise public safety. There are na apparent t'� `'� phy�i.cal obstacles to placement of �he proposed fi�ld lights fr� on the site. The only utility connection that must be macie for s; th� field lights is far el�ctricity. Setback�, lot coverage, � and bua.lding heic�ht requirements ot the It-4.5 zone ar� all �a satisfied by tl�e existing cievelopment and wi11 not be affected �� by the proposed modificatian. � Code Section 18.130.060 states that any modi�i�atinn which is � not wit�in the descr�.ption s�f a major madification as provided �� xn Section 18.130.05p shall be considered a minor modification. � This proposal does not meet �he d�finiti�n listesi under major � modifications to existing development, therefore, this proposal �� is defined as a minor modific�tion to an existing development. �� As a minor modif ica�ion, the propo�al would normally be sub ject � r; to a �irector'� decision. However, since there was some �� controv�rsy over the previous approval for fielsi lights at this � si�e, staff has eleated to move this Conditional Use Permit � application to the H�arings Officer agenda to a114w for public testimony. Code Section 1�.106.030 (B) (9) (b) (Parkingj provides the � parking requirements for a junior high scho�l. These STAFF REPORT CUP 91g04 �CHOOL DISTI�ICT 23J Page 3 �t. �_,,,.T..__ �--�-,,. -�..,.a. _..,._,, ...-.�.r�-G- �T-� .. � , _— - – .�.,t, y ._ ,, F,-„�. � . � .. „._n--, . . .�� ..�� , _ .. _.,� .,�,t. . � _ �, :. ,:.... . �_... � . . :, -�;--L�..�, >..�, � :�_.. ..; -•� t . :: �f ..: j t .. . . .. .... . . .x.v. .�«...;iz�.tc.._.�....53._,..��...sl....W.t._«...3.w. :.. �, ...,r .i...�,.. ,�..o b.....u.d...�:.".,..',t�v.u.....,_+.a.L'J.+�:Juvi...l._�...�'�u�,uw..u....:_.�:�.�....c...aw.'.v;.i..:L�Y..,..:..5z::�:.�..�_.W.s.;:.«:_._�?.�.:�.u_�5.:_.,...._.....-:,..w..�.f.�u..,�_'..e..,.,......»�� -��...,..wu`:.a.a..�...1.rv:.iCe..�-.w..w..M,...nuz...'� .�W3-,:.v�. • n tr �� requirement� are: 1.5 spaaes for every employee, plus 1 spa�ce '`` for each 100 square feet of floor area in the audi.torium or other assembly or 1 space for each 8 seats, whichever is '` greater. Section 18.106.020(N) requires that one �ppropriately sized and located handicapped parking space be provided if 26 tca 50 standard parking spaces are prov�.ded, plus one additional handicapped space for ea�h additional parking spaaes provided or fraction thereof that are provided. Additional�.y, Section 18.106.020(P) reqkires that a minimum of ane secuxed bicycle rack space be provicled fox every 15 automobile parking spaces. The applicant did not address th.ese code sections in either the applicant's narrative or within supplemental application { ma�erials. Staff therefore relies �xpon the most recent Site �: Development Review approval by �tY�� t�ity (SDR 21-81) in order to address this issue. Specifically, this approval states: ;;;7; "Adequate parlcing exists for this facility. " Additionaily, the proposed installation of the field lights will not require a !:;; mandatory increase in the �axovisiorn og on-site parking at this facility. �'�;, The installation of field lights will allow for the expansion of the hours of operation of this basebal], field. The additional numbers of players and spectators utilizing this �iel� during the evening hours will produce additional noise '` and/or extended hours of noise generation. Th� Departm�nt of Environmental Q�ality (DEQ) (Chapter 340 OAR) , the City of Ti�gard Community Development Code Section 18.90 �Environmental Performance Standards) , and City of Tigard O�dinance (ORD 90- 30) each addre�s the issue of allowable �ound level� f�om nois�e generating saurces. ORD 90-30 7.40.1�0(b) states that persons ' c�nducting should level measurements sh�ll have recei.ved training the techniques of st�und measurement and �he operation �- of sound measuring instruments from DEQ, a registered ��: aeoustical �ngineer, or other competent body prior to engaging in any enforcement activity. Therefore, allowable sound levels and sound measurements shall by addressed by the City of Tigard Cocle Enforcememt �fficer. Adda.tionally, staff would recommencl that th� evening hours of operati.an oE this field be limited �; to no later than 10:30 p.m. This permi� should be conditional in that if a pattern of valid complain•ts �hould develop �oncerning a violation of the hours of operation, the City would have the authority to reexamine and/or revoke this - approval. Section 18.90.070 (Glare and Heat) states: `��; No direc�t or sky�-reflected glare, v�rhether from ,` � floodlights or from high temperature processes . . . which is visible at th� lot line �ha11 be permitted, and: . . . these regulafiions shall nc�t apply to sign� or fl.�odlights in parking areas. . . � �,,� ,.,;,,; STAFF REFORT GUP 91-04 SCHOOL DISTATCT 23J Page 4 �� ;� �, ; �F r t1 ';45 �r�°i ';{ •,,i �� ' � .. . _ . . � �. . _... . ,. _. �_ ..... � �- '- at._..,.�.w:`w�.y�_..��:5_�_i�.......�-�_...u�.�,._.`;..,....r�u�'.s,.�_.,w� 'W:._�,��..,.W.�:_wi,..�. ��:..tc� v ..�:::..,....,..,.y...;_:..sf.......,�.��+e,._ ._±?x» ...._..��k, , .,.....c..�,':�..� w;:'..: .,,,,,.�.....d.:.,<...�..� _, ,._.....e.:.w,. .,,2_.,. ' ' ��; �� 4'�' The applicant has proposed ta place the field lights in an approximate north-south orientation (see site plan detail) . The nearest residences are located to the west of the baseball , field. The distan,ce from the proposed lacation of the westernmost lights on the baseball field to the nearest � ' residence to the west is approximately 350 feet. Due to the � bufferinq effect of the trees which are located between the baseball field and the�e residences, the properties which may be most affected are those whicY� are located on the north �ide � of Tnlalnut Street directly in front of the school (approximately 200 feet from tk�e nearest north facing field light) and �hose residences which axe located approximately 400 feet to the south across SW Walnut Street. Staff contends that these factors, together with the specific mounting angles di the lights, may provide the ability to mitigate the glare which . will be emitted by the field lights. Since the applicant did not address this code requirement with3n the materials which �� were submitted fox review, this requirement shall be addressed �` in the conditians �f approval. Section 18.130.150(C) (9) GOri'�a�riS the follawing additional Condi.ta.onal Use criteria for a �unior high school: a. �at Size: i. Tl�ere shall b� no m3.nimum lot size requirements for schools other �han what i.s xequired for the applica►ble zoning districtp b. Setbacks: �° i. The �front yard �etback shall be a minimum af 30 G_ �eet. �'' � �, ii. On corn�er lots and through lots, the setback shall � be a minimum of 20 feet on any side fa�ing a street, plus meet visual clearance areas (Chapter 18.102) . ii9.. The sxde yaxd setback shall be a min�.m�sn of 20 feet. iv. The rear yard setback shall be a minimum of 30 feet. Tl�e prapos�d field light locations are consistent with a11 setback requirements. ' �he proposed minor modification, complies with all apglicable � Comprehensive Plan Pola.cies as follows: ' 1. Policy 2 .1.1 is satisfied because NPO #5 has been � ' inforn�.ed of the proposal and has been given an oppartunity to comment �x� the pxoposal. In addition, notic� of the public hearir�g and the oppoxtunity to .�'iTAFF REPORT CUP 91-04 SCHOOL DISTItICT 23J F�ge 5 �', s � _ _ _-- . �..�.�_�� r-, �,_� � �..�. .__.�.��__ � ,, � . s�s.�„u.�...._,_i..:�.....,�,...,i �� ..,t,:,�.,:�...t��.... �i4�_�.z.._...,..4.�,...;�.��lw!!,.,.,.._.��...u!.,..�x....a;:.��u..,.,. ..,:Sw�+._tic'.uu;.l..,.,��._,�. ii. �..t�� 1... ..,....v....,: .z.awn..x..... ..yP tt_s�,..J�'...wn4Lc.._�.......�e._.,.1.u - � � � ��,� ) ::!*. .r�d �7..: � 1:'� comment on the proposal has been sent to nearby property owners. C. RECOMiKENDATION �he Planning Division recommends APPROVAL of Conditianal Use Permit (GUP 91-0004) subject to the fallowing condi.tions: THE FOLLOWING COY+IDITIONS SHALL BE S.ATISFIED P1tIOR TO THE ISSUANCE QF A BUILDING PERMIT FOR TNSTALLATION OF THE PROP03ED FIEI,D LIGHTS. 1. The applicant sha11 �ubmit engineers design approval for size, type and depth of imbedment of the light standards prior �o installation of the lights. STAFF CONTACT: Brad Roast, Building Division 639-4171. 2. The applicant shall submit verification that the x�sultant glare of the field light� shall b� mitigated sa as to p�event direct and/or sky-reflected glare from iinpacting neighboring parcels prior to the installation of the lights. ST.AFF COAiTACT: Engin�eri.ng Division 639- 4171. 3. The evening hours of operation of this field shall be � " limited to no later than 1Os30 p.m. STAF'F CONTACT: Code Enforcement l�fficer, Planning Divisiori 639-4171. 4 . This appro�val sha11 be conditional in tha�t if a pattern of valid complaints should clevelop concerning a �iolat.ion of the hour� of operation, the City shall have the authority ta ree�camine and/or revoke this approval. ST.AFF CO23TACT: Ron Pomexoy, Planni.ng Division 639-4171. � �' S. Approval shall be valid if i.mplemented �aithin eighteen months of the date of final decisian. . �!'� ''S —3/-�/ Prepared by. � --- Ron Pomeray D�� Assist�nt P].anner • /(� ��:.��►� ..�__��''`�� ;� Approved b�e — a, Dick Bewersdo f Date Senior Plann�r aup91-04,dec �k� �. � STAFF REPORT CUP 91-04 SCHOOL DI3TRICT 23J Page 5 � ,. r�� s ��t,,.„,f i; vy;i'`, f c� ";; i,i �ti�� . � � . .. � . . � . ..�. ... . . . . .. . . _ � . - - - -- - � t= -'� �.�:�--.... . • . . . _, t j --_--..._ - -'° �... _.._ .._._:-•-•. ,,..,__:._- _� . - - . I ;: ' W } ' • ' . _ L 160 �� .J ;�� 1 170J °' .. • � � � "---�_ � � � �� .� � ' �' •�� . ... .....� t= . a � � // � � � p � . � Q ER. # i � � ' � i . �.�. � �° :) ; �/ ti } //''�� _'._-�� 'G \ ; �� , �/'1�'�„''1 ) � 4 3 � ` . /,... A � 1� /� �� t f / =� . 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CLYpESOAIE : .� CT. .• + , / •� � , . � •t�yf s I 0 a t R �Y E. s . � \ � -� • ( � � � z� ` �y /N � � ��.�. � 0 � ��, a�e o r �n . �, ; r'�� / . l� �'• . `z � / � � � ./'"�• tic2 . �.''�� '` ° !' �-..., �... � .s1 : ,,, � `t' � '•. � \ o�� ' �� \ `�'�' ,�S'�'Q It`� �ia�y'� _el�'r�� ' � �.—.�-�.�:�.�.�..�.� ..,.�. ��,�..�� ,,.u. .:�:� �,,_,_.... �u�,.-�.....4 ...�-x„� x ,.;_��...�...-5.,.d..,......._,:.�_�w a,�.,H,.:-.�;:�,-.L..•-:.x,n.�- . _ .._,..._._,. ».,w.v�e.,..4:.i.�-,:�:' _,: . _ .:: __ _ . _ _ . _ _. _ . � _ • � �_ � ��EGULAR M�ETINGJB��A�D OF Ljl�tEi;i i�R;� � - Tigard-Tua1ati� Schc+�� O�s!r�ct �3�! � � � �Netzger Ele,mentary School �A�trjl .!�� '1991�s' - 7:30 p.m. r! ;; x...._. , � �� s. � . kilNUTES z} ;,, !'a,�l.�.7A ORUER Chairman Nelson calied the regular mseting to arde� �Y ��35 p:r►�. at '� Metrger Elementary School. � ;#i �at ?� ATTEtJDING Directors: Jack Clinton, PVlike Nelson, Pat Biggs, Rich Carlson, Gary `' Cumpston '� Administrators: Russ Joki, AI Davidian, Frank Hodapp, M. Russell. A. 'y';{ Zimmerman, G. Robb, F. Puhi, S. Baker. S. Stark, M. Adair, J. Pierce. ':i P. Lorain, A. Rutkin, E. Hiliman, M. Branam, G. Sehor� `�� ;:s Siaff and Others: Paul Costelio, Steve Meagher, Ginny HeyeP, Gay ,;;;� Pfaendle�, Jeanette Ryan, Scott Isaac, Michaele DeBisschop, Jolene Ragsdale, Merrily Haas, Cathy Chase, Pufary Lou Wellodc, Connie ;r `�liddleton, Ka;en Hansen Z ,, ,; Press: Martha Ailen �� '::; :�, Recording Clerk: Rae 8owen �;; WELCOME b PRESENTATION `' Principal Maryalice Russell welcomed all in attendance and introduced lo�l ;;� school camr�nittee membe�s Cathy dhase anci nllary Lou Wellodc. Teache�s Jeane�t� Ryan, ,'� Michaele DeBisschop and Scott Isaac made a presentation on the school's C�ite�ia-Based Instruction, using overheads and handouts. ';F; COMMENDATIONS � ' Recognition mugs were presented to Cathy Chase, Mary Lou Wellock� Connie �';� Meddleton, and Karen. Hansen for their valunteer work with the students and staff at Metzger ;� Elementary. � ;;. :::� ;�� Dr. Clinton announced two new empioy�e recognition practices which will be �� impiement�d this year. The first is an �ward of achiavement to thos� certified empbyees who !;� complete their th(rd year �nd move f�om probett�nary status to continuing oontraat status. ThiS � ;;t recognition will b� held at the �nd af 1he year. The othe� awa�d, known as the l�ipha Award, wiil ;;� be presanted durin� Tigard Education Week to selected empbyees wha are in�ovative� volunteer . '" to advance school go�is, faciHtate outstandin� student achievemsnt, and take leadership �� responsibi0ities. �� F CONS@N`T AGENDA � Director Biqss made the motion to �pprove th� consent a�enda as presented and �' Director Netson seconded the moti�n. The motion c�rried with unanimous approval. Items i� included i� this consent agenda were minutas of the m�e4in� of March T, 1991, a personnel � report and a financial report. � SUPEAiNTENDENT'S REPflR'T REYIEIN OF ACTIOPI OTEMS � Dr. Joki stated th�t h� did not have any it�ms to ba included in this report at thBs � time. � � �� ['� ��;s �.� • �a . Y:,6��-,`�' � i � M � � SENIOR HIGH SCHOOL ENVOY REPORT � Kim f�guyen made her monthiy report on events and activities taking place at °� Tigard High School. Her repon inciuded a listiny of students who were successful in the recent ASB elections. COIIAAAENTS FR01A THE PIJBLIC ON A�'iENDA AND NQ►N-A('aENDA ITEMS � �' Mr. Omvid Cutriyht, parent� indicated that he wished to speak to the policy on �:� eariy �ntr�nce and St�ve Meagher, TF�► member/represent�tiv�, wished to speak to the tax base �� election. ��: ,,� Mr. Cutright requested that the Board re-consider revising it� policy which �{ aliovas for testing �f students who do not meet the cut-off date for entrance to kindergarten ar� ,a grade 1. He stated the policy should rerteain as it is in orde� to give children who are ready for << school a chan�e to enroll. Mr. Art Rutkin wiil investigate the success of those students wF�o have '' been tested and admitted early. • �. �� Mr. Meagher s4ated, as the r�presentative of the TEA, that the goard of Directors ''; and School District staff have the oomplete support of the TEA toward wo�lcing for the passage of �.� th� Tax Base �lection in May, 1991 ani� �s such, the T�A will make a contribution of $1,500 toward the support of this election. BUSINESS � OPERATIONS REPOFiT Buei F�illman made a repon on the statu� of the �ansiruction projects at Hazelbrook Middie School and Tualatin High School. Frank Hodapp requested that the age�da item dealir�g with the bid award for portable classrooms be removed at this time to allow furth�r revi�w of the b�ds. F � Mr. Dave Smith �rom the Tigard-Tualat�� Babe Ruth Board, present�d a liphtinq „ '; projsct at Fowie� Field, asking to light Fowle�'s baseball fleid. D6rector Biggs recx�mmended '; `; approval for the Babe Ruth Association to put lights at Fowler Field a�d Director Carlson '' ;� +� seconded the motion. The motion carried with unanimous approv�L '� ;� ,, Frank Hodapp pr�sented an appropriations resolution to adjust funds ta the � Service Suppnrt area ot the PL 94-141 Handicapped Program for testing throu�h Washington County and staff devefop�nent training ne�ds. Director Nelson made the motion to approve,this �;;; resolution as presented and Director Cumpston s�nded the motion. The motion carried. Mr. Hodapp updated the Board on events �t the Legislature. The Education First Coalition has proposed amendments to SB 815 which will be presented to the Legoslature through the Coniederation ot �on School Administrators. This amend�d lan�uaqe wouid help ;; Districts like Tiqard-Tualatln as weU �5 sm�l�er district throu�h the state quali(y for state � repla�cement doQars. Staff recommend�d that letters and telephone calls to Delna Jones� �? Chairm�n of the HouSe Revenue Commit4ee, w�uld be approp�iate at this time. !; lNSTRUCTIOfV � Cl�fdRICULUM REPOR'T � Or. nav9di�n presented funher inform�tion on the proposal to reduce the � graduation requirem�nts at Tigard Hiqh Ss�OOI to 23 from 25 in oonJunctfon with establishi�q a � six-pariod day at THS from a s�ven-period day in ligi�t of Ballot Measure 5. The study made its ; report and rec�mmended implamentatbn, S�ven-periods would still be available far junior and ` senior stude�ts choo�iny �lect�ves. letters ar� beinfl sent out to Rar�nt� in the Distri�4 with � this informatbn, but with the stipulatlon that the Tax Base updete is n�cassary for fundin� the ;� existing programs. Palicy IKF was r€►viewed as the implamentinp policy. Director Biq�s mgde 'h the motion to approve graduatbn requlrements of �3 credita and to establish of a six-period d�y `:�fi ., a, � . �, _ � -� . , �� t�..__�.,,�'a,'.L.�...�.W;�:w.,.t:r.:�.;aK ��u;a��L�..,.�.:��.�:,�::x>,;u��,.�...�......,.:.w.�.w,...:y�.a,=,�,,�w.,,,.;.,�,..x ' ,; G,...v�u�:,�,___...... .�_..�,.w..,�...�..aw..W...�.,..e.�,..,�,x .,...w.,..e.�..,...� .- ' , � � � 3 . w'� ��.4�; ��f i TIGARD �ABE RUTH INC. FOWLEFt FIELa IMF'RpVEMEN7S APPI�I�'ANT ' S STAT�M�NT . It is tl°�e int�nt of Ti,gard Etabe Ruth., Inc . to seelt a Minar Use i;hen�e f'or tr�e Fawler Tunic�r High, SC:I'10GI. E��sek,all Field . This wi11 �llaw aur org�,nizatior� ta install liyhts, �n tha si�f�ts, ta provide ni��ht u�e r�f the facility . Wit'I't tr,e ��rc�wt{-� in tr�e Ti��yrc!-Tudlatir� �ch�.;al Cli�trict , the availat,lity af 8ase�,a11 f'i�lds r�as dirr►ar,ist-�ed . This problem ar�d -the incr�as•es ir� tY�e num�,er af player� in aur arganization c,uts our league in the pasitions o-F turnir�g away youny men who want tc� participate . By ir�stallin� lights ar� this field we will l�e abl� to ir�crease the numt,er of availabl� qames wi�hout seeKir�� anotr�er facility . Ths use a� the li�hts will conform to tfie L'ity of Tigard ��urfew c.�rdinance . The,y woul� nut be used priar to Memorial U�y and w�uld cease use by Au�ust 1 , Ur�c� in�t�llc�d, th� light� would t�ecc.�me th�e prapErty af the Tigard- Tualatin School District . David Smith Project Coordinator Tigard Babe Ruth, Inc . , i t � � i ; � i tw..ve,,.-•.;;r��- �� -:"` r+,.; ,a.,^^ ..-...�.-+�m-,r' �.. . ,�Y�'.^ ��' �� i, :j�.�� i,s. ; _ 7 ��. i�t =,� i} ,i z' ..�"�_ ,.., ,. r.1.,.,r. . , „�... , 4 , . .� d7 . _ ., . � — Y, ,'" , , ,. ;; � �. � ' �...,.�...�.�.�,,.,..w.�..�w.4..�.�..wv..�:.� � ' - . � �' eisW'�'euueucr.ttwcswwvya��cnsY.=}.fY3'd....tHS.C._.�'•aM%vG1YAaxv.x.a.�i.uWr+m�F+-:v.[u✓��..w,.._._��..�—r .u�.ww.........'+. .dJi.'.it..�3.'�.'.3.:.3u:.'Ld...�+_Y:S�w.i`kNni`exv�M«'rl.uo W v+e++��, 4 � • � �.� "� Nt � ii� _ �:�„� ' ';i r.c� ..3�.-_ . ' " . Y�.. TICARb BABE 62llTH, ING � ;a FCIW�ER LI.GHT PFtGJEGT ' EQUTPMENT A�lD LAY4UT DE�INTTIdN , LIGHTS � � �,f the followir,g: Tt-,e li��ht fixture� will r,�r�si�t i , f�'<_,s�.tions A1 ,A2rEl:1 . �1 ( See, Fi�lci Oia�ram:� 4-15C10W Incandescent Lamps per pule. p 8-15DOW Flc�od Lamp� P+'r Pole, 2 , Pusitiions C1 , C2,C3 ,C4 12-150�1W Fload Lamps ��r {�nle. Note: It is unc>ertain whether thi� nur�nber o� fi��u��bl�W�t ��e i�a�^e�s�,rY �'�� provl�e adequa�te lightin It is p ti�e nurz�ber� u� lamps per pole wil l be rzdu��d . POtES: ?he poles will be Treated 8U ' li<��'�t poles. They will be tt�e �ame quality �nd weight bearing capacity as those used by PGE ihey will b� a maximum u� 8�l ' in lenc�th, buried lp ' thus leavin� 7� ' abov� ground , The cross members tl�at wiLlThey su��port the 1 i�ht �i�t'ures are 12 ' anc�le stee5. C�x3) . w�re acquir�d with� the li��hts and had beenapi�an�usThreeed f,�r 20 ,Years. No rust or de'tarioration is �:russ members per pole-(;see light dia�ram) . ( WTRIIVv/FVWER. under- � 411 wirin!� will tae dane bY licensed electricians using _ �_�rc�und oond+ait when possiL�le . The wire will me�t ar exceed '� �a�e, power wi11 b� supplied by PGE with a transformer r alreacty �nsig�►t. � INSTAL.L.ATT��N: ,� Poles will be ins-talled by a licensed cantractor . ,�,, - � '`� �::; -'�� :;; 4_� q� `� ' �.� _ �� , ,.. , � �,- _, ,� ��-m�v�. -�r ''"` t �,x.. £'~ ?.. � .� �/ � � � � `� � �, � . ��. � / -��, � _` � `, �-- �� : � i ��j ,� ;,` � �E � / � � � ' '' � ` �� -:,.i-,. . �s_ �� ` � � �� . � t � ► � � � � � t / I �� \ f . r � . \ � . .. . ` 11, �� ` � + � � �a� � � C � � � � �� /� T �. �� /�' � � . . �� , , �� ;� , ' -�-►-- • � ` .! � yy�i�� -- ---�'�"�� / —..fx.��. �,:��'""�• �i-r �!�� . ,, ��, � rrrs� .� � �, � � ' � � r� ■ `�. r�t � � � ♦ ., � ; � � � .:a .� , , / � • � I :� r , � ! i �,� , �� ( ��+ �� . ' � � �� _. — =ii/ \ �� ,� s . �j � � � �. _ ��.�� ►� _ _ i►�1�. ,,,, f. �.'* �t�,�.,,��.'*�. � -`._ � �i. �� wr.�� • � �� 1 ■[` ��'.�� - �--�af , ►aH/ .-..,._... � � .� � � �■� . � . � ��~ . // �---+f.� f � �� j � � .. 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L.� - r-ti�,.}�..-,��-,r;��^ ��r "'""`",';�_'�" .-�.'�' .�n"`r"": c.�r �W-s-��..,_�.'�,....�L-'z;'��.:..�.� �:, �.. � . t* '"' '�, �'�=,=��,.�- � . ��-,�.".�'°,- ,��..:.:'..._..� 's..�>^�t�.��.:� �"`��4 .�.�,�,�...h:��,�:...:;,s..:Y...._��_a;,d......�...�... K_,.«��..�..�,�..xr...y.s� .r... .c,.�,,..._ � F: f ��; ,} }_! �' G 3 �� _ .� c _ , u.s �: �� L's� � r: :� . �: .� ,: � � �=�I ¥ • ., — � . � , � 4 . � �o .�60 � � ; , . � �f ' t . � t = � �.� � � s .; � �'`' �� 3� , - � ,�,�' i' � 3bo ' l�l� ' � � :�:- 4 • � � ( � . �% l � L�� r: . ,G � / t, '� � ` J� yY'�. �. . �p / +�'�r',�: 9 4`.: i p� 43: ; �, . :�: � f � i �; . �� = y � F. } �;: i' E:. A � :i �^ � 3' � �: � • � `�� {: � � �� f �� . .i3�- , ,. i � 40 � ;°' , . �h �. „�. ., � � ,� ' � ��` � � �o €� : � , , F: ;� �� ' �t , . . T � _ � �,� . . - _ . � � � t�_< _ � : :�; �� ; � �� ,�, �� <., � _. � :_ -� : _ ; �-:-. � :� r_ �� . . �' ��--. ��y'�,--____.�} _ � ` � _ ;Y . . � ._. _ �, . � � G � [. ,1300r1� /N�A�11�0E5G��17° t � M �C s � � s' �� ; � , _ � � ' � fsbo�t r.�u a�s�. �'io�o . i � � ; t . _ I .DfifM+� l�36.� °�7�'�'��o a!�^ �pN '�7 � 7 g, > 3 n� A►JG� 5-r�c.. �.'', ` �o` . � � f � ! i i ! � e . t � ' n E ! T ,{ � r � �_ ___ _. �- � ;, ;y, � �� „ � �,, . . . , , �, , ,. ., „ , , - � ,. .,: � _ ; ,, .._.ax::...___, v � �.:;: ....._:>�.. _..__�� ..w_�,.�......_. :; .� , .. .., . _._.:. .� ._ __ ...u._,w�w. � ..�::U ..�_.�:,n _... :.:,_�, ,_. . �.�.�_.�.. �.._ .:>r ��-t� , � � �✓� >I I BEFORE Tf�LAND USE fiEARINGS OFFICER FOR'fHE CTTY OF TI�ARD,OREGON � In the matter of ar�applicadon by Bob Burness far ) F I N A L O R D E R approval of a preliminary plat for a lalot subclivision ) SUB 91-OOU6 ,I and cul-de-sac variance north of SW Landau Street ) VAR 91-U009 east of SW 77th Avenue in the City of Tigard,C�egon ) (Landa�Woads) � F i:� I. SUMMARY OF Tf�REQUEST f� i o-e� xt� a The applicar�t requests approval of a preliminary plat to subdivide about 2.52 acres into a g 10-lot subdivision. Proposed lots co�mply with the dirnensional requirements of the Yt-4.5 (Residendal)zone. The applicant will dedicate ar�d improve a 585-foot cul de sac mad � ,: noa�tth from SW Landau Street. A vari�nce is needed for this road,because the City Code � ' h allows a maximum 4U0 foot cul-de-sac Iength. All lots will have meet minimum frontage �'� requirement$on the p�+oposed cul de sac road. �,� � F;� City staff recommended appraval of the subdivision subject W conditions,including �� condirions requiring a redesxgn of the subdivision W extend the cul de sac street to the east '1 �,�"x, edge of the srte. The applicant contested the recomtnende�conditions of appmval �,f` concerning redesign of the cul-de-sac,cut and fill requirements,storm and sanitary sewer ` location,drarnage,set back and wetlands preservadoa►requirements. The adjaining �� landowner to the eas�opposed extension of the proposed road to his property. Foar other � " membexs'of the public testifed with concerns about the prcc�osed raad and exisdng creek location,wedands anri tree location and preservation,buffer si�,and fill requirements,and requested the record be held open tc�respond to new evidence introduced about the alternate street pattern. t� : ;;� The He�rings Officer held the record open for seven days. The appl�cant and CPO#4 y¢ amended the record during that tirne. The Hearings Offic�r concludes tlne subdivision � shauld be approved sabject generally eo the conclidons recornmend�d by staff. H�wever, a� the Hearings Officer also concludes the variance fmr the cul de sac should be approved, � contrary to the staff rec�mm�endation. � LOCATION: 75315W Landau Street;WC'I'M 1S125CU,Tax lots 4102 and 4104 APPLICANT&PROPER'TY C>WN�R: Bob Burn�ss STPE AREA: About 2.52 acres APPLICABLE LAW: �ornmunity Development Code Ch. 18.50, 18.84, 18.88, 18.92, 18.96, 18.98, 18.102, 18.108, 18.114, 18.150, 18.160, and 18.�64 and Comprehensive Plan. policies 2.1,i, 3.4.2, 4.2..1, 4.3.1, 7.1.2, 7.3.1, 7.4.4, 8.1.l, and 8.1.3; and the M -Pr etz er o ss Area Communi P'lan g � tY ST'AFF RECON��NDA'!'ION: Condirionally approve � ; EXAMIlVER'S DECISION: Condidonally appraved � � ;; Page 1 - Hearis�gs O,J)`'reer decision SUB 91-OUll6 and VAR 91-0009(Landau Woods) { ; ( �� t 4 � t Y t '��ii . '..,�,.,v,�< ' -�c¢.. ..�, .�.. .�., a....... . {..., . ..r«._j.,.s, ...,fu _ r>>i. ,._.. ,., .,.. ,.F._S6 4 . . ...�.. a._ .�t._ ..�.,�,...u. . .._.., ._. .�,. _ ,.. ..,.. ._. � { ...�...n. . ., ,�. ......� ...�.r.,__.�.,.._,. t r:' ;t II. FINI)INGS ABOUT SITE AND S�TRROUNDINGS A. Site size and shape: The site is roughly a rectangle 350 feet north-south and 330 feet east-west excluding the southeast corner of the rectangle. It contains about 2.52 acres. B. Site location : Th�site is located about 350 feet north of SW Landau Street between SW 74th and SW 77th Avenues. Ash Creek i�Iocated just north of the site. C. Existing uses and structures: The subdbvision site is occupied by a single family dwelling and two aue-buildings that vvill remain. D. I'roposed uses and structures: l. The applicant proposes to divide the site into lO lots. Propos�d lots contain from 7504 square feet to about 21,825 square feet. Paopc�sed lots average 9470 squar�feet and have an average width of at least 50 feet and average depth of at least 85 feet. A single fa�ily detached dwelling will be built on eaeh proposed lat with the existing dwelling to be retained on the 21,825 square foot lot. I i 2. The applicant also proposes w extend SW Landau Place frorn an existing stub at the south edge of the site 585 feet to a Gul de sac near the center af the site. The applicant �proposes to dedicate and improve that road�s a public cul de sac street. The applicant seeks a variance to construct the cul-d�-sac,because it exceeds the maximum cul de sac length allowed by City Code. 3. The applicant illustcated driveways,cuts and fills,and building envelo�es on ara ' exhibit accompanying the pr�liminary plat. The applicaa�t shaws a common drive ' sexving two sets af three lots apiece to minimize the ne�mber of curb cuts and xo � preserve th�maximum numb�r of trees. The illustrations are intended to be nothing more than that; they are not intended to bind the applicant tn what they show. 4. The applicant also proposes to install sanitary and storm sewers and public water. See findings below. E. Exisdng and proposed vegetation: 1. 'rhe site is contains dense mature vegetation,including subst�ntial deciduous and conifer trees. There are 223 trees on the site,based on tt�e tree survey�n page 3 af the preliminary plat. 2. The exact number of erees to be removed will depend an the design of the road, utility systems and homes to be placed on individual lats. The Heari.ngs Officer assumes some vegeta�ion including trees wil be r�moved,�nsistent with applicable laws and pursuant to duly issued peranits,to provide spas:e for structures,utiliries, access, and yards. Page 2 - Heariags 0,,�`'ieer decision SUB 91-0006 a�d VAR�1-Q009(Landnu Woods) -,-�,�-..-,..- �,�...�,. ,.. ,�.,,-. . .�,.. ,. �.�....;� -� �� ,.. �� .- ,.-�..,..._ �.:., " � i � : �, I r , ,. i �� , . v ... ,!�r.... _, u... _. , �._. �. .r.._, ..,R. ... �:,...a.._....u�.... ., . ..,,� _.....e..,. . ..�Ln...� ... __ . i , ..,, 's_ ,....,.. <.0 �.. �..„_.,._. ..�. . ... _ .__ ._..w._ ..- __ ' � ' � �$ 3. The applicant projects that 57°l0 of the exisdng mature trees on the site can be preserved,based on the proposed road plan,driveway loeati�ns,and building envelopes. 4. By letter dated July 1, 1991,the applicant requested that the Hearings Officer I authorize removal of trees in the right of way without requiring the City to have issued � a tree removal permit first,due to Goncerns about how much ti�:ne it will take to receive a tree removal permit based on prior experience elsewhere in the City. F. Topography and drainage: 1, 'The site slopes generally north. Ash Crreeek is alung�he si�e's northern boundary and crosses the northeast baundary. There is a wetland located on common open space owned by the horneowners to the north. A shallow ravine runs due north on the west part of the site. An internuttent spring is south of the site,west nf SW Landau Place's current terminus. The applicant has placed drainage pipes at several point�within the ravine to pick up this flow. 2. The applicant submitted a.preliminary storm drainage plan. The applicant proposes to build a public storm sewer within the shallow ravine across the westerly five Iots to ; the north edge of the site where it would discharge into Ash�reek. The applicant will install a catch basin at the north end of the cul de sac to collect water from the street. The applicant will cannect the catch basin south of the site ta the proposed storrn sewer. 3. City staff objected to the proposed starm sewer design,because it crosses private praperty. This locarion on private land could'unpede access to the line for maintenance `'' purposes by the City. City staff recarnmend ttie applicant situate the storm sewer in the public a°igi�t of way of Landa.0 Place as mucl�as possible to facilitate access ta the line. 4. While the record remained open,the applicant submittsd an exhibit illustrating how the storm sewer could be situated mostly in the public right of way and how it could be situated alc�ng the west edge of the site. The applacant estemates that,using the City- preferred plan,the storm drain would 1oe as mu�ch as 17 fe�t deep; that the discharge point is farther north;that the system would not collect w�ter firom the dev�l�pment to the south;and that m�re trees wauld have to be removed and deeper excavations would �,� be needed to serve lots a�c�n$the west edge of the site. ki. �:':. 5. Based on a lett��datec�June 18, 1991 fram Richard Olsen of the Oregan Department of�nvironmental Quality,the north edge of the site may contain a small area of wetland. 'This wetland helps uag pollutants and sediment befare it enters Ash Creek. A wetland also may have existed along the cotnse of the swale in the west portion of the property,although it has been at'fected by recent clf;aring. The proposed develapment could exacerbate storr�waterr quality problems by removing or altering we�lands and by building structures and ut�lisies ui the north poraon of ehe site. Som� .�� for�n o�water qualiry enlaancement facility should be provided to minimiz$the potent�al far runoff entering the cre�k direccly. G. Plan designation and'zonin� : The site is designated Low Density ResidentiaY and is zoned R-4.5 (Residential,4.5 uni�s per acre). 'I'he portion of the site adjoining Ash Cr�ek is designated an Area of . Special Concern on Washington C�unty's Metzger-Progress Community Plan Ndap. � �� Page 3 - Hearings Ofjicer decision �� SUB 91-0006 and VAR 91-0009(Landua Woorls) '�'ii ��, +g!H J� i; i:1 s. �p{ ✓� t"T^� . t T� '3 ""i .. t .-' il {`v 8 � . , _. �'. � . U'.,._. . ,. ... .. „ � ��ki !�..s.+�lj� ��"�"' ,. . .... .... �: �.F fl x. � �. � ' " : . .�. .,.. _.. .., ,,.... .,...,,..,_� ._, ., �..,.... .... s. , . . �'� '! � '.{ fx �� . , , .., „., r..,.,�., ,.n.4. ...._ .i. , . t��- � i ..�,�..a.�..t.._...... liNr.� .i..w _.._� . ,......_ . ,a.... .. .... . .. .. .. ......._ ,.,..,.. . . . , , �� F��+` � I H. Fublic services and urilities: 1. The site can be served with public wate,r by extending the existing 4-inch line in Landau Pla�e to the soueh. ' a 2. An 8-inch sanitaiy sewer line enters the properry from the south and extends about 176 feet along the east eiige of the site to a manhole. From that point,the line extends � west abQUt 160 feet to another manhole. From that point,the line extends r►orth to a ; 15-inch sewer trunk that follows the course of Ash Cre�k. �`` �� ,;� 3. The applicant propcyses to extend the existing 8-inch sewer line al.ong the east edge I:� of the site ta a new manhole about 20 feet from the north edge of the site. The applicant �_ also will establish an 8-inch public sewer within the same shallow ravine as the storm �� sewer. A third 8-inch sewer line 10 to 20 feet from the north edge of the site would �;� connect these two secdons and provide acc�ss to the 15-inch mmlc line to the norttc. f;-� : The sanitary sewer lines would be situated entirely on private property. Th�appl�cant 4r� proposes to grant 10-to 15-foot easements over the lines so the City can access the y;'� ; lines for maintenance. The applicant would vacate the existing sanitary sewcr line from �� ' the manhol�along the east edge af th$sitc to the manhole at the north edge of the site. ;� 4. City staff object to the proposed sewer design,grincipally because it situates the line � 4'` o�private propexty,requires more development near Ash Creek,and remaves uxore �� trees. City staff reeommend the applicant situate the storm sewer in the public right of �. way of Landau Place and use the exishng 8-inch sewer lines ra�ther thaei vac�te them. City st�ff believe the saiutary sewer in the public right of way would be 5 to 7 feet deeper than the lines proposed by the applicant. 3s 5. Whi1e the record 4e�aaineu open,the applicant submitted an analysis of the sanitary P� sewer design recam�nended by staff. The applicant azguas the existing sewer�ine that �� :" ` he�roposed to vacate c�not be used for the proposed sabdivision without s�ebuilding it � due to grades;that the lines within Landau Place would be 12 to 17 feet deep and requ�re longer,deeper lateraYs than the pmposed plan;that the proposed plan better serves developable property to the south;and that the City plan would require use of ! private easements far the sewer lines across lots 6,7 and 8, f. The site can be served by the Tualatin Valley Fir�e and Rcscue District,Tigard Water District,Northwest Natural Gas,General T�lephone,and Portland General Electric. Tualatin-Tigard School District 23-J responds that its capacity has been reachecl as a result of this and other developments,and that ttae core facilities are not sufficient to allnw use of portable classroc�ms. The Schos.al lDistrict may increase capacity by various means mentioned in the staFf report. �� I. Streets and access: 1. SW Landau Plac�e south af the site now is a roughly 38S-foot long private street with a SO�-foot wide access tract arui 28-foot pave�d secdan. 'There is a sidewalk and curb un the e�st side of the street betwe�n the site and Landau Stcee� The street was I approved in Minnr Land Partitions 89-20 and 90-15. A c�eed for the street has been prepared,but has not been accepted by the City penditig completion of the street to public standards. �� Page 4 - Nearings O,/j`'ecer decision � SUB 91-U006 and V�Al2 91-0009(L�a Woods) ,� t. �: �� k' _ , . , , . • , , ; ; , , „ , . .. , , .,' , , � � 1 .,. - „', , � . .; �: , ,«. . ��, t,� i „. . ; � �',� t !.� > � . , ' t �^ t � �� t � > > i �. , d. � `.. _ t.u.,.�_ ...v�w�.. �.� .�..,.....�` ::,.�,i_..M -,.., aa .�._.....,.., ,: ..u.,�., �s..... , _<.;� � , ,,,,,,, ,,,, , .,�__� .. . ,....�. ? _... . . .... ._ _ .� .. .,.,.,.. .ti._.�..n., .,.. .,.�.: y..,..�_.,..�,;:CY r � 2. The applicant proposes to dedicate a 50-foot right of way�a extend Landau Place as a public street about?AO feet into the site where it wauld ternainate in a cul de sac. The applicant would provide a 3�4-foot paved section�betw�en curbs and sidewalks on the site. The existing private po3tion of Landau Place also would be dedicated as a public right of way. The applicant seeks a variance to extend SW Landau Place to a tota1585 foot length,because the City code limits cul de sac length to 400 fee� 3. There is access to SVV Lau►dau P�south to SW Landau Street which lcads t�est to 77th Avenue and east to SW 74th Avenue. There is no access east-west direcdy from the site. Lots to the west of the site prevent extension of a street ta the west. 4. A'street cnuld be extende,�east to 74th Avenue across under-developed land in that c�irection. a. City staff recomrnended the applicant modify the preclimina�y plat to extend Landau Place to the east edge of the sit�so it can b�extended off site when adjoining land develaps. The Tualatin Fire and Rescue I�istrict prefer that such a ste�et connecdon be facilitated. b. The applicamt and the owner of the adjoining land to the east object to such a ch�nge. The applicanC points aut ahat the resulting"temporary"cul de sac is 785 feet long;that construcdon of sueh a street requires retnoval of significantly more uees and extensiv�cuts,fills,and retaining structures;and that such a street extension wauld eliminate one oa two lnts. T!ne applicant submithed alternative '' street plans showing how access caai be provided to potential lots that could be divided from under-developed land to the east without extending Landau Place. The altemarives all rely on another cul de sac street to serve the�rea to the east; sev�al of the plans rely on a cul de sac longer than 400 fee� J. 5urrounding lanei uses: Land surrounding the site is single family aesidential•north,west and east of Landau Place south. Ash Creek is north of the site, separating the site from the residences �� north of the Creek. Land southeast is vacant and wooded. I.and east is vacan� A private pazk is nortfieast of the site. III. APPY.dICABLE APPROVAL STANDARDS ' A. Communiry Development Code. 1. Chapter 18.50 contains standac�ds for the R-4.5 wne. A single famil�det�ched residenrial unit is a pemutted use in the zon�. �ts in the zane and swctures on t�ose lots must ca�mply with the following dimensinnal requirem�ents: , � Minimum lot size.,......................7500 square feet Aver�t�e miiumum Iot wideh...........SU feet ° �- Front setback.....,...,a.................20 feet ' '� Interl,or side setback....................5 feet � ` Street side setback........<............. 15 feett2A feet fmr a gar�ge : Rear setb�ek..........................e.. 15 fe,�t ,; � �!iaxi�num building height..............30 feet : Y^;` �*„-:: ,`; Page 5� Hearings Ojficer decision S�1B 91-UDO�F and VAR 91-OU09(Ladau Woods) �' ,{�� .,;;; !�<,':.li 'i ,, � _ '' . _., . ,., .i i._.., . .,. ,.,._ �,�{,�,;. ,... . _ ,� .. � .. ..�,},�,_. . ,.. ,. , .;17 ,._... .. ... . ... . .... .�.,. �1� ..r.�._._., . ,_ _... . .i.u:-m .,.� ...., M �. . � � t J'� � 2. Chapter 18.84 contains reguladons for the development of wetlands or land within 25 feet of an identifi�d wetlands. Wedand locadons rnay include but are not limited tc� those ar�as identified as wetlands in either the Comprehensive Plan's Floodplain and Wetlands Map of the"Wedand Inventory and Assessment for the City of Tigard Oregon,"by Scientific Resou�es Inc., 1989. Specific idendficadan of wetland � baundaries by qualified prafessionals may be required to be done at an applicant's expense. a. Code Secdon 18.84.040.D provides that the hearing body may approve a �� dev�elopmene adjacent to a significant wetlands prnvided that the progosed �'� develapment is no less than 25 feet frorn the wetland boundary. �? � _�� 2. Chapter 18.88 contains solar access standards. A lot complies with this secrion if it +�� has a north-sauth dimen$ion of 9(?feet ar more,and has a firont lot line that is oriented � �, wit�un 30 degrees of a true east-west axis;or if a protecte�d solar building line is }' designated on the plat or on documents recorded with the plat;or if certain �x performance-ariented standards are imposed on future structures. A subdivision complies with this secdon if 80%or more of thc nevrvly createti lots cnrnply with this x� sta�nd.ard. a. Sectian 18.88.040(E)(Eidjustments to I�esign Standards�state that the approval authority shall reduce the percentag�of lots that must comply with Section 18.88.040(C)(Design Standards)to the�r�inimum extent necessary if it fiunds the applicant has shown it would reduce density,significantly increase development eost,or eliminate�menides,or if shade from exisring e�es already obstructs solar access for a given lot. 3. Chapter 18.92 contai�s standards for density. The number of dwelling units � perinitted as based an th�net development area,excluding sensidve land areas and laaid 5 dedicate.d for public roads or parks. To determine the namber of lots,multiply the net � development area by th�nuarber c�f units allowed per acre in the wne. If sensirive � lands o�a site cannat be developed,then the density from t'hat area can be transferred to � elsewhere on the site. 4. Chapter 1$.96 states that the lot area for a flag lot sha11 be provid�entirely within the building site azea exclusive af any accessway. In addition,this Chapter specifies that the owner of a flag lot may deterrnine the locarion of the front yard of the lot, provided that no side yard setback may be less than 10 feet. 5. Chapter 18.98 provides special building height restricdons for residendal structures � on flag l�ts. f� �� 6. Chapter 18,108 pxnvides sta�dards for safe access. A single family dwelling is � requined to have a drivew�y with a minimum pavement vv�dth of 10 feet. � 7. Chapter 18,150 a�equia�es a 't and contains star► � Pe� dards for removal of tc+ees having ! a trunk 6 inches or more in diame�ter 4 fset above the grouncd on undeveloped land A permit far t�+e�removal mus�comply with the following�riteria: a. The trees are diseased,present a danger to property,or interf�re wxth utility service or traffic safety; Pa e 6 I g - Hearu7gs OJj`'icer decision � SUB 91-DOQ6 a�u1 VAR 91-OOOQ(Lorulnu Woods) +;� ��i i ��; ', E` � � � .x._..... d .�c..!� �i.�, ��....`', s t s+: �, 1 . . ..._ .. ._. . .w Y5 ,�_. .ex,_Ei� .�a.__.�F� '_'Lnr'.' ..__4�i��: L 1._,!.4�� .......r.,...._�.�a.:,_C�_....�r._kw.......a c,.,.�.�._. ....,�...�..1.<}.:i? a._. .._ i � � ,.S�d1L......r._: �_.,,aeh.1.:; � . . r• ;4F �� r b. The tnees have to be remaved to construct pragosed improvemen�s o�to otherwise utilize the applicant's property in a reasonable manner, c. The trees are not needed to prevent erosion,instability,ar drainage problems; d. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space; , e. The aesthetic Gharacter in the area will not be visually adversely affected by the tree removal;anc� � f. I�1ew veg�etation planted by the applicant,if any,will replace the aesthedc value of trees to be cu� �. Chapter 18.160 contains standarsis�for land divisions. Ta be approved,a preliminary plat must comply with the follo�uving criteria: a. It m�zst comply with the City's comprehensive plan and the applicable zomng rn'dinance and other applicable ordinances and regulations; b• 'Phe proposed plat name is not duplicative or otherwlse satisfies the provisions of ORS Chapter 92; c. The streets and roads ar�la�d out so as to conform ta the plats of snbdivis�ons and maps of rnajo�r partirions alreadY approved for adjoining�aro�rty as ta width, � ;; general dinecdon and in all other respects unless the City determines it is in the public interest to modify the street or road pattern... 9. dariances to the Code development standards may be apprpved if: a. Th�are special�ia�cumstances ar conditions�ff�wng the praperry which ar� u�usu�l and pe�li�t:a the Ianci as canpare�to other lands simllarly situated; b. The variance is ne�essary for the pru�per design or function of the subdivision; �` ' c. The granting of the v�riance will not be detcimental to the public health,safety, and welfare ar injurious to the rights of c�ther owners of property; and d: The varianee is necessary for the preservation and enjoyment of�substandal pmperty right because of an extraordinary hardship whi�h would result fro�strict compliance v�rith the regulations of this dde. 10. Chapter 18.164 contains standaa�ds for streets and udlides. a. Section 18.164.030(A)requires streets within and ad,joining a development to be dedica,ted and impruved based on the classificadon of the street. b. Secd�n 18.164.030(E)rsquires a local stree�to be improyed with a minim�m 34-foox paved secdon between curbs and sidewalks in a 50-faut right of way. c. 5ecrion 18.164,U30(F�states that where necessary to give access or permit a sadsfactory future dfvision�f adjoining land,streets shall be extended w the ti�.� boundazy line of the txact to be developed. ;`�a Page 7- ,Flearings O,�"ecer deaision ;:��: _+:_� SUB 91-OPO�f and VAR 91-OOOS►(Landau Woods) �� F„4E :'+� n?t➢ ��'if jC j 7: T.;-r ?"' `L T , ,�... S �FT' ;"'3 C"jS"i`� ,�v,� J . , . - .. � . i .. ... . . � � .�.-� ._. , . _. ... .,.. .S.uw. . _ � . . �_�.. ....... ... .r �..._c li:. �' ., , . .. . . _. .._.�, . . ... , .. �,� _ r . . r -. _, . d:t. . .. _.,.. ,. _� .,. ,..,. .,..� ._... ..t .a . t'. d. Secdon 18.164.030(K)states that a cul-de-sac sha11 be as sh�rt as possible,not more than 400 feet long,and shall t,e�minaee in a circular turnaround. e. �e�dan 18.1.64.Q60 prohibits lot depth from being more than 2-1/2 times the lot width and requires at least 25 feet of frontage on a streee. f. Secdon 18.164.070 requires sidewalks adjoining all local residen�ial streets. ' g. Section 18.164.090 requires sanitary sewer service. h. Section 18.164.100 requires adequa.te provisions fc�r storm water runoff and dedicadon of easements for storm drainage facilities. B. Applicable Comprehensive�Plan Policies. 1. Policy 2.1.1 provides the City will assure ci�izens will be provided ac�opportunity for be involved in all ghases of the planning process. 2. Policy 3.4.2 requires the protection of fish and wildlife habitat along strea� _ corridors by maintaining riparian vegetation,requiring erosion control measures, and by retaining standing trees and natural vegetadon to the rnaximum extent passible. 3. Policy 4.2.1 provides that all d�ev�lopments within the Tigard LTrban Planning Area � shall comply with applicable federal,state and regional water quality standazds. 4. Poiicies'1.1.2,7.3.1 and 7.4.4 pravide the City will rer�uire as a condirion of development approval that public water, sewer,and storm dra.inage will be provided and designed to City stand�rds and urilides plac�d underground. 5. Palicy 8.1.1 provides the City will plan for a safe and efficient street and xoadway system that meets current needs and au�dcipated future growth and development. � 6. Policy 8.1.3 pmvides the City will require as a precondidon of appFOVaI that: a. D�velopment abuts a dedicated street or has other adequate�ccess; b. Stneet right nf way shall be dedicated where the street is substandard in width; c. The developer shall commit w construction of the stc+eets,curbs and sidewalks to City standards within the development;and d. Street improve�nents shall be ynad�and street signs or signals shall be provided when the developn�nt is found to create or iaitensify a traffic hazard. C. Metzger-Progress CornmuniYy Plan The site vvas designated Area of Sp�cial Concern#10 by the Metzger-Progress � Gommunity Plan while nnd�r Washington County's jurisdicdon before annexadon by the City. Area of Sp�cial Concem designation dcnotes the presence of c�retain special desi,gn apportunides or constraints. The City has expressed its intent to continue provisions of�ommunity plans developed gnor to annexarion of property to the City. �'`�° " Parcels located in Area#10 should be developed to mininuze disturbing nat�w�al � ' attributes,to preserve at least 50%of significant trees,and to avoid creek crossings. ��.�° � ,� .. Page 8- Heurings Off'rcer decisien SUB 91-0006 and VAR 91-0009(Laidau Woods) �^� r�:;; f- a� � -�> �.i � .:-1..°�. _. <.. .,...r.. � f�� I i r � '� A � . ,.:.� . , _,, �.... ... . �.....,_ .1 ... ..n.,. J.� „[. ( ,. I_. , ..... . . ., . . , �� -� w5, ..t., . . �... . .i '�� { f1aiA�,At �e��w:,.,. . ...,��. ,. � , � •I a N. HEARING,TE 3TIlVIONY,AN1�NPO&AGENCY COMMENTS � A. Hearing. licadon on June � The examiaier received tesrimony anth sP�cluded here�as EachibitA(Parties of , 24, 1991. A record of that tesrimo y ntten Testimony). These ;� Proceedings),and E�chibit�(W ' H�� Record),Exhibit B(TaPed �,k exhit�its are filed at the Tigard City Hall. �� kz� B. Summar�' o.f testimony � �� .,: Offer tesrified for the City and summariz�d the staff repart and �;� 1. Jerry artmen� Mr. �� recomtnendation. Gfiris Davies tesri�ied from�e�lta�ined a uee survl ey with 223 trees, ;, hcant's greliminary p, �� Off�r stated that the app � '�� and building and driveway locations which did not bind future lat owners to those 4� locadon. He also stated that the City approved Pera�its to remove so�e trees from the ,� p�.o�;y;ihat tlaere is no raquirement for an applicai►t to show a�iequate schQ°1 ca�paciry ; • at the ro sed s�reet extension wi11 noe ci'oss�1sh Cre�kand develo a le area to {� �° exists,th P P° �f � proposed street can be shifted south to reduce i�S effect on trees P 4 tlie north. Mr.Davies testif'yed abouCeth��e Ciry wedands; and storm and s�a�u��ylace; �� its extension locadon ar�d conveYan ��pia�e�utilides in the "" esi the applicant should be recl �'� sewer systems. He az'gu ,��lic costs. ��' right-of-way to minimize�°ng texm p � � 2. Marlin De Haas,Bob�urness,A1 Chamberlaan,testif'ied for the appli�� M�'•�e �t, A1, � because o er Haas stated the cul de sac length variance was not umreasonable, cul-de-sac would also jurisdicdons allow longer anaxunum lengths and that a ternporaf'Y $� be longer than the maxunun°a�l°v�'�' ��SO��essed concerns over cut and fill, , drainage,set backs, �nd wedands P��'anon requirements,and utility and sanitary 1+�� sewer location requirements. He ageed to add cat�h basins in�ewer locatimn is better � Haas and Mr.Burness argued the proposed swrm an�sanitarY than the location recom�nended by S�extension o SW Landau Pl 1 e to abut hislain, � �vho owns land east of the site,oppo � property � and Kevin Sinnons tesrif'ied with the '� 3. Pat Whiting,John Blomgren,NancY Tra�Y � following concerns: .� a. There has been extensive tree r�O val'mall trees will be p�ehrved. Ex ens o of � to s h o w w h a t r�e Y n a i n s o n t h e s Y � the proposed road to tnC eintcoduced about�the alternate street�attern was nrequested. respond ta new evide licant's property Soil near the creek has been ' b. Ash Creek ct.'asses the apP �n�'ill�l. A wedands assessment is disturbed. Some we�ands have already > warranted. A 50 foot buffer shauld separate�e�nsiderable fill will be required � should be Fequi��pre��e bu h�to a hs showing � to build houses on the proposed lots. 1Vis.Tracy introduced p � P existing conditions on the site. Puge 9- Hearings Offie�r decision u Woods) SUB 91-0006 and VAR 91-00U9(Lae�da '� ?., ;; __,...,�-_-..._ � y ;: ii� ;� - . . � � �, 1 e �� ;3 it r , x i _� y� � _ . . , ...�,v., ..�?_ �.,..t�...._ i�h....�,�.r .�.._,u,uz J_�»a.�.,w �.....v.._.,..r w,a,.�..,...,,.,�.��.. ,.r?� .�.,..r�_."w-..�._a.,�...u,w.�„ d«..�i..w... ..ra�_�._,c�� " .;._,.. .�.,�: !�u�„ ,� 4 �3w .�e.. _ .._m:K:t _ _.�.,.�n.r,,, �:'......r..,u.s.r.:u.•"p _ I • � ) .:.` c, Wetlands on the site aze rnore prevalent than thought. Other dev�elopment upstream on Ash Creek is causing sedimentation in the creek, Because tkae propased site is steeper,th�site will aggravate that situation. �,:: d. Schools are over capacity in thc area. e, The subdivision will generate 82 additional trips per day,adversely affecang screets in the arEa. Thase st�ets already are under-improved and subject to potholes. C. NPO and'Agency Commen�s. 1� NPO�8 recommended that the City conduct a study on the downstream effects of inereased storm runoff due w developm�ent;that two proposed tlag lots be eliminated to reduce density an.d tree remioval;that sidewalks should be provided; aa�d that the cul-de- sac should be appraved as the leasx onerous street loearion opdon. 2. The City Engineering L7ivision reeominended the applicant dedicate SW Landau Place on and south of the site to the City before plat approval, The�pplicant°s req�est €or a variance to��tend SW Landau Place beyond tlae maxianum 400 foot code length should be deni�d,because extension of the raad to the east in the future would facilitate future sewer extensions,relieve aecess problems,have the least har�nfwl effect on sensirive wetlands and be tFie least burdensome financially on the applicant, They alsa recommended that the applicant situate sanitary and st�m sewers in public right af way ,, or preserit evidence that such a location is not feasible. They also recommended the applicant be requined to contribute a fee in lieu of building a storm water qua�ity _ enhancement facility on the site. 3. The Ciry of Tigard Building Division recoYnmended that private drains be provnded. along the reaz of lots 6,7,8 and 9. An easement should be pravided where the private st�rm drain crosses lots,and a joint access and maintenance agre�ment shauld be executed far each loe aecessin�g a private storm drain, Imcacion of utilid�s fox the existing bui�ding should be submitted,with easements provided if they cr�ss mew lot � lines. Rair►drains should discharge w an appruved system. Before building permits are issu�d,appropriate silt barriers of either ha�,sili fences or gravel should be erectcd. 4. The Fire District reeor�nends proaision of adequate fsre hydrants coordinated and approved:by tt�e Wat�x Distriet�nd fine distriG� The Uistriet also rccommendcd that SW IJandau Place be designed W be extended to the east as a loop street,rather than as „ a cul de sac smeet as proposed,to pmvide emergency access. 5,Tigard Schnol Uistract noted tt�e capacity of the school system is exceeded due to this , and other develcapments,and th�t came facilides ane insufficient to eonsid�r portable ;: classroo�n additions. The District notes the options it has to accommodate additional ; children. ; 6. °fhe City of Tigazd Operations Department commented that sidewalks should be � provided to ensure pedestrian safety;tre�roots trimmed or baniers installed to protect ± curbs and stm.�ts firom root growth damage;arlequate manhole aecess should be ` � provided; and driveways and buildings should not be built in easement azeas: , :e:Y,i,, ,�Y r �� ' Page,FD- flearings U�eer decisiar� ` � SUB 91-0006 cuid VAiQ 91-00�09(L,ondoa Woods) �,z..;.>,,t c'1 }? �.� ' 1 Y ' (:�4�::...�.:�.i1 . Y2 t ty 1 � �� : . . :, ,. . .. , . . . � . �- r r � f r � ,z F.. i � ,in7 � >t '�a x� e 1 1 i. s '�� i �, w..s.ir � � .�...�s c, u ..�au.. �w_._ � �� ,�.......�i:� ,.<.....�� r.�,. "� - .,�.....�.... k,...,.__....�n...11....`._,.i...,.h,.>.:r.a.,.._..�,..J.s.e�_. ,...�,....t., .a�....a�.:- ,�. . ..._. c..t�.._.»...._. �.�.,. .. _.. ., .:z..,t. .u.s�.�...,.�:txw .. �...L�..,.m. .,.,....3`A':�_ _.�._,...:�'..'x..�..�__. ,�i: . « � � � 7. CFD#4 commented on the sensitive nature of land adjoinin�g Ash C�ek along the site's north boundary. Reeommendations included following the�►sh C�+eek Drainage M�ster Plan and City of Tigard guidelines for land designated sensitive;i�entifyitag the �. precise loc�cion and quantity of l�nd designated s�nsitive;preserving a wetiand cen the north porkio�o£the s1te;using a hamrnerhead in lieu of Che proposed cul-de-sac to ' , minimize tree removal;imposing a fee to offset eonstruction t�a£fic impacts to lacal streets; and requiring the applicant to produce an accurate and up-to-date tree swrvey. After the he�ring,the CFO introdueed a written statement dated June 27 affirming its � earlier reeomrnendations. If the Hearings Officer dces not accept those "�; re�ommendadons,then the CPO prefers that a road extond to the east�dge of the site. ` 8. The Tual�tin Valley Wateea�Disirict cann�ented that�4 inch water li�extension may be necessary. ., 1 40 should �'� 9. Northwest Naturai Gas comme;�ted that a natural gas pipehne sernng ot � . be avoided dtiring constivcrion. ` ��` . V. EVALUATION OF REQUEST �? A. Complieance with Co»ununiry Development Code. 1. 'fhe proposed lots comply with the use starrdards of the R-4.5 zn►ne,because they rwill l�e used for singie family detached dwelling units. 'The lats com�ply with the dimensional standa��of the R�4.5 zone,because thcy each con�ain�t l�ast 7500 square feet and a nuniynum average lot width of 50 feet. 2. The pmposal can comply with Chapter 18.84 if the applicant c�nducts a dera;iled wetland iaiventory to ascertain the actual boundaries of any wetlands on the site and �' maintains a minimum 25-foot set back from such dvetlands. A condirion is warranted requiring such an inventory and establishment of appropriate wetland s�tbacks along the north edge of the sit�. 3. 'I'iie pmposed subdivision con�plies with Section 18.88 because: a. Lots 6 and 7 comply with th�basic design sutndard of a 90-foot narth-south lot dimension and front lot line oriented�withi�30°of a true east-west line. , b.Shade from existing trees aYready obstcvcts solar access to othea proposed lots, and the proposed road must be c�ntinued g�nerally north-south through the site. Compliance with the basic stan�ciard wauld conflict with the planned street pattern, �educe thc pernutted number of lots,and substantially increase per unit costs of �: development. In addirion,maximum tree retention is a goal�f Policy 3.4.2. Therefore,an adjusernent is warranted pursuar�t to Section 18.88.440(E). 4. The proposed subtiivision complies with the density standards of Chapter 18.92, because the net dev�lo�able anea of the site divided by 4.5 unats per acre equals 12.6 lots and only lO lots�re proposed. � 5. The prop�sed subdivision can comply with Chapter 18.9f�and 18.98,because the applicable standards will be applied through the buildin$perrnit process. Page 11 - dlao,i�g�O,Q'icsr d,�isian SU�91=a!006 and VAR 9k-0009(Landar WaoaLr) �. �" r:� '' �� , ,. � , r , x �� t 1 � `� - ��..�.a. a Y.�.«,.n .s,a. l.>..?' ._ „.h_:l. � ..,'.'fii.,. ,� .:u_. .,„�-,.1�., , ,a ._,�,n , �.,�. .t�..� .., i,,., _,..l. ,�_.,,.., ., ,_..., ._�.. .. .... . .. ....._ t . _,.. ,.. _. �,.....,... ;,,F a � -.t .i t :Y F� • t:, � 6. The proposed subdivision complies with�hapter 18.108,because all lots have at least 30 feet of frontage an the proposed public stree� Adequate width drives can b� built in each frontage by use o�individual and commun driveways. To preserve the maximum number of trees,use of shared drives(or equivalen��rivate streets or accessways) should be required as illustrated.on drawing accompanying the preliminary plat or as otherwise approved by the City. � S 7. The proposed subdivisxon will comply with Chapter 18.150 provid�d the appli�cant �� obtains a tree removal pennit befone removing trees. The Hearings Officer cannot �� ' �, waive compliance with the tree removal chapter. Based on the applicant°s tree survey and illustrations accompanying the prelirninary plat,the subd'avisiun preserves at least y:i� 50%af the significant trees on the site,consistent with the Metzger-Progress Plan. � Although it is not necessary w require compliance with the building envelopes shn�vn �� on illustrarions accompanying the preliminary plat,the final plat should be amended to � ; notify purchasers that tree removal is regulated by the City and tc�create a goal of ;, " preserving at l�ast 50%of the sign°�f'icant trees on the site and practically all a€the trees ��'�, in the wetland setback. An updated tree-survey should be provided to enable the City =� to enforce the tree removal chapter as it applies to the site. � � �� r, � 8. The pmposed subdivision complies with Chapter 18.1b0,b�ecause: � � � '� a. It complies with thc Comprehensive plan map designation of the site,the � ' � a p plicable plan policies,the regularions of th�R-4.5 a,vne,andtother applicable ;� reguladons. � b. The proposed name of the subdnnsion is not duphcauve. � c. The extension of SW Landa�Place north into tt�e site confoxms to the plat of the `�� adjoining major partition to the south. 'I'here are no platted or approved streets to -� the east; therefome,I.ac�dau Place dnes not have to extend to the east edge of the site �� as recommended by City staff to comply with this section. � I 9. A variance to the cul de sac length standard is wamanted based on t��following � ', findings: ; ' j �� a. There are special circumstances that affect the property,including steep slopes � and a creek to the north which prevent extension of the Landau Place to the north; � and existing development to the east grevents extension of the street in tha� � direction. 'I'he creek, steep slopes and si�cant trees make extension of the street � , to the east problemadc,requiring extensive gradin�and fill and removal of m�r►y significant trees. The combinadon of these factors coa�sttitute a special circvmstance ;� that waxrants apgroval of the variance if it complies vvith other applicable standards. b. Th�variance is necessary to prevent elimination of one or two lots and to avoid ' extensive cuts and fills shown on the illustradon of the preliminary plat. The Hearings Officer is not convinceei by staff testimany that the design vf the street can be shifted south to avoid loss of sign�cant trees ar extensive grading and loss of at least one lot. �c. The grandng af the variance will not be detrimental to the public health, sa�fety and welfare or to the rights of owners of other properties,because acccss can be prnvided to other properties without extension of the street to the ease edge of the site. 'The alternative street plans pravicied by the applicant illustrate seeeral ways ta Pag�12- Heariotgs O,�cu d�cisiaa SUB 9d-0006 and VAR 91-0009(Gandau Woods) d� r ' � : ,_ .. , , _ , _,.. . � � � ,� • ' 4, i �- �� provide access. 'I'he Fire District did not state that failure to provide the street � extension would deny necessary emergency access. Because Landau Place will be improved as a public s�reet,there will be adequate emergenay access to the site without the street extension. The testimony by Mr.Chamberlain,whose property would be most benefitted by the street extension,that he objects to the extension shaws granting the vaxiance would not prejuclice his rights. � � d, Denial af the variance would rssult in an extra.ordin�g hip to t�he app�icant, ;(a� because of the loss of at least one lot and the extensive n neces to rovide .L� the street extension recommended by staff. Given the negligible public benefits o£ � the street extension,the hardship to the apphcant from applying the cul de sac ;y� length standard is not warranted. �� 10. The propc�sed subdivision can comply with Chapter 18.164,because: e: � :i a. The applicant will dedicate SVV Landa►u Place to the City. ;j:; �� b. ]Proposed streets will have a grade of 12%or less. ; � ,� ;� c. The pmposed lots are consistent with Code standards for ma�cimum lot depth-to- � , width ratio(excluding the flag pole portions of flag lots),minimum lat frontage, � and other lot standards. } do '�he street on the site will be improved with a rninimum 34 foot pav�d secrion � b�tween curbs and sidewalks in a 50-foot right of way. } � e. All lots will be served by p�blic water, sanitary sewer and storm drainage � systems. Conditions are warranted to require the applicant to locate utilities in � public rights of way to the maximurn extent possible to provide access to the system 3 for�aintenance purposes• Although easem�nts can be created w establish the a City's right to enter onto private prop�rty to maintain such systems,in pracrice, ; such easements often are substannally developed wich landscaPing and other features that impede public access or that make it faz tnore�xpensive to gain access , and to repair properties crossed by sewers. The Hearings Off'icer is not convincecl , by the applicant that the difference in depth of the proposed lines and other alleged effects are sagnificant enough to overcome the substantial public interest in ensuring � access to public infrastructure for maintenance pw►�poses. The route proposed for i the sanitary sewer by the applicant would be within or very near the wedand � assQCiated with Ash C;re�k for most of the site's north boundary. Using the route ; reco�nded by City staff v✓ill have a lesser adverse effect on the wetland and � creek,becaus�it is not as neaz the creek. ;� � £ SW Landau Place will be improved with a circular turn-around as shown on the � pielirnina�y pla�. A hammerhead turn-around could be used if approved by th�Fire , Marshal. The cul de sac is the minimum length necessary. B. Compliance with Comprehensive Plan policies. 1. The subdivision complies with Policy 2.1.1,because notice o�the applicadon or hearing was provided�to the nei�hborhood planning organization,to the community planning organizadon,and to owners of property in the vicinity of the site. The concems raised by the NPO, �P()and v�'lmesses appearing at the June 2�heaFing have been considered in reaching this decision. � � Page 13 - Hearings O�cer decision � SUB 9i-0006 and VAR 91-0009 (Landau Woods) �� H�; ;'t`i 1;:` `:.;' ...,...� . . . ...;:..�. . ��..�...... " Y. �' ..� '..:.�... .. �. .. .. . �� . .. . .. �. .. .. . .. � ..-.'. . . � ... . . .�... . . . � � .. .._ 7 . � i;y i . . irin the � 2, In order to comply with Policy 3.4•?,condiuons are��e of�the pla to denote applicant to submit a wetlands delineauon,and to mo�fY which wetlands and to establish a minimum 25 Voo��o �t�ha 1,d"�'e��s within � S��S� grading and removal of most g �Y 4.2.1,a condition is warranted to req�il'e the ;_,, 3, In order to comply with Policy �of the grading Perm�t aPp��a�°n'consistent ;� applicant to prePa�an erosion plan as p , ;.�° vcnth standards for the Tualatin River Bas�n. ,� 'vision complies with Policies 7.1•2,7.3.1, and 7.4•4,because the � 4. The subdi `a ' extend public sewer and water system to the site,wi11 Provide a storm �� pplicant will �vide underground ut�aes. _� �ra�nage plan and will p :� ,_� with Policy 8.1.1 and 8.1.3,because the subd��ents � 5. ��subdivision will comply ;.� provi�des a safe and efficient street system and includes dedications and impro necessaay far that system• C. Other. ess Comrnunity P1an,,a condition is warrant�i To comply vvith t�►e Metzger-Progr ��ane trees on the u��, ��applicant to presen'e at le�st 5�°l0 of the existing sigri � � k b imposing a minimum 25-foot sett9ack from the edge of site and to protect the cr�e Y any identified wetland associated with the creek• YI. S1TE VIS1T BY EXAMIN�I� �a, ; i .��g�aringS Off'icer visited the site and sura'ounding area. � VII. CONCLUSION AI�D DECISION ^ ro �ed subdivision will Promote the general The Hearings Officer concludes that the p 1�° detrinnental nor injurious ta surr lic b e aar n �cantly Welfar�og��City,and will not be sigri hes with app land uses,provided development that occu�s��is de.�ision comp local,state,and federal 1aw• ratin the Staff '` s a,nd conclusians contained herein,aY►d i�►��'P° � ; �rec;ognirion of the finding e�cies and public tesrimonY and exhibits r�ceived u' ; Report and other reports of affected ag roves SUB 91-0006(I,and�u Woods)and j this matter,the Hearmgs Officer hereby�P�.t�ons. �� VpR q1_0009,subject to the following � ES5 OTEiERWISE NOTED,ALL CO��LL Y SECURED RIOR T� � UI`�L CO ORDIN�i THE FINAL P�T O�i WASHINGTON COUN'TY• REC lans and ublic improvement P review and 1, �e applicant shall submit two(2)sets of det D�P�ent for preliminar�' profi�e construcaon draw�ngs to the Engineering P � S�nd one(1) approval. The appliCant shall submit sevelans and estimate hall be prepa�'ed by a � itemized construcdon cost estimate. 'r1�e p ��S�in addition to plans re9uired � m on, These p ublic � prof�ssional engir►eer licensed in Ore� � ��nt,639,4171. The plans � by the Builcling Division and s Dav�S Eri�g°�i��riri�°S�ph�ts relating eo p improvements. Gont�'�C� sha11 uaclude at least the following: �� Page 14 - Hearings O�cer decis�n�u Woods) `° S UB 91-��VAR 91-UOD9( �;' ii� `:'i� �s��4; i, ;� � , „ , , .._°.��._��n.,�� , .. ;%..�. , ,., .. ._�,.._ ,.. ,. , . � <,. .vY�.b ,._ ...N+... ..�, r ..,...;� �.. .,,,� ��?� s.,_ .r... , s � . .._� .,, .. ..� „r.,..,.., ,,,.�d� _,. T • * 7 Y' F }� � � a. Full width street improvements,including concrete sidewallc,driveway apron, ! curb,asphaldc concrete pavement,sanitary sewer,storan drainage,street lights,and undergruund utilities. Inoprovements shall be desig�►ed and built to local street standards and shall conform to the alignmene of existing adjxcent improvernents or to an align�ent approved by the Engineering Departcnen� A hat�uneifiead or other alternative design standard may be used fix the cul de sac if approved by the Fire � District and Eng�neerin�Di�ision and if it reduces the nunaber of sigc�..ificant trees �� ,:F removed for tt�e stree� ��,� ;,; b. A jo�nt use and maintenance agreement shall be execnted and recorcied for all �f` :?� common driveways. The agreement shall be referenced on and becom,�part of all °� applicable pareel deeds. One common drive shall serve lots 4,5 and 6 and another -:� common drive shall serve lots 7, 8 and 9. �� # � c. 'The applicant shall locate driveway cuts at least 30 feet from intersecti�n right of �;� way lines and at least 5 feet from property lines,exeept for common dxiveso ;�� Sll d. The appliaant shall submit storm drainage details,includling calculations for and " ` a tApographic map of the storm drainage basin. Calcularions shall b�based on full � � develapanent af thc serviceable area. The storm drainage systetn shall be situated ; wxthin the right-of-way ffor Landau�lace to the maximuin extent possible,with an '` outfall into Ash Creek by means of a public easement between lots 6 and 7 or other location approve�by the Engineering Division. If a storm drain in the right of way requires pipes to be 20 feet or more below finished grade,then an alternative route shall be al�owed;the Engineering Division may allaw an alternative route for piges less than 20 feet deep. An alt�rnrnative mute for a storm drain for lots 1 through 4 ' would be along the west edge of the site. Storm drainage for lots 5 through 8 rnay � be directed north,provid�d sedimentarion and erosinn control features prevent 'i storm water from flowing ur.checked into.Ash Creek. Storm drainage for lot 10 � shall be direccted to th�e�inage systern in the street. � e. The applicant shall submit a grading plan showing�xisring and proposed , contouxs and typical finished floor elevarions on each lot,inclucling elevadons at 4 ' different corners of the floar plan tied ta the top of the curb elevations as shawn on s i th�e public ianprovement plans. f. The applicant shall.submit and receive appro�ral of an erosion control plan, Th� ' plan shall conform to"Erosio7 Ca�ru�l F1ar►s- Tec�ical Guidance�Iandbook," November, 1989. ' � 2. Building permits will not be issued and construction af pmposed public � improvements shall not commence until after the Engineering Departanent has reviewed � and ap�sroved the public imprruvednent plans and a street opexring pernsit or a � , construction campliance agreecnent has been executed. Th�applicant shall provide a 100°Xv performanGe assiirance or letter of commimient and a developer-engineer agreement,and shall pay a pernut fee and a sign install�don/street hght fee. 3. T'�e applicant shall execute and recard a naaintenance and access easement fi�r all stor�drain features and outfalls on private property,using forms provided by the City. � The agreement shall be referenced on and be�ome p�rt�f all applicable parcel deeds. �� Tiie agc�eem�nt shall be approved by the Engineering Departtnent before i�is recorded. '� '��'- Page 1S- Hearings O,�cGr ckcisian ��. SUB 91-0p06 and VAR 91-(k709(Londau Woods) ��` ��,° � . ,'��, ;�„ ____� . , . :, , .. ,� , .,, . , .,; , . ,. ,, . t . �' _`�: 4. The applicant shall make an appointment far a pre-construcrion meeting with the I City of Tiga�rd Engineering Depaatment after approval of the plans but prior to starting any work�n the site. The applicant,applicant's engineer,and contractor shall attend this meeting before receiving approved plans/pemrits. 5. The applicant shall pay a fee in-lieu of building on-site water quality facilides. 6. Staeet centerline moneimentadon shall be pr+�vided�s follows: a. Centerline monumentation shall cora�ply with ORS 92.060(2)before the City �; accepts a street impravement. � b. The follQwing centerline monuments shall be set: � • (1) All centerline-centerline intersection points; (2) All cul-de-sac center points; and (3) Curve points,beginning and encUing poi�ts (PC's and PT's). c. Monument boxes conforming to City standards are required around all cente�rline intersection points and cul-de-sac center points. The tops of all monuments boxes i sha11 be set to finished pavennent grade. i 7. The applicant shall show tl�at the City has accepted dedication of the right-of-way � for Landau Place south of the�ite before filnng and approval of the plat f�r this subdivision. S. The applicant shail revise the preliminary plat to reflect the following: a.Identify exisdng and proposed public and private sanitary and storm sewer lines, easements,and outfalls,consistent with the condirions of approval. Contact Brad Roast,Building Divisioaa, (639-4171). i� i b. Identify the southerly limit of any we�lands idendfied nn or within 25 feet of the �i north edge af the site. ,, c. Identi.fy a minimum 25-foot setback from th�south edge af the identified � wetlands,and prohibit structures,grading,or rernoval of vegetadon from that area �� unless£'ust approved by the Planning Divisiort pursuant to standards in the City , Code. a' d. Idendfy existing sig�aif'icant trees on the pmperty,(i.e.,with a diameter of at �' least 6 inches measured 4 feet above grade),prohibic rennoval of significant trees unless first approved by the Planning Division,and nequire greservation of at least � 50% of the significant trees on the site. 9. The applicant and subsequent purchasers shall not rernove trees with a trunk diameter lazger than 6 inches measured 4 feet above grade uriless the Planning Division issues a tree removal pernut for that purpose. Trees with a trunk diameter larger thaaa 6 � ur �I urp inehes measured 4 feet above grade shall be recnoved only to provide for streets, � utilities,�d resi�nces,and�o allow for grading as approved, Site design shall incorporate eurved siciewalks and driveways,shared driv�ways,and slope protection Page 16- Hearings O,,�cer d�cisiora { SUB 91-0006 and VAR 9i-0009(L�ndau Woods) � ; �I ,. �' . � ,�i, 2 i � � � ,! 7 � -�� a' r r _ � . , " r,: �.. - .. : .. . ,:- . �, �c; � . , .., , . . . �,. � . ' , ;. -. C : , ;� t ,i' 1� ;r.� ` �� ; :. .�. ' :. .. '. . - . :� � �. � :� G� .��r ! t t �� t 'h�- t,r��{ b r�.itiY ffil��' 7 �c�ey� �2 t �. � s ��.. � � '4 �1 � i. i 5 [ if-YYisK ,� a ,�..w�� e t;. 4x ; .u.,..�.-ia:i�,...�.,.�.xn�,».vs�l.fi�,.�a��._,..d,u..,-,u;z+x....�..st�-r.n,:,,.��.._.....,....�..:..cu..,�...N..�::NL.i.,�..,�.;-..:.,,:.W.,.v..,.....:�r�.;1.�.......�..u:.�..c.,...�.Wa„a...�...�.,,�..>,e....f—`.c..,,.,._...w.w....u..a»a,_.._w.,r.��....,.,....._.. ......J.:ux�:1w....+,..aua�'� r . � h , . . � . . . � , �� ^r= ' . . . . � . .. � �,...�.A .. - . .. � . . .. . y��': m�asr�res�o maximiu iree preservation. Tree removal pemuts may bc.gKantad iri two 5t�ges publi�nght of way prepataaon and lt�preparatton `I'k�o apphcant shall.pia�+ide ""�' ,; fcir aze arb�rist W r��w tli�plans foi�g�radu�g and ri+ee pm�Gao�. ,'Ifi�arborist or ' P�anning DiY�siori may pn.�b�protechve measux+es for prees tc�be retained an ihe sit�. � '. � Areas.inof cuve�'`bq�stiu�s c>r�impenous surfa�es shall,be re-vcg�tated�as.soon as ;':; possiblo�ft�canplei�o�Qf grading. A copy af t�e r�noYal�pem�it and apgro�red ; ; grading Plan.shal�b�ayailable,ori-site dimng a11 tree re�►al and grading.�ctiv�ties. - Cot�tact Jerry Offe�,Flanning TyiviSio�,639-4�71. 10. T�r��pplicant sh�ll der�icate'to the City a tni��m SQ-faot right of way far T:andau �' Flace an�d a 50-£a!ot radiu�s:fa the cr�l de sac;bulb,nnless an:�lternarive design is '' � � appmved-by ttae�rigmie�g Division anil�ire D3stric� RL7�e description of the : ; dedtcanon sliall�e bed to the exispng rigl�t°of way centerline. The dedication sha11 be �n � ; f ,,, on City forms. �nstnactions are��+ailat�Ae from'the Engineering Depannnen� ,' � ,; � � � ;' 11, The appueant shall prrovide a detailed wotland suruey and deluteation.conduct�d by � ,k,` �qua'�fied professiot�al lrioXogist:or other.quaUfied wetlands expert. Th,e wed�nd ; deli�,eat�on,�hall�presented ta the�4ty's,staf�priar�o��pm�val of the f�inal `!` su�lxiivisio�'�pda� W�tland bow�danes sha�ll be c�ear.ly marlced in the,�ield; The fi�Id ;' delineauon.shall be maintauied,�throughout th�subdi�ision development pmcess and -�y durin;g eonstn��tio�un proposed-lo�s S throug�;8, �; 12. �Minimutn:buii�ing sctba�ks<on a11-1ots are as follows: �€; �., � �io�nt yard.. .........7A fe�t �" � ,, t� C�,i�cr yarcl:,�. ...... 15 feet " •• ; ' ,20 feet -; Crara�,�� . ... .. S' z�` $1(�C�►8l�... ............$fCCt�+2 , �� R�� a...:. .........�s f�tz �; �Fl�g lots shall have minimum.l0 faot side yard setbacks �ide and rea�yancls shall be at teast 2�feet�rom the south edg�of we�lands << on or adjoir►u�g t�e p�rty as shown�on�the��of the�inal_plat �� unta�ct'Br�d�Roast,Buiildi�n8 Divisio�►.(639-4171). '� < �3: The:PQ''�ti��'Y Plat shall be-limited to the c�+eation of tien lats,fully dimea�sioned � , ' on.the plat and cons'istent wit,t�R-4.S zo�ning district dimens�onal requiretnents. _ �� , 14. The applicant.shall submit a:plan showang uWity locaeions for the existing cflwelru►g. .Wa1ity`:eas,ements shall.b�gtanted.�s required iF�xisting utilid�s will cross r: �tro�osedprop�t.y�ines. Contace Brad Raast,BuiYcling Di�rision(d39-4171). � . SLJBDIVLSION APFI�OdAL SHAI,L BE VALID ONi.Y IF THE FINAL PLAT TS � ' ItE�ORD�D WIT�IN 18 MQ�THS�F THE EFFECITVE DA1'�OF THI�D�CISION. ; ,' f� �D.A this�� -July, 199L. � .�. � L,�`y Eps , �� ' gs�cer �� ,;, Page!7- Hedr+�pgs.O,,�iccr decisiq� S[18 91-0110�6 aru!'VAR 91-0D09.(Gbv�da�c Waads)' � : ;' � '� �,_,+-vLr-.-r,.3'f�`s- �' �'r'.t � m ^Y ^.�a 'n"Y� wir�- ,r-,. Y .:3�.r ;M ryr m�`^-^ r "S' i^ 9 : �` 1�:- x,� '�� . _ ,i 4:, ,� 1 . �:. �. . �,. ,. , . ... l, ... ,Y.. _ ._1 t.� ._F�. .. .i, ,. . ,,. _, .,..,_.. , . ._ _• ._ _. ..�_�.� _ . f i f i t A t ±: `,' 1 A l� # ��-1 '� 2 } 5 1 1 � 4 f 1: ,u. . I F . r� , {< Y L A � �i..xS�."' _..c.l:w...Y..�'L,vL...._.�.�.�.�+L.T�.L��iG.�,....Y�:�i � ... .. � a_..! ��• ,.ek..v...1° ... ..._...�i-:..w... .1 s,..._ �.SL..,JL�......c�YtL.1,...�,.si.�... _..�n.... �.�s.e�..,. ..�w t s�� .._.,.u:.:_.� � .r,�ti+�..,�-� .y�-3:.�.�...,.e.�-, ..„,.av»`rPrt2�...5�.,-...`tl.�,,..�w�e�-.x.a;a ..1.s.G �. s...»^� . . . _...<.... . � , � i a .. y.;. - ,p. . . . . � . . �. . . � . � . . }� � .. . � . . �"�� s AGENDA ITEM 2.2 MEMORAI�I7UM - CITY OF TIGARD, OREGOI� TO: Larry Epstein, Hearings OffiCer FROM: Jerxy Of�er, Associate Plann�r DATE: J'une 6, 19�1 SITB,7ECT:. Rescl�edul.ing of Hearing for SUB 91-0006 i►�arlin be Haa�, representing 8ob �urness - the applicant tor �ubdi.visi:on applieation SUB 91-A006, h�s requested that the hearing �n SUB 91-0006 which is set for June 10, 1991 be res�heduled dr �[ continued until Juna 24, 1991. Staff inet with Mr. Burness and Mir. ' De Haas last week regardi�q the staff review of this proposal as well -as v�►�.th reqard �o t�ae comn�ments of other r�viewing agencies `including Lhe neighborhood �argax�izati.ong. Mr. De Haas has xequ��ted th� delay in the review of this proposal in order to ad+ciress concerns raised by t�he various reviewing ag�ncie�. Sta�f had previously post�d, mailed, and advertised n��ice of th�e June 10, 1991 hea�ing a� required by t1�e Cammunity Development Cc�de. We �herefore recommend that you opem the hearing an this item at the meeting on J�ne 1Q, 1991 a� wae noticed, but that the hearing be contir�u�d to June 24, 1991. No �taff report wi11 Y,e isssued at this time. A staff report �e�ponding to t1�e apg�.a,cation and ithe revisions tp be �ubmitted bx -' Mr. De Hae�s will be provid$d prior to the Jr�ne 24, 199]. meeting. ccs Marlin De Haas Bab �3urne�s NPd 8 members Pat Wh�.ting, CPO 4M Notic� List - SU�B 91-0006 I � r & .'�...J.�-..w":-'w-.1..5�...r==»:au,.+iYL"..� .:i'�*��::aeiai�».w.�„« .,. .� ...,....,....,...... ,.... . :=. ��. . . _..--...._. . . .�, .b.,...._..,»......,_ ... .c..�a.� �.,.��i�.iwvaos.row�r ��r.�x�,. �. i ......w »„..,v.ss.,,�..'a,y=u�..�...+w..�..»..,.>,em�>..�u�..e�1... .«........ . ................�.e ; DE HAAS � � , , � w y� q� ,,,. Suk�3c�0-AGC Gnt�r � :�:. 945Q ScW:ComnNra Clr�l� , � ' ' F ' � ��': �' � f,�' �...� 8., �s� wirsanvnk,or.�on�oTO , ; + 5. �: : .�,: ��oci�t�s, Ine. �so3,��z-2�� ,. 1� . (503)682•2451 �'AR d `, GonsWring Engrneers d$urveyers v :i : ` r .; .�une 5, 1991 . �ECEIVED P►:ANNIM� Mr. Je�rry O�fer ,JU�� 1�� Plan,ning Department �it�r af Tigard � ;.; P.O. Box 23397 ? Tigard� Or�gon 97223 • : �:e:, Px�ii�cir.:.�ry* �lat e�pplicacion - �snaau w'oods � ; , >;. Dear Jerry; We need additional time to make revisions and address cancerns to the s+ab3ect ,� application. Un behalf of 33ob Burness, we are requesting that the public hearing „ set for June 10, 1991 be continued or rescheduled to June 24, 1991. ,� r! . �� It is our understanding that it will not be necessary for us to attend the June f; 19 meeting iri order ta ��'ect the rescheduling. ,�.', ��; Sin�cere3.y. .. -- ' � �.� , ` . . A � � �t`�"� -� �-'/�^/ c, Mar1 in S. D Haas, P.E. , P.1..S.` J Presid�nt� cc: 30,051.563 ,; Bob Burness �;; �� '' MJD/scl �,r :�; 'fi:� ';t _ 'ti • ' .' ;S r;1 �;;, ��, � � � OSILTR�.J5 � ;; ,;;, � - -�,�-, ._� , ,..-�-��, �.. .., �-- �.�.�-s- ,,,�w�---zs--».�., � .,,. . .., . ,: ..-�,,-�,r�..:�. .rr.�� .:_..,. _.�,.. ; . . . ��. �, w,,.. _. r-,--�--„� ��,..��:�. � ,�: . , x,�.,�.,�.��,�..vs.3_�>,:•n��,:,�...,.b�_:.x�,�.=-_�:�.>�,�.�..� ,__��-..�� — � .�m:anyi..a_n �s.u+:c_..w�,.�xaa.: ��.�..v.w.....:::�.i.�..5.,:�.e..:�..».Y..a.-ez:::...� . ,...1�...W.:'�.i..�r..,�.,_,...,i....t.:aa-.aa.<u,a��...a..z.... ...�. �..._._... A ��w'` p' � l � �w,� �x Bob Burness 753� SW Landau Street � Tigard, OR 97223 �� z�6-o�06 ; July 1 � 1991 Larry Epste's.n� Hearings Officer '� City of Tigard � � 13125 SW Ha11 Blvd. � � Ti�ard� OR 97223 ` ; � `� ;s" Dear Mr. Epstea.n �� December 1990 an agreement was made wi-�h DeHass & Associateso � f-� Engineers for engineering a two lot minor l.an.d partition � (MLP 90-0015) and a small �ubdivision knawn as Landau Woods � (su� 90-0006) . � The. prel.iminaxy plat for the two lots was sent to the City on � February 15tho 1qgi . �Y�ere were no changes necessary as fio the ;� � road rightaway nor the lote�uireduanother� foiuremonthse (June�l0th) . � chan�;es in �he verl�age r q �� The �ity has refuse� �Oheshammerhead turn aroundmto da.te,�heir + letter) to construc� t �� sn' I have grave cancerns over the ability of my engineer and the � City of Tigard to be able to achi.eve "appr4ved plans" soon. „� Although in a matter of a few �Ces,�ableaitbmayetake�months�to �3 the a�ignment of the road is ex p achieve "pra er verbage°' � If it takes as long as MLP qa-0Q15 £� (four months� to get "approved plans" it wpuld be winter � � I could remove the trees a.nd core the raa.d. �� (November > ) be�ore � A1.1 the information needed to de�termine the trees to be removea ��• }F should be avai.lab�.e now if the cul de sac eonfiguratian is used. � uest your approval to remove trees as soon as �� ;. I hereby req This developement is my s�le �4� street al.ignment is ascer�ained. ent unless I can �� occupation and I �.m without gainful eznploym work here. � Sir�cerely� Bob Bu�ness � �':� � ;:� � ;:;� , ti� 3 3 � ,:: � ._�.�..�...�.T�,-..�,�� >. �� , �.....�: �� ..,__ ,,z , t,..� ,..,..�.�. u .. ... n, . . _ , � _. _ ,...,.,, .. , . .. :_.�, i==s��tl 1... ...i .v.:: u.I.z...,:':x: ,.1 ...::..x . ��..r , F.:_........ ....,... ..,..,.... .,...r..�..1.. ... .i , . 1....�+�, . . ..a.�...n. ..:..�`.�.�v...e., .._....t.. z, ..]�v.4. s......,t...�...�^�.:.c'�:::N .. .d... ,..�._.n..- ...._�._.. ..,.. .. e . � bJ . � ( / �.;: . �: . � CITY OF TIGARD � OREGON March 1�, 1991 i - • ' .� I� I�. Bob Burness . � I 7531 SW Landau Street I Tigard, OR 97223 , � � Dear Mr. Bur�ness, � i Thanl� you �or submitting a written statement requesting a tr�e �, removal permf_t for the property referenced in Minor I.and Par�ition MLP 90-0015. I h�ve again reviewed your reguest for �his tree remr�val permit. ' - I � � ;' The narrative which was provided with this request did provide i substantial info�nation as to why a tree remova�. permit was I � reques�ed. After car�ful review of this request, it is the Cit�'s 'I deternainatS.on that the requested tree removal permi.t shall not be � granted at tY�is-time. _ The City may ap�rove tree �removal �ermits which fall withi� the guidelines of the Com�unity Developmen� Code for undeveloped properties within the Ci�y of Tigard. As we had discussed in previous we�ks, the City was not able to issue a tree removal �': permit for the trees presently in questione I agreed to exami.ne a new tree removal permit request which would u'se the stree� alignment (which may be proposed some�ime in the future) as part of , the justification for the gran�ii�g of this permi�. A�ter reviewinq all af the submitted material, alo�.g with applicable se�tioms of the cocie, the City determines that the following options are arrailable (ne�te: there may be additional ogtions which are not seen by the City at this ti.me) : 1) Constx�uct a turn-around as approveci by the p�evious City : of ��d Se�'i�o,r P�1�er IMir. I�e�th Li�n�n�2/�/910 <-- �e . 2) Apply foar Subdivision approval of the remaining portion of the future development site. If approved, this would � pxovide the opportumity for the City to approved a tree Q� removal permi.t for all trees which are located in the � � fo��print of the approved n�w street alignment. ,t f3) Move a portion of the southern end of the spoil pile to � either the north or west side of said pile (or to another :t ;j � r:� 13125 SW Hall Blvd�P.Q.Box 23397,Tigard,Oregon 97223 (503)639-4171 �, _; <. �� r 1 `_ ', � �. 'v ,i ,p .t ' � , f /; C.ilw...r�..au�.ILrv+.ai-✓?�-^:...-..v..�.v.e.�lvJ'.53..��UA::�.'+s..ilec..uuw�vn..wwwwm�u�rea..wru.�..��....�..a....�+�...wv�<,..�vea�www+r'.wwremue+.lzaa+.v^�AULLte,L:ma ��uvn.v6+u..-�aaas�"vM,c'i^�9•v�.c5�s.weJrv.x+w.�r.arucY?�e s4.AtcF.GV�o��.[:L�f%ibtL�-��i�eJtnL^a:ia[L.�.�G^_..aY { � �" ,. �/ � .. . . � �� ,� � � - � . . ;t �� ' ♦� a�ceptable location on the development sitej the'reby 5; creating adequate �space for the constructian of the - tempoxary t�;rn-around. �'� ��`�-eA} -� s '' 4) Relocation of the entire spoil pi:le to either an i acceptabla lacation on the developme^��s a.te, or ta an ; off-site location. ��-� �y�� .� t I thank you again for the inEormation which you provided in the r� � reques� for a tree removal permi.t. Please cal:� the Cs.ty of Tigard :? planininq DeparXanent if we may be of assistance. . - `, � � ;� Sincerely, . • '::; � £� . '�:'Yi �k L a `= Ran Pomeroy �> Assistant Planner �;, :5�`; �.� �°� �`F , �:� �, ,'S. ��:{ 5�;� i:'t • i�T; ,',I'^:Y ::;;� v,}� �s'r':� .i ' . - a ' r� � t: �s U �f'� ` - • ,_;� ;s, 4�' 't;t ii':t {p '.'k �� "..��:�1 . �� 'b k .;y . t } :��_ J;i� Ct G, � � � ' . . ;;:i ,; ,i'� �`;1,. f, , t r�� ., � � � .. Y�� A� rE�.� � , F� . . . . . . .. . - . ' . y`.' . . .� . . . � . . . . . U�.�� .� � . . . . _ �.n--�r».—,:,---.y�-,-,. ^",±,r^^-n ...^-:��^^�^'r, ..'F..-.'�'::-•i`.'I+-'Sri:x�.'.x��',`� � 'z",.;�:rY;'i"�'„ , ,. � ��7'-•r�^�^ . .i?. . . �"'^_7 :a�a+ �-* -f r 1^�"^'?��'f—� . .. .. -. _ . _ -- _ '-��• _ � �� k �� t i � � �� '� '' ' �i �' k V s a :.�-7, i , �..�r...,....._....wl �.�..,.,_�,�« a.�..,e...$.u��x�.i.._.,..��e�.:�..�._....._......�..... ,_..�:i..._...�...�.x._...L.«....i......�.....L..,�..,.,.i ,_ i.,..,"._. ,..u:.».x�:c..W...�...-��.. 1�_�....�. _... �W�..�,._rL��_,.r.,...i,.. �.. re.wf......:_��._ ... '�' �� ""�� Suk�300-AGC Cantar ,% .., ..�5 9450 S.W.Commsra Ctrcle � WUsonvlU�,Oro�o�97070 6-----;-� �S QC1�`�5, I n�. (503)682-2450 � A� (503)682-2451 �'AX �. . Consulting Eng�neers b Surveyors � ; . Ii July 1, 1991 I ; �I, Mr. Larry Epstein, PC-A.tty �I "922 SW 2nd Suite 400 • Portland, Oregon 97204 . Re: Landau Woods Subdivision SU� 91-0006 VAR 91-0009 Dear Mr. Epstein: At the public hearing held on June 2�ath, 1991 we disaussed _problems with the sta££'s recommendation that manholes for sanitary sewer and storm d�ains be placed in public right-af-way. It appears that staff has come up with this ` generalized criteria, which is Si�►�1y addressed when developing on flat land but has nn applicatian when selecting engineering solutions for difficult terrain sfich as that in�olved with Landau P1ace. We have consider�ed any number o£ designs with the applicant and have found that the proposal presented best fits all the faators involved with the overall plan. . Apparently the sole ob�ection to our plan is the suggestion that maintenance of rnanholes might be a pxoblem. This is a case of' the tail wagging tYie dog. Sewers have traditional�y been pla.ced in easements, where proper, and clean�.ng equa.pment has beaome highly efficient. � Staff's comments related to this issue are contained on pages 8, 9, 19 and 20 of �: the 6/24/91 staff report to the Hearings Officer. E While we have tried many solutions o£ serving the pra�aerty with sanitary sewers and storm drains, and have presented the best option, staff has drawn no solution � except in nmrrative form. A�tack�ed we have, to the best of our ability, shown ' �. the staf�'s narrative design. �o1ioW�.ng are commex�ts related to the staff's �, recommended design: � 1. Sanitary Sewer. �xisting section AB has to b� reconstructed under any � circumstance because the existing grade is unusable (too steep) , � Accordingly, existing section BC would then have to be reconstructed. Since the existing elevation of C is not deep enough to properly serve Lot � 4, existing line CD would also have to be reconstructed. This means all { . � i i .-.;.,,,�.� .. r",a""" .a. r ^' "fA -.+u-�-•, � ,�r.�.`' Y, , _��-, -x -^r,.� s s �1 ,n r- ._ .a��.. -. •., �-. LL _ . . ,.,, . ,rr'�:'?? ..: . ......:� , .,� �::. ..- ..., t . - - — '� — � � � , j r � ._t��i h ,� I � �. k I i, . , . . ._ u.,.....�.a..a L....�?�v!,c_..t.�/.,.......L«..._.�wt..ti�..�.u. \.tF��u..n..n,�...�waut�� LL,` i f � 5 t t7 It \t �1 Y� 1 7:' : ...L.....Jl�...":k...rL_u.l_.4,u..Ib,J.>.�..J��L.::.L..+wL.i.r...v.1_... '. I ..� S �N 3'._ � + . }� � T� � � . .L u,.:...r... ...3,...J�..v.lu.u,1...}a..n...t�.a.L.+�..J.�...(1�. ..r..u�. .Y.._e�.��....{.__,�.w.v......1.�� . ,. . Y«6 r K � � � the line City says save and use, has to be reconstructed. .� = 2. Sanitary Sewer lines CE and �F k�ave to constructed vexy deep � � (C � 12.0 ft, E - 14.4 ft, F@ 17.0 ft) to be able to service the far side : o£ the draw. Also rather than connect to service tees off the line per V aur propas:al, deep and long service laterals have to be construct�d to cross under the draw. These seryices in the street are up to 16 feet in depth. 3. 5anitarv Sewer, One of our primary objections in keepieng the sanitary sewer in the draw was to prcrvide future service to the undeveloped � property to the south. We would think this would also be a primary ' objective of the City. If we follow City's suggestion o� end.ing sanitary > � sewer at F, 17.0 feet deep, the future developer will most probably have r�' to eonstruct FG to serve his prop�rty to avoid excessive depths. q 4. .Sanit�rv Sewer. The City's plan would require construction of private , easement sewers accros lots 6, 7 and 8, This is not practical because of grade limitations (private sewe�s at more grade than the public sewers) � and s�iould nat be allowed because proper design ca11s for every 1ot to �� have aecess to a publ�c sewer. That is, the lines City suggests for pri�rate easements should be public lines and maintai.ned by the City. S� �? 5. Sanitary Sewer. 'i'he su estion b Ci�v that sanitary sewers would have ta � be 5-Z fee� dee er is inaccurate. Lines would be u to 13 feet dee er � 'i 6. 5�nita�v Sewer. The suggestion is made that sanitary sewer lines should be moved off ad�acent praperty and. onto Lot 1. The purpose in locating on ` a.djacen,t prap�rty is to a�void large traes on I,ot 1. and use open � area. Also s�ubbing manhole on ad acent ; more options. � P�'operty gives that owner many � 7. Storm Drain. Our storm dxain is properly placed in the drainage swale where lots can eas3ly connect, City's plan. calls for deep storm drain in road (up to 1? ft) and deep and expensive servic� laterals to drain indivi¢ival lots across the swale. 8. Storm Drain. Ci�y plan for main line connection is at point where Ash Greek is well off onto private property, 9. Storm Drain. Our plan servic�s ad�acent property tn south. City p].an does not. 10. Storm Drain Ci,ty staff report mentioned that applicant hadn't shoran how street would be drained, This was an oversight. This drainage has now been shown. �:� , , , .: . . ._. , . . — , , ... , ;,,� �. i ._s .,�. . . e .. ;i.., k.n k 1 ( �{. 'I� -! 7- " �.. ! � .� �C l J �� II � �7 . y .f �.f '' � � . .�. ... ., .. ...L<�LA....,d.Aa..�..»�1.....w'� .,.L,w..,_kN,.."_rLAw,...:.,_{lii....s.u,-u....s.va.u..:.�1.hu.�.��U..�w�1G.SiSo-w....�2�.x�� w�.i-�,.�.� ;m � ..,_,,,� � n :�. i 'w "�� . .� �; v � z l � '�I .+..S�.uu ...i.LLU,u..an� .c.i_..,..4'J1u.�ui.�.YSwJ.�.�...FS.�.w.�a....+.W..W::A..l�..µw..`.... Y �4 '�Jf , R...... i � .. _...4•..JW�....t�1..u:�+...... �....s� �« y j � ) �� A� i. !ti ` � 3 1 1 � °r'. 17.. Storm Drain. City's alternate plan for drains fo� Lots 1-5 involves + � horribly deep construction, takes out many large trees that we had �re�erved by special aetbacks and daes nothing to serve the swale whi:ch wo,u�.d have to �e served add3.tinnally. , '.: 12. S�orm Drain. Neither C3.ty alternate adresses drainage of the swa�le. ' ` Thi� wo.uld have to be added. These comments are respectfully submitted in order to clarify the deta3.led � ; engiz�+eering invol�ed in our proposal, While there should be refinements in final � desigt�, we i-c�.ve shown a p�ope� system that takes man;y fae�ors into consideration. T beT-ieve we h�,ve showca that the City'S narrative pl.an doesn't work and is i,mproper in concept. , "; Res�iectfully Sub tl, �� : , t�: � � ` �'ii��///�F�;'�� . .��f . , ' Marli'n J-. e as, �.E. , P.L.S ~ 1'res�,den ��;; � . � Att�chments ` ,' �ct 90.05I.563 �� ' Bob Burn�ss � , M,7D/scl ;. :, � <` St :��5.'✓_-�: �l. .V',�k}.,', �,w: I I.` i, ,��, � :i :j .,i! c; ,�� ';� `; �,, ,� 051LTR.J1 �•;$ �;,;? �� ; , � < , . °<; l t 4 �a A 4 S' :r Z i y,1 � ` i F t "+ fr �� ° f e a � i? t� � I r; � ( '� � A � i , ; , � t / � i F �.,� 1 i s -� ; � 12 � �� ,, t� i � •, ; � , � q � ' 9 � r, } � y 1 . {�� . } ;4 ' �. i�� { � �. ? ; � t. i � .. �� r.; i � + ��S i . � , .' �. i ,.: .� � . , : t t . , ,� t ; �� wi.x;t.�.k,�4« °...w...:ai��.w�.�t:sv:i.a.+:,w..: , 5�v_.,�..-�-,a�,�6va ,��cv.«:�.v±.v w�_.+rr��c.shc�ec':Y a ' K y �� :, �� , .; �',', �vi-.+�mam.�e.:-...��... ... �M.w�audo.a..W.u..,va�^e�c.�Ye'�:�:.t.nc��r�t.�:; � � � - � . . . . � ' � G� . . .. . . �� . . ' . . �� .. . ' ' � ' .,i { y i CPO-4 Me�tzge.x i J'une 27,; 1991' ; ,, _ x�r., I;�-ira,y' �steix�, QC Tigard Heaririqs Of�Eicer ,; �'or City of Ti,gard c/q Suite, 4.00 722 S.��T. 2izd Aventxe Port-�and, t�regon 9720� � . Re: �3 91-0006 & VAR 91-UOQ9 � Dear Mr..Epstein; Cannun�.ty Partti.cipata.on Org�n.i.za�t�i.on 4-Metzger on J�n��'`26, 19�1 at our mmnthly meeting adopt.ed unani�-rously th� � fal]:c�c� ��iozt��ancl xequest that i� be added t,o our testunony . „'� on SUB �91-0006 and �t 9�.-0009 fQr the reor�rd: � ,{; t;, s `' `Ck�O 4�Metzger:%standg k�y its�orig�nal recaa�ndatica�s ; � ,, ' . , ° ixr oorinect�.on with the alx�ve referenced �ubdi�ision <, .��,_ � appla.cation. Tf, Yxxa�ver, the recam�ndations made �xi m.u' report to the City of Tigard c�n May 20, 1997., ;; ��' CPO-+4�aMetzger, are z�ot adapted by t1x� Hearinqs Officer, : �� . ' ' , fihen CQ0�4 P�Ietzger stant�.^, by �the rec;am�ations af ; �" the Cityo� Tigard sta�� report dated �Tune 24, 1991, as ? .. theX �elate �o ext�d3.rig one road to the east edge ofi the proPe.��_.:�' `:.� Respectfial.ly suta�nitted; �`�� ` ' . Pa�t T^nv.t' , �%ng C�ai:r :;`1 r ,;s � r ' � f ;-i k �F �t� a y� � t '� a� .'`t�� . . .,.. . �.� .� ,� ,.z� �,. _.,. ,� �. , � , _ ,i .. ...� � . �... �.,._��,r�..,._...�. _ �,..n .,�,., ._.._... .. ___ .., ..,.�r� �.z:,w__ .�w.,....a, ..�.r:�,.� �x�.�,�. �,�,:.._;��w,_ 2�...,_..-�„�.�,�:�a.��->n,.,��Y., .,a.,�_...�......._,__. ;;, . _ � ��N ��t R�C��v�o n ,. �,,� 2 0 1991 �$ , �: . ��J�(�UNIjY DE�'ELO��E�'�DEPARTMENT OF . ENVIRONMENTAL QUALI7CY � June 18, 1991 � City of �igard � ,� < Tigaxd P�:�.nning Commission � �� Tigard City Hall ' P.O. Box 23397 �� 13125 S.E. Hall Blvd. �� Tigard, OR �7223 �� . f� Re: Iandau �WoQds Development �� R. �. Burness �" ` � y' #SY1B 91-006 �l�d �rJAR 91-009 �� F� t¢, Dear� Planning Commission: �� . ; �:, ; �<� ;; The Department of Env�ironmental Quali�ty (IDEQ) was contacted �y t�"� : CPO 4 Metzger conc�rning the proposed development refexenced �,� above. Th� DEQ was grovided a cogy- of a May 20, 1391 l�tter to €Y.s , tlie Tigard Planning Commissian from CPO 4 Metzger, and was �,� subsequentZy contacted by Pat Whiting (CPO 4 Chair) with an a;�a explaci� reques�t to examine the proposed deveLopment relative �'e �o DEQ rer�ulations and policies. On June 17, 1991 T �;;Y accompanied Pat Wh�.�ing and John Slaomgren on a tour of the =i� site under t�e guidanc� o� Mr. Burness, the owner and d�vel.oper ;ry of the property. Following are my perceptions of the proposed j�� ;�;� development and DEQ's concerns and recammendations far ;;:;;� minimizing water quality i�apact� to waters of the state. '°'{ �,yr ' f�u4 � The DE� has been aoncerned for some time with apparent water �;� ' quality degradation in Fan:�o Cr�ek and tribu�taries of Fanno �;'!� II _ Creek in Ti ard and Beaverton. T'he water }"` �J c�uality problems are �.�� mainly sedimentatian of creek channels and wetlands, increas�d ��.;� � growth of nuisance algae, �and more frec1uent incidenc� of oil °`� 1�� I s�icks in the Greeks and wetlands. These problems are at least ��w to some degree (arad probably to a large c�egree) due to the r:� , accelerating pace of business and residential develapment in ;.� � the Fanno Creek watershed. Removal of vegetation during ,{� corastruction accelerates erosiori and sedimentation of areeks, �� ` �i � m ; �:� �r� �� . 811 SW Sixth Avenue Pordand,OR 97204-1390 (503)229-5696 t DE¢i � , � �.. �� Page 2 and storm runoff from developed areas, roads, and parking lots �ransports laran fertilizer, oils, and other chemicals to the creeks and wetlandso As you know, the United Sewage Agency and the DEQ have been implementing largr� scale and expensive plans to reduce phosphate loading to the Tualatin River. The DEQ has also been working with Washington County to develop tighter control for erosion and runoff from newly cleveloped areas. " The DEQ continues to cnmmunicate to development inter�sts and �local � development and planning commissions the need to consider water qualaty concerns during approval of development plans. My review of t3ae Land�u Wo�ds development proposed �y Mr. Burness indicates there is a potential �or this project to contribute to the water quality problems noted above. Wh.ile Mr. Burriess appe�ars to be proposing use of generally acceptable construction practices, the proximity o�f Ash Creek (a tributary of Fanno Creek) and the lor�g and fairly steep slope elraining No�th across the property to Ash Greek increases th� poteritial for water quali�y impacts if appropriate protection measures are not employed during and following development. Specifically, we are concerned that erosion and storm runo�f � during construction �ould cause subs�antial sedimentation in the creek, and that oil, fertilizer, and other chemicals in runoff grom th� road and developed areas could enter the creek if nat intercepted by an appropriate buffer zone between the development and the creek. My exam�.nation of �he site indicat�d there is a small wetland ar�a on the North edge of the property adjacent to Ash� Creek. Although part of this wetland has apparently be�n recently � disturbed by clearing, it is lxkely this area functioned to : retain �unoff that would otherwis� have directly entered the creek. I� is also possible that some wetland area may have existed along an intermitten� drainage channel wk�ich runs North towards the creek an the West end of the property. A drainage - ditch has been recen�ly cut through this area by Mr. Burness to drain the area to facilitate his preliminary site activities. Wetlands are of course waters of the state and are regula�ted as such by DEQ and other state and federal aqencies. T advised Mr. Burnes� that state and federal permits may be required if he anticipates any significant excavation or filling of the wetland area on the North end of the praperty (i.e. , gr�ater �han 50 cubic yardsj . Mr. Burness indi�ated he wa� tentatively planning to install a berm along the creek on the North end o£ the development to prevent runoff frona directly entering Ash Creek. The DE� strongly �ecommends that this or other plans to �>,,, prevent runoff from direat].y enterine� the creek be incorporat�d '� into the development prior to appraval. It is important for , =�� the Cam�ission to require this because wetland fill permi�s may ,�'��" not be reqiaired. . �;�:: r;� � Rg,�. G:'.:: .'-�;; �: . [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]