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Planning Commission Packet - 08/26/1991 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. �'�: � _:.,�. _....wM..�,...,�..�,e,�,,.��,�;_.�,�.�.�-.�;�,u�,-�,,�: -�:�.:_�Q�.�.t_..�.::::�.._.��; J �� ,� „::; F: �� , � � � :� i; : i AGENbA TIGARD HEARINGS OFFICETt MONDAY,AIJGUS'T 26, 1991 - 7:00 P.M. ? TIGARll CTVIC CENTER�-TOWN HAL�. 'i k 1�125 SW HAI.L BLVD.,TIGARD,OR , ? .. ; r, 1. CAI.L'PO ORDER ,; 2. PU,BLIC HEARINGS t.i;. " 2.1 C0111rDITIONAL USE CUP 91-0008 VIRI�TIG/AR,VIDSON (NPO #2) A request for '' Conditional Use approvai to convert a single family home to a duplex. In addition,a variance is requested to allaw the proposed duplex to bs situated on a 3,902 square font lot whereas Community bevelopment Code sections 18.50.�50.A..l.b.and 18.130.150.0 requirs dupl�xes imm k ` the R-4.5 zone to be located on a lot of at le�st 1U,000 square feet in size. ZONE; R-4.5 s,' (Residential, 4.5 units/acre) LOCATION: 11405 & 11407 SW Lomita Avenue (W'CThi 1$1 35DA, tax lot 3000) APPLICASLE REVIEW CR,ITER,IA: Community Development Code ` chapters 18.50, 18.108, 18.130, 1�.134; Comprehensive Plan Policee� 2.1.i and 6.1.1. � -: - 2,2 SUBDIVISIUN SUB 91-0012 MILLEHt (NPO �k3 & #7) A request for Subdivision approval w� ��Vlde an a � . pproximately 4.97 acre site into 28 parc�1s ranging between approximately a�U00 and 12,630 square feet each. 20NE: ft-7(Residenti�l,7 units/acre) LOCATION: 13735 SW V�slnut Street and 13725 SW Fem Street(W��1 �gy�� lot 400 8�2 sl �BD, 4�c lot 1500) APPLICt�BLE RE'i�IEW CRITERIA: Comprehensive Plan policies 2.1.1,4.2.1, 4.3.1, 7.2.1, 7.3.1, 7.4.4, 8.1.1, 8.1.3; Commuunity Development Code sections 1�.52, 18.88, 1$.92, 18.108, 18.150, 18,160, 18.164,and the Bnll Mountain Community Ptan, ��;'; . 3. OT'�iEK BUSINESS -;�::: >:; 4• ADJOURNMEr1'� _Y_ .'i . (>.'�-. .�;�j� � ��. � � ti ':} :1. x<3 � - �-.,M-- �"t f,.`,�.--�- w-�x,y-tr .n:;'un ..��m �. rv r-r:1 "T'T....+ � .r�-^....v-^+�-t!mx+....—,�--e,-,._..,r+�--....-.-�.....w..-...,....wu�. . _ .._ --_. - . � . . . . . � . . . . . . �. . . � .. . ;'y�: . ' . . - . . . . . . . . . . . .'4.�, ..r.'-nNUk..,:.c'd.:.,L.a..�...v<n.w�-..+�:+..�..�:.�M....--..,k.,.:u:wc..k,..,a..y., .. ._.�,.....�,.4.:s�r,r�-i.�.u..t.��ar�,,..:.'�w..............�,�......aY�:::�a.::� ..._c..R.;,S.'_�4f.:W,�lw*�.x.,:�::��t?.;..�..�., � ..; �, ��-. �.. • .:.Li1..., ....1.G.:uC.e_u.J,:.:.i'JI:�•,,.`"+`_.._`.;.t.'�v...e4�rC�>�'m�snnoasu�,,.u..,. � .. �...,r �i� NOT=C6= Al1 pessons deai.sing a to speak an any item must sign theis name and no�e their addresa on this sheet. (PI.SASS PRINT YODR NAt�) TTBti/A$SCRTPTION: �/�.I�`P��,.1�� . �"�`� �U l� ��,� 1/1� �l c:� .�"`q' �L�il.� �� PLSASR PItII�iT YOOR NAHS AND I+l)LL ADDRSSS PROPOI�IBNT FOR. OPPONSNT AGATNST � D v� �rr.,�ri'ea►� ✓�'��s s.w �y�'~�i„r, 7`' , s�.. �2 t� v�2�,�_� . / �r. !`�4 S +�'t��'�� `�,� � � � a z � 5'� z � �� ,.� .� ' I�gt u�mm��'� � ; s o t i o � ,-.� . �, �� . . � . . � �� ,°� ��' �� ,, �yy �� r;� �� ; � � � : �� . . .. , .. . . . . . • • . • • 4 � -�i � ,. l: � !. �� ...-.. _.:,. ..._..:,;� ,»-.,-._�.F,....�.�_ _,.. �.�„�-^ .:n. _ , ,,.. . ; � , . �. :: ' . . .,+..ati.«..a. ��...,.us�cxs=vs^.�au..u�uv+.enx�r.�.+cncerx.�e.,.,uwasr.w�<co-�amx.«.sruxre�.MC.�a.ivr.a'[:�'i��.S.l'NtC.z.Tael`�..:.e'.""`�,.-J'Li..u&;3St:.Civ�'L,_..,'r-xt��:6:"+�-�a:IDde�ivc'v;vs�,...u...we.. �.:i; ucu.«'�:i'a'�..uv..,.au1...�Y:��.L..,..4.k.iti::;�....C.:.`.'.'..:.�.ssv+.,e.itu'r.o:x.��.:............_,_»_..._.... .. .........«_.. , Y.' �....�� i . N�IC,R: All persoats desi.rinq a to speak on any item imugt sign thei�c name 7 s and note their address on this sheet. (PLBASS PR]CN'� YOQR NAKS) ITBlI�DBSQtIPTYOPI: �(�'l�Q f V 1 SL�l� �(,.��r L �w�D 4 � i�' , ��.�.� T��.�. �k.� J 4." ��"l�/'`�1�i✓o� J,a , ,i . i': �'�` P?,SASS P1tZNT YOIIR NAHB AND IrOLL ADDRBSS � W"' �' PROPOIdSNT FOR . OPPONSNT AGAINST �� ; ; `�� /(3 p +Z-'S 3`Sw I 3 Z-'�� A ' _, , , , , ,- . ; f.�,..a.�.a ..�� ,��- �' E r�1 l (0�5 S��R�Sl°' �T�"�.�� GJ � `�'�� 21� . � � � � ��.,�� , �.� �� '`� s � o � ,� f. . . . . . . L: }.� �� ' . 4_ _ r, e � � 3.�� .�'�` `'l! '2 t� F ; � � � � �� X �� ' `��` � � ��. I�l�� ? ��.� �� ; � ; . � � � : �. . �G� � .��'. �' � �' �'�ot.� � � t� ��';�-,�''r��.��i�"` �< 9�� ' $�w �, � �� (, �I , � �5�I `� . � 1��I, ��. �'�i: �R� d�.'! ,a: � .. . . . . . � �' °'r^?fi': . � r "n ^� Y r^- 1 't '" . .. � � � � � � � ,� .' . :� � � � :� � �� I �._sa —u , . � -) ! .` .? :f 1 1 l . ". ( t' �2T f�.! S �r l�i y `l.__ .F..,. , .. r. , . ,�.� .. . _� .. . .� � � ,. .�, Ff I, ...,. . . �,_ _ _ _ '— � �t � �.��j' �029 P.O.BOX.370 PHOPlE C503}684-0360 �O�lC�''g BE,4VERTOPl,o�aE��s7o�5 �3i�f�lli��raa�vt�}i�c�s ' �ay�he T'i . , _ �. �s � a�i Ma�-�. l�egal No#i�e �¢��e��ag '�a�s � �st 2;� T�� at 7�QD�i� at�'i � �Ci� � ' H�i;:, ��5�F�.�I�vd.,'Fi -� � a�.��a�b�a��1��r��:� , E€�gt��s�v€€ed..'�� ar� �+e�r�r��s��s�tt��r.�b��d�� E C E 1 v E � � �J �e�rshee��ao2iee �'c� "��8�'P�.3�ta��tte1"Eg,�tdA� C?'ty e� Tagard �;��s� , ' ��lE�e�� a��e i��t��e,� � P Oe B�x 23397 8 1�� ! �a��9ac�e� ��idave �`�rsca�=�b�r d��r pre€��a��s a� y ��t� ' e�� ° � ,a�;��"�;° • �i�G 2 ��ar� � � y#�� Tigard� OR 97223 T ^ � a�i?v�u�h a:c��aen�is di�t+�d�i�a�es�� .''�� .iTY OF I+�ARD -�g��E� �P�. . �l3 f.�C :� �}'i�� at 13 i25�:i� �1��'�3.�'��d. g'l��-� � . ��. ; -� �..3�� ;��R�� ,��FiD�ViT CD� Rl.l�LiC�►�'IO� ��`i�'��` �'�'��.. _ �* �C�� nt�,* s�� a��0�, � ��` or�U'� ��t�,��e�� > _ ��ar�,��, �o�s��r o��sa��G��, ��se ��e�� 1� R-�5 ' �t.��s�� }.�,� . �, .ILaciitYY K�P121er � ��4��.�r�.tz�i�at�#,i�'ue �„-�IE?�€�� I,I�,�BI�E�Y ��"�L��fi3 _ ��_ ' being first duly sworn, depuse and sa that 9}�f�,3�e �d��rtas�ng �� - �° �lP�C�Of, ��$19S �fIf1C9(33f C��P�, 6�$�1� �'zg3Y'Cl limes _ t±�I��Q,�.$IflS��_ �4rC"r�d1 �� " a � a raewsspa�er of genes�t circuietBon as �efined mn O�S 193.C6i� . ,, ° �1�`�•��1�� . ��E �#31�1' �3i�t AI ^�� *tre� � aeod i93.020, �ub6ishsd a� T�g��l 'sn the �� ,n . �� aforesaici coaanty and st�#e, thaY 4he �a�tu�St€"�ar�ubdt�� '� �: SY�He��!'��'� ��'�mv�'�t1L�+t{�8at � ��,��g�_< No�i.ce o� Public Hearings° CIJP 91-�8 & S[JB 91-00�2 �1s i��yg.��; �� JP � � f�..�:��.R�P�ti� �-... �'�� ira8ed copy of dvhech �s �ese4o anrExed, was pu�9ishe� �ra 4he W�lu&.�1��1�"g��S.�' ' ��"�`�'`�� ` dv &3P4Y6f� iSSQd@ O$S$iC� C�@�+S � �r for Q�e �uccessave ara� ��r��.i�t!��5 �� `��, p � � �. �� '�ve��'�ic��;i<#�,4 a��.��'i��.� �,��i.3,. � co�osecutive 6s� n9a�€mE9owing "sssues: �a-�€t��g�3��aty�y�v!��r19f�,�g�g3�y�pittCc�d��ttO�S�$��,� �i��,; Si3..S�S��.�i�a'a+�.S.�V>dl3.l�r�.��. � A�flut�� s��5� 199� ; �� 3 '�'0�-�'sab�is�a At�gtis�1�,1991. '_ , �----�e_:��-.�-.��.._- _ a S886J8C�9�@f� �R� S�OPSi$ befor� er��th�s �S�Yt d�ay ef August� 19a1 1 Notary �a��Bac fo€� 0��5�qn �f�S2P4fIi89�StOPB g�ES: �" .�j—�y� / �� ; �. _,a.,�� "`.�� r�..,u�: G. _,�..:�,.�..aiz...�L�.,,f_�, .;�' ,._,_G� S.��,�;[.b:. �r.,,,�r....'... � _ �.�.a, ,...,.�. _..,�.� ��.°y.,.,;r �...�� ,�.. �W....�;_r � . .. .. __,...,�, .�.,��;:5:f�:.u_.,...._.:a� .� . " ,,�n RECEIlfED PLANNING `� � SE P 0 5 1991� �;':': BEFORE TI�E LAND USE HEARINGS OFFICER ` FOR'I'f�CTTY OF TIGARD,OREGON Regarding a request by Sean&Justine Virnig ) F I N A L O R D E R for a conditional use pemut and variance for a ) CUP 91-0008 duplex in the R-4.5 zone at 11405& 11407 SW ) VAR 91-0014 ' I.omi.ta Avenue in Tigard,Oregon ) ('Virnig) I. SiJMMARY O�THE REQUEST The applicant requests approval of a condidonal use permit for a duplex in the R-4.5 zone on a 1ot containing slighdy less than 10,0()0 square feet. The applicant proposes to use the existing s�vctur�e as a duplex. The structure already contains two srnall,separable dwelling ; _ units. The applieant will renovate the structure,hut dces not plan significant st�ructural :. changes. Thc property may have been used as a duplex when the City was incorporated,and,thus, could qualify as a nonconfornung use. However,the nanconforming use could not be k proved,because of lack of documentarion of the use of the property as a duplex at and since 1961 and lack of any public permit ar reaord of such use. Therefore,the possible ,,s past use of the property is not relevant to the condirional use pernut or variance. At the heaeing in this matter an August 26,City staff r�commended condirional approvalo } The applicant accepted the recommended conditions wlth ceitain modificadons. Two � witnesses testified in per�on vyith con�erns about the proliferation of dvplexes in the area. `'� Two othcr witnesses tesrified in writing in favor of the apgli�ations. t; LOCATION: 114(D5 and 11407 SW Lomita Avenue;W(:T'M 1 S 135DA,tax lot 3000 APPLICA�iT: Sean and Justine Vianig PItOPERTY OWNER: Ove and Denise Arvidsan and Sean and Justine Virnig '' APPLICABLE LAi�V: Community Development Code Chapters 18.50.040, 18.50.050, ,�` 18.106.030, 18.108.060 - .07Q 18.130.040, 1�.130.150, and 18.134.050 and Comprehensive Plan Policy 2.1.1. �: STAFF REC011��IlVIENDATION: Conditionally approve j� EXAMINER'S DECISION: Conditionally approved . II. FINDINGS ABO�JT SITE AND SUI�ItOUNDINGS A. Site siae and shape: The site is roughly 87 feet(east-west)by 114 feet(north-south)and contains 9902 square feet,based on the planimeter measurements by City staff. B. Site location : � ,� The site is situated north of the cul de sac at the north end of Lomita Avenue. ; �, Page 1 -Hearings O,�eer decision CUP 91-0008 & VAR Sl1-0014 (Virnig) �a ff ,�, f . ,� �.w�.�...e... ._. .� . .__.. . . . ... .. .... . .. � . � . i, ...��.,, _.��, _.< r.. .... ...... . . .. . ..4„ . _ .i,. _ . .. ,. . . i ... � . . . . , .. �. . . . � .. . ... .� _. ._. . .°.,;�"-`. �i1:,: F;` , � � i �Ns,� k;��£ {'. C. Exisring uses and structures: �; �a 'I'he site vvas included in the original incorporated limits of the City in 1961. There is � an existing one-story dwelling on the site. The dwelling was built in t�ne eazly 1960's. � The record is not conclusive about what the structure v�•as used for historically, although there is anecdotal evidence that it was used as two dwelling units or as a dw�lling unit and a beauty garlor in the past. The record is conclusive that,when built or when modified at some ppint in the 1960's and/or 70's,the structure now contains i two separable living units,each with its own kitchen,bathmom(s),bedrooms,and access. There is access between th�two units through a door in a common wall,but that access can be restricted. �'he structure is roughly centered in the middle of the rectangular parcel. 5outh of the structure is a pav�d area and detached carport and storage building. There is space within the carport for two vehicles. Theae as space on the pavement far storag�of more than 2 addidonal vehicles. '�' ,�� D. Proposed uses and structures: = ,`I� The ap�licant propnses to use the structurc as a duplex after making appmpriate �'� renovadons as necessary. No significant structural changes or enlazgement is planned. ��` : E. Existing arui proposed vegetation: The site contains larg�,mature conifer and deciduous ere�s and shrubs. No changes to landscaping is pmposed if the applicadons are approved. F. Topography and drainage: The site slopes gently to the south. Storm water is directed to existing storm water � features in Lomita A,venue. Drainage will not change if the applications are approved. G. Plan designatiora and zoning : � The site is designated and zoned R-4.5(Residenrial,4.5 units per acre). �', �;'. H. Public services and utiliries : ;; .�;�� The site is served by exisdng sanitary sewer and water line. No change in utilides is °�� expected if the applicadans are gracated. The struct�ue already has separate elect�ic ;� met�rs for each dwelling units. �T �k�', Qiil�aCCBSS: I. Streets 4_`; ;�� The site has direct vehicular a�cess to SW Lomita.Avenue,a cul de sac street that extends roughly 800 feet east and north of SVV 90th Avenue. The street is improved to , City standards except for sidewalks. J. Surrouruiing laout uses: Land surrounding the subject site is used for one-story single family detached dwellings. Hpwever,there aze 9 one-story duplex structures(1$dwelling units) abutting Lomit,�Avenue between the site and the 90°turn in that street,and there are aparttx�ents south of the 90° turn. The duplex structures begin about 300 feet south of the subject property. �� Page 2 -Hear�ngs O,�icer decision �� CUP 91-U008 & VAR 91-0014 (Virnig) �� f� �. �, . 1. ... ._ ,, ��., . .. � �. � , . � � �, � ��= , . . . �. �.. �.. . .� ... . .. �� . � ; . , . , . �. , ,,. , ,. . ._ ', . , . . ,. . � _. .: .. .., _.. - `' : �... .. .,. ,.....,..�. � ... i . , _ �:. . III. APPLICABLE APPROVAL STANDARDS A. Title I8 (Zoning). 1. Secdon 18.SO.Q40 lists Duplex as a condidonal use in the R-4.5 zoning district. 2. Ctiapter 18,50 contains the following dimensional standards for the 1R-4.5 zone: } � 1Viinimum lot size........................7500 sq. ft. Average minimum lot wndth...........50 feet ; Front setback............................20 feet Interior side setback....................5 feet Street sidc setbac�C.....�................ 15 feec/20 feet for a garage y Rearsetba�ck.........................e... 15 feet Maximum building height..............30 feet � 3. Section 18.130.140 conr.a.ins the following standards f�r a condirional use: a. The site size and dimensions provide: (1) Adcqaate ar�a for the needs of the proposed use, and (2) Adequate area for aesthetic design lreatment to midgate possible adverse effects from the use on surrounding properties and uses. b. The characterist�cs of the site are suitable for the proposed use considering size, shape,location,topography,and naeural features, �, .Al�required g�u�li�facilides have adecaaat�ca�acity tc�s�rve�h��pr,s�t. d. The applicable requirements of ehe zoning district are met except as xnodi�ed by ° this chapter. ;� e. The supplementary standards set forth in Chapter 18.114(Signs)and Section �� 18.].20.1 SO(Site Development Review},if applicable,are met. �;;;n�l ;'��I f. The use will comply with the applicable policies of the Comprehensive Plan. :;�',, �'�I 4. Secdon 18.130.150{C�(10)pmvides that dimensional requirements for a duplex are ';;:$ the sazne as for other structures in the underlying zone,provided t�e minimum l�t size ';� is 10,000 square feet. ��I. � ' S. Secdon 18.106.030(A)requires two parking spa�es for each unie in a duplex,and � ' one of tl�ose spaces must be coeered. 6. Section 1�.108.060 aa►d.07Q require a minimum 20-foot wide driveway to serve a duplex and require the driveway to be designed to allow tr�c to enter the mad in a forward direcrion. � , 7. Sec�ion 18.134.050 provides that a variance to the Cade developrnent standards ynay be agproved if: Page 3 -Hearings O�cer deeisicm �� CUP 91-0008 & VAR 91-0014 (VdrnigJ �; r�, �;� �`s� ! .�:�i;�..� , . ' ; .. C._ � [ { f lixc.,�1 l,� .Ix L a� �1� ��Z..� ii ,. . . r ...,�r ..,... ., .� 7 ji .1 .�:.1 �s .< ,:f .z..1 . .�...�. �... .� ..,t...... .� ..ti,...,a. , ... ,. rl. . �f . . ..i,. . ,�. ., . .. . .�.. .a i. .. .. .. . . . . . . ��` a. 'fhe propos�d variance will not be materially detrimental to th�pwposes of this Code,be in conf.�ict with the policies of the Comprehensive Flan,to any oth�r applicable policies of the Community Developrnent Cade,to any other applicable policies or standards,and to other properties in the same�oning district or vicinity. b. There are special circumstances that exist which are peculiar to the lot size or shape,topagraphy or other circumstances over which the applicant has no control, and which are not applicable to oth�r properties in the same zoning distric� c. The use proposed will be the sarne a�permitt�d under this Code and City standards will be maintained to tt�e greatest extent possible,while permitting some ecnnomic usc of the land; d. Existing physical and natural systems,such as but not limited to traffic, drainage,dramatic landforans or pazks will not be adversely affected anymare than would occur if the development were located as specified in Yhe Code;and e. The hardship is not self-unposed arad the variance xequested is the minimum variance which wuuld alleviate the hardship. B. Applicable Comprehensive Plan Policies. Policy 2.1.1 requires that adjoining property owners,the local NPO and�he general public be nodfied of and provided an opportunity to comment on the proposed change in use. �: 1V. HEARING AND TESTIMONY A. Hearing. 'I'�e�d�arings Office�r�eiv�d tes�m�n;at the public h�arimg al�ut this apg�ication o� August 2691991. A record of that testimony is vncluded herein as Exhibit A(Parties of Record),Exhibit B (Tapeci Praceedings),and Exhibit C(Written Tcstimony). Thes� exhibits are filed at the Ti�ard City Hall. � B. Tesrimony. 1. Jerry Offer testified for the County and sumrnarize,cl the staff report. He cliscussed the issue of the nonconfornning use of the property,the lack nf City records of its conversion to a duplex, and the date of incorp�ration of the property ir�to the City. 2. Ove and Denise Arvidson spoke on their own behalf and Linda Walls tesdfied in suppart of their applic�tion. Mr.Arvidson argued aga�st a recommen�led condition requiring a building permit,because a building perniit may not be neetied to allaw occupancy of the second dwelling unit,it is substantiaily cornplete mnd re�dy ta�occupy. Mr.Offer agreed,and suggested reyised vvorcling for the condition. He alsc�argued against payment of the systems development fees,arguing they are c�sdy,and the property has been used a duplex in the past. Mr.Uffer disagreed,bec�use the property never was acknowledged officially as a duplex site;therefore,any fees th�at might have been owed for such use were not requested ar paid. Mr.Arvidson�lso introduced - photographs of the site and a letter froa�the homebuilder who bailt the exisdng dwelling there. ;�:�. ::� Page 4 -l�earings Of fiaer decision ,t�; CUP 91�0408 & VAR 91-0014 (Virnig) i � '�`. � {�'' � Y . � i ....i..�.. , _... v_.:- .�.e� ;.� ^ ' .+ , . ��_......,+-rz-.m-rt-.�rr„..-�-.�++rs•ST��ttlTit- .. . . ... .. . T x �"'��.a .... �i'�" .. , .. ._ . -- _ ��y__ _ � � , . ��r � � �, � � ..i..�>�...a!�ta,..r ..�c....� Lt.�s..l�....,�, __.., �... �..�.,.._.._ ._,,...,... .�.�,�.,_ � .i..,�.......�� 5.,....��.M .�. _5 rt �. E � ��` v 1� i � z . .�,__._... , ._a,.'� ,,.v...�Ci a.,u...<.{ ...,�..',:_ ,!..,.,...., ,.. c.`,.,.w.._.... n.Y i,'1 Y Y � � � 3. Richazd Murray and Martha Hockett tesdfied against the condidonal use pemut, principally because they are concerned approval of a duplex on this property would be a grecedent that would dictate approval of duplexes on the whole block. C. Agency Comments. � The Beulding Department could find nn rec�rd that the pmp�rty was used as a duplex or that any fees were�aid for the addirional dwe�lin$unit; tDierefore,fees should be paid now. The Building Department alsa noted a building pernut is r�quired for the conversion vf a single family dwelling into a duplex dwelling,and the peanut in this case must comply with the existing Building Code. �'he Department also noted that Washia�gton Count�r must issue pernuts for any electrical work necessary for the conversian. �� ,. �� ; V. EVALUATIO1oT OF REQUEST ��, � i1� 4`: A. Complianee with TitPe I S(Zoning). )5�� ; 53 1. The proposed use�omplies with Chapter 18.50 and 18.106,because the proposed �� ` use is listed as a conditional use in the R-4.5 zone,and the lot and structure com 1 � ` with the dimensional requirements of the zaie except as noted below. P y � ' 2. The pa+oposed use Complies with Chapter 18.102,becaus�a new intersecrian nequ�iring visual clearanee will not be created by th�proposed conditional use. � 4. The propc>sed nse comp�ies with Chapter 18.106,beca�se the applicant will provide � 4 parking spaces on the site,two of which are under cover,based on the photo�raphs submitted by the applicant. 5. The proposed use will comply with Chapter 18.108,because the drive to Lomit� �v��ue is at least 2C�feet wide a�c�vehicles c�ent�°t��street it�a forward direction, based an the photographs submitted by the applicant. 6. The prapc�seci use complies with Chapter 18.130,because: �� :� a. The site size and dimensions accammodate the propc�sed use while preserving ",� exisring mat�u+�vegetation and minimizing the need to buffer the use by preserving r.� an existing struchure that is aesthetically compatible with adjoining residendal uses. s`�# ��b. The chazacterisdcs of the site are suitable for the ro 'r: p posed use,because it is s;� large enough to accommodate development and landscaping,it is sihaated at the end �i of a block,it preserves an existing structiu�e that minirmzes the impact of building `1 height,and does not cantains signifi�cant physical hazards or natural features that would be adv�rsely affected by development. H�wever,if the unit is enlarged or replaced,impacts eould be greater. Such expansion should not be permitted " without an addidanal condidonal use review to ensure potential effec�s of such � develagment are identified ared mitigated or are prohibited j c. Public sewer and water are available to the site and have capacity to s�rve the , site. � d. Tihe applicable provisions of the R-4.5�one is fulfilled a.s noted above. Page S-Heurings 0,,�`Icer decisron CUP 91-(1008 & VAR 91-0014 (Yernig) � �� ;i i ..� _ .� �a _.... ..,... - , �-� :.; � ,,. . _�:., ,r-�:"�^x-^-,;.�.s-,,..,,F,,,-^r... �..._.. �..._�._,.-,-,.�..,.v.�._......._ ._.-_ -----_--- . .. _� � . � � . � .. � .. . � . . . . �� ;4,., . . - . . � - , . � - . ._ �t'r�. ,` { � � ' . ,�5 1 � , : .�, :. � .. 'F ��. � ...,r:.L �..m�,.?.v..x..:n ,...,..,.a.3s�.s...iW1c..;'�n...._.e..d..,.. Fn.�.._..w.. »,�a.., i..uu�L�......._s......�....u�». N � i� � �' t r _ .� ... .�_..�.,,_.. � a..,_._k .r......,...,.. ...._.....,x_, ....a,.s.,.a{J .�........JiA f.�...,..�.., 1:......�... ..�.aa.,`.........,..._. .._.5,,.: ,i � a � � ,, ' e, The use will comply with the applicable Camprehensive Plan policies,based on `" finding V.E. . f. The front yard exce�ds 25 fee� g: The rear and side yards exceed 20 feet. h, Bui;lding height does not exceed 30 feet;thea+efore the buillding complies with Secrian 18.50.050(A)(4), too. ; 7. The site contains 9902 squaze feet,which is about 190 less than the 10,000 square % foot minimum lot sYZe requined by Chapter 1�.130. A variance w that section is �� warranted,based on the follovving frndings: ; ; a. The varianee is not materially detrimental,because it is so smaU as to be impeneeptible to nesidents of the site and surrounding properties. It is consistent with the purposes of Chapter 18.02.010 ta preserve existing housing stock,to proufote more efficient use af existing infrastructure by increasing pern�itted density,and to provide for conditional uses throngh public proc�sses lYke the one used in this case. 9 b. Speeial circumstances apply to the site,because at is improved with a structure ; that is readily adaptable for use as a daplex without making material changes that ' could detract fi•om its aesthede character or appearance to the neighborhood, This is ` not common in areas with single family detached dwellin�s. c. The proposed use is permitted in the zone if approved as a condirional use. ' Other than lot size,the use camplies wittt all other City standards. Therefcne the ' variance rnaintains existing City standards to the maxirnum extent possible wlhi�e i allowin for a reasonable economic use�f the g aso ProPert3'as a dUplex. d. The impact of the additio�aa.l dwelling unxt on physical and natural systems is negligible,bec�use of the small saze of the unit and the st�uature in q�estion. e. The hardship in this case is not self-creatcd,because the applicant did not create ' the dwelling,and the variance is the mimimum necessary to enable use of the � existing structure as a duplex. � B. Compliance wath applicable Compreherrsive Plan Policies. The pr�posed use complies with Policy 2.1.1,because nodc�;csf the application or heazir�g was provided to the neighboa�hho�oid planr►ing organization in the area and to 0 owners of propercy in the vicinity of the sitc and publishod in the Tigard Times. � VI• SITE VISI°T BY HEARINGS OFFICER r The F�earings Ufficer visited the site and area that could be affected by the propased � use. Page�-Hearings Q,,�cer decision CUP 91-0008 & VAR 91-0014 (Virnig) ....�.._ � ._...__`__`-___y....v__.<a,_.��...k,�............._.�..,.�_.........,._.._..,,�.___t::,':`.,..,....�w_,..._..�. � �Y. a'. -.�� t `�-- _..�.`._-._._.,�...�..�_.._....�.,�,. ._.�..�..yi�:::,..,�_.._._.�...:':...._:._.,.�� I�,' I.�,'� ��:� �'- � 'i VII. CONCLUSION AND DECISION The Hearings Officer conclude$that the praposod use will not be signifxcantly detrimental nor inj�rious to surrounding uses,provided development that occws after this decisian complies with applicable local,state,and fede�ral law and the condidons of this decision. In recognition of the findings and canclusions contained herein,and incorporating the Su�una�ry and other reports of affected agencies and public tesdmony and exhibits received in this rnatter,the Hearings tDfficer hereby approves CUP 91-0008 and VAR 91-0014 (Virnig),sabject to the following conditions: CONDITIONS 1 THROUGH 3 SHALL BE MET PRIOR TO TI�ISSUANCE OF A �� UII,DING PERMIT OR,IF T`HE BLTILDIl�TG OFFICIAL DETERIVIIN�S A � BUILDING PER1iRIT IS NOT REQUIRED,THEN BEFORE OCCUPANCY OF 3'HE �y; STRUCTUR�AS A I�UPLEXa UNLESS OTI�EItWISE NOTED,THE STAFF �; CONTACT FOR ALL CONDTTIONS SHALL BE BRAD ROAST,BUII,DING � DNISION. �E 1. 'I'he applicant shall pay all unpaid development fees for the creation of a duplex from �;� a singl�family detached dweliing. ��. .:� � 2. 'I'he applicant shall subrnit plans to the Building Division showing the propasod alterations to the buildnng ar,if no alterations are planned,then the applicant shall s�bm�t r�?r!s s�P�n�necessary by the Building 4fficiai2 sho�ing u,e building complies ' with applicable reqwirements of the Uniform Building Code, 3. The applicant shall obtain pemuts and approval for any electrical installadons from ' Washiaigton County. 4. The applicant shall not expand the habitable floor�a�ea of the structure by xnore than 10 percent af its existing habitable floor area and shall not increase the height of the structure with am a�ldidonal habitable flaor unless the applicant first applies for and receives approval of a modification to thas condidonal use pernri� `��`�� THIS APPROdAId IS V�I.ID ONLY IF EXERCISEA WTI'HIN EIGHTEEN MON'I'HS OF TTHE EFFECI'IVE DATE OF THIS DECISI0111TT OR EXTENDED PURSUANT TU `�'° CTTY COI�E. �� `� D D s 3rd day of mber, 1991. S3;• � ` �Ai � 'i � �� L st n earings Officer , I ; ; ; Page 7-Hearings O,�ce�decision CUP 91-0008 & VAIt 91-0014 (Virnig) 3 j 4-,. F� — n�� r; r; t.:s>r"t.,.l. .rF,. r �u , . „ ,. ,.'. t., , .. . .i .i',,, , . �i.:__ 2 . . .. .,. . �. , ,., .- .,,-. .- . . .. <•�: .>..�:: .�:: .>,...��:� ,. .�_ _ .�...:�. .. _.....__.__�. :z�._.._ .,. �....�_,.._.� ._.,_�. �......,......_. __..� , . .__.�. ..�.:_y.. ..:.. ... ....� ._<<�__... ;, .,.�.�,w . ., ,.�.�..- �,, �.�; �� AGENDA ITEM 2_1 � �' ��:%` °� f � �� ' I � � STAFF REPORT � , AUGUST 26, 1991 - 7:00 PM TIGARD HEARINGS OFFICER ; TIGARD CITY HALL - TOWN HALL 13125 SW HALL BLVD. TIGARD, OR�GON 97223 A. FACTS C � 1. General Infarmation , CASEa CONDITIONAL USE CUP 91-A008� VARIANCE VAR 91-0014 ' ;; �� >�s; . COMPREHENSIVE Pi�AN DESIGNATIQN: Lcw Density Residential �,,; r 4� ZONING DESIGNATION: R-4.5 (Residen�ial, 4.5 unite per aare) {�� li,:� I.00ATTON: 11405, 11+�07 SW Lomita A,venue (WCTM 1S1 35DA, �ax lot 3000) +'� ;;. f � ' OWNERa Ove and Der►iee Arvidson 15215 SW 79th Av�nue + Tigard, OR 9722� APPZICAIdT: Sean and Justine Virnig � 11405 SW Lomita Tigard, OR 97223 APpLICABLE L.n?�� Gommunity Development Code Chaptera 18.50.040, 18.05�.040(6), 1$.50.050(A) (4), 18.106.030(!!), 18.108.060(B)(1), 18.108.070, 18.130.040, 18.13�.150(C)(10), 18.13�4.050, and Co�aprehensive . Plan Policy 2.1.1. STAFP' RECOMMEIdDATION: The Planninq Director�s deaignee for the City of Tigard recommends APPROVAL of �UP 91-0008 and VAR 91-0014 SUBJECT TO CONDITIONS. jd � THE P'OLLOWING CONDITIONS SI30ULD BE MET PRIAR TO THE ISSUANCE OP' BIUILDING PERMITS. �f ZTNLESS OTFIERWTSE NOTED, THE STAFF CQNTACT FOR ALL CONDITIONS SHALL BE BRAD ROAST, w BUILDING DIVISION: '� 1. The applicant shall pay all unpaid develnpment feea for the creation of one additional residsntial unit. 2. Pl�ne �hall be submitted to the Building Division ahowing the proposed alterationa �o the building. The building aha11 be required to comply witta the present edition oE the 'Uniform Building Cod�. 3. The applicant shall obtai.n permits and approval for the electrical inatallation� from Washington County. STAFF REPORT CUP 91-OS VIRNTG\ARVIDSON Page 1 r:: i ;_L.�t,.,..u.�.......�....:.::.....� �.��:-....,....._..�.:u..,.....:_,.ta�,:a..U...t.,. -�_. ..... '�.�;_,LL..._,_s_.:..:.:.�.:�.._�,�,.._,;:.._..,.:.�. .�..u..._.,.,...�:�::_.. . ..:��;::...t.S .,��... ......_.vi�.� ,.�:5.._�..._. ...,x..v..,......,t,._.:.��....�.......w..1,:�-.,.�_.v � , �+' �;3 THE FOLLOWING COY4DITIONS 3HOULD BE �SET PRIOR TO THE ISSUAN�E OF AN OCCUPANCY j PERMIT. U1�TLESS OTHERWIS� NOTED, THE STAFF CONTACT FOR ALL CONDITIOIdS SHALL BL RON POMEROY, Planning Department. l. The applicant shall provide �wo parking epaces for each dwelling unit, with one gpace for each dwelling unit being a covered parking epace. B. F'INDINGS OF FACT 1. Background Information , This �ite wae annexed inta the City of Tig�rd on August 19, 1971. The dwelling had been used fox an unknown period of time by the ; aellera as a single family unit. Thia dwelling was purchaeed in March of 1991 by the current owners. The unit had been previously designed as twa living units and carriea two addresses according the � City reccrds. The previons owners had provided a connecting doorway betwe�n the two unita. The present owners have eince cZosed off the two units Erom aach other by sealinq a wall opening and ttaereby converting the single family residence back into two units. 3ince that time, the rental e3de of the duplex has been improved to ita� curr�nt finished state. There ar� no records in the lbuilding department files pertaining to the origiraal duplex canversipn or the rec�nt aesthetic upgradea. There have been no �sther land use applicatinns considered on thi� sa.t�. 2. Vicinitv Information Th� �sts;�ct $ite is surrounde� on all side� by pr�pertie� zoned R-4.5 (Residential, 4.5 units per acre). This residential area is subetanicially developed by eingle family homes and duplexes. There are aine other duplexes (18 residences) located on 56� Lomita Street I between the subject eite and the 90 degree westerly bend in SW Lomita ! Street. � 3. Sit� 3nformation and Pro�osal Deacription I� This s%te is appro.ximately .22 acres in size and is developed with ' a eingle-story duplex and one caxpor�. A relatiaely large paved area is located on aite in front of the re,aidence and carport. The property fa landscaped with lawn and a variety of shrubs. A number II of mature deciduous and evergreen treee are pr2sen� on the proper�g. , The applicant requeate the approval of a Conditional Use to allow a � duplex in a single-family resident3.a1 znne. There ie no additional expansion of uee praposed an thie eite. 4o Aqencv and �TPO comment� The City of Ti�ard Building Department has reviewed thi� praposal and has aff�red the following commen�s: �TAE'F REPORT COP 91-08 VIRNIG\1�RVIDSON Page 2 t� � ��ti; � ,� , .._wN�:�....n_,.�u.?::x:.f _.,_....�.;...ac......_....�:.� u,i..�.�.i:�::r.......,r_,:�:; � ...,..� , -.� . �� va `1. ..�,...,._.;L.�,.._....s:.�t_.�.ut...�.:�Wvwv.u•:�.�.........�,.,�.,..�..��ws.��_r.�.,..w,.a..:.-;s:.�,....5.. "„Y.......<1..1. r '^ u. .:�'r.1., � . . , ` .,.....,.,. .,,.,...._»_..__._.::,..s.,. i.,......�.._..�., .._,.,�._,.,,ua�. .,.,.7.. . , � �� 1. There is no record that the property has paid any � � additional development fees (i.�., Sewer, park, atreet, i a�orm, etc...) for the one additional unit. Zt would be apprc►priate that theae fees be paid at this time. (.� . � 2. A building permit will be required for the conv�r�ion. ' Plans eha3.1 be submitted to the Building Division showing the proposed alterat3.an� to the building. The building � will be subject to the preaent edition of the building � cod and will be required to be brought into compliance. � � I 3. The app.licant ehall obtain permite and approval for thg eleatrical installatione from Washington County. The City of Tigard Lngineering Dep�rtment and Tualatin Valley Fire District �1 have reviewed thie propoeal and have offered no nbjectfon to it. No other commenta have been received. C. FINDIIdGS AND CONCLUSIONS � � Section 18.50.040 of the Code liats duplex as a Conditional Uae in the A- 4.5 zoning diatrict. Thie proposal is determined to be a Conditional Use as li.eted in Section 18.50.040 (6). ' Sectior► 18.130�040 of the Code contains the following applicabl� general. , approval criteria for a Conditional Uae: 1. The ai�e size ansl dimen�iona provide: !' ' a. Adequate area for the needs of the propased uee; and I __._ ___ b. Adequate area for aesthetic 8esign treatment to mitigate ! poseible adverse effects from the use on aurrounding properti.es ; and uses. i ; 2. The charaaterietice of the �ite are suitable for the propo�ed u�e considering size, shape, location, topography, and n�tural features. � 3. All requxred public facilitiea have adequate capaci.ty to aerve the praposal. i 4. The appl3cable requirements of the zoning diatriat are met except as modified by this chapter. 5. The use �ail]. comply with the applicable policies of the Comgrehensive Plan. ; The conversion of a eingle family reaidenti�l structure in an It-4.5 zone for uee as a duplex req�airea Conditional Use appzoval. This use is STAF'F REPORT CUP 91-OS VIRNIG\ARVIDSON Page 3 , � i, . .-� ,--�-. _•,-,�:�-.-�---�.,-,-----T.,-�-�.. . .. _....-„-,s-•�,-,,r,,..,,-,,-,•-.,..,--,.-.-�-�,�,;,,.....�,....r....�.._. _ _ t i: .n✓.0� .__..'-.F aL.i. ' i t f tx- -w,� s.�n��,. �., 1 .. it . ;��i: ..a,.. <-�.a...._.��. �:..:�i.v ci....i_sti�ie.+.L.»..:.��w«_�.. . ��. .e.a.....� . . .. ...��:.c.. -��.. � � u�.............. . �� `c, _ .._ .,. . 'Y �� ',.,��. . . � s ; � .� �� } The site providea adequate area for ` ired number of p�rking conaiatent with the �bo�e criteria• les to thia uae on the site. uas of the residence ag a duplegf�al obstacrequ gpaaes. There are no apparent phy serve th� exiating ;i reeent and currently Lrements of tk�e j Adequ�te Pu1��ic utilitiee are e and building height requ' sluplex. Setbacks, lot coverag ► structure and will not be affected R-4.5 zone are satiefied by the existing ', 1 by this proposed use. � Section 18.Y.3Q.1.50(C) (10) containe the following aPPl�-cable Condi.tional uae criteria for duplexes: � are f�et: f a, Lot Size: Mini.mu�► lot si.ze ghall be 10,000 aqu � dimeneional. requirecnenta of the underlying zoning t� b. The remain3.ng , district �hall apply• �� is a roximatelY 9�902 aq�$re feet in size and is th�rgizgd � The eub�ect lot PB are feet requ approximately 98 aquare feet emaller than �aeg gri t�o� Th�e diacrepanay � of dup].ex within this zoning developed ancl + for the si�ing � � re�appli�cation con£erence. Staff hae wae not discovered until the s hff recommendation Wg8 b��'n� lon for wae r�ot detec te d a a p a r t o f t P re�e6,� W�,t h a r e c o m m e n d a t therefore packaged the appli.cants° , approval of a variance to the minimun► lot aize. � Code Section 18.134.050 containe iaeareeteria for allowance of a variance to a Cod� atanslard. Theee crit ' sed varianc� wil]� not 2ae materi�lly detrimental t� the E (1) The pr°p° be in conflict wi.th the policies of the � purposes of �hie Gode, � other applicable policies of th� Communitg► 4 Comprehensive P1an, �o a�Y liciee ancl standarda, and ��t Deve].opment Code. t� anY other applicable po � ciistrict or vicinity. �,� ta other proBg�ties in the satt►� zoning t,; culiar to the '�`�' , �t �a� There are special circumBtance� that exiet which are p� ` p�� gApography or other ciraumetanGeB over which the J lot eize or eha• and which ar� not applical�le to other f,,; ?�a �pplicant has no control� d1e,�rict; x'4 properties in the same zoning �;; rmitt�d under thia Code and �? �3� The uee propossd will be the same as Fe i,� reatest extent poesible, 7 H�� City etandards wil]. b� maintained to t e g 'Y� while permitting aome economic use of the lan3• il� �i 4� Exis�ing physicaJ. and natural eyatem8► au$� B w 11 not be advereelY , � ( c i r a m a t ic land fos�r►e or P e n t w e r e l o c ated as � traffic. drainage► i � affected anymore than would occur if the deve lo p m � epecified i.n the Code; and f osecl and the varianc� rer�uested is the � �5� The hardship is not self-imp � min3mum variance whi�h Would alleviate the hardehip. Page 4 , STAFF REPORT CUP 91-08 VIRNI(s�ARi�TDSON F: r c �� ,.,,c�..,� ,_ �,�: _ _ +:.n:s _..n.:.: .._..�s�.� �....��.q..�,✓. �..:,.::..a ,.. ..,�....�.., �.. ............ .. . ..:....... .,......:...., ..,..�a.v ..� . .nt.. �.a,,...,.,IXS...., s,... d..�ib._..5.._.._«... . �.....__.rA... .v.�....� . ... _. .:.:"� .�.:. .,.� � .: � �' �� I This application satiefies the abova criteria as follows: (1) The ro ert is within a roxin�atel 98 s , ' I P � Y PP y quare feet of the 10 000 �; square fnot Code requirement. There are 9 other duplexes (18 i draelling unita) within the same block of SW Lomita Street. The ' deviation fram the code is eo amall as to materially negligible. (2) Special circumatances exist in that the �xisting unit has, for an i undetermined amount of time/years, had twca addressee and two living units. The applicants purchased the property assuming they owned a duplex. (3) A duplex is allowed in the R-4.5 zone if appraved through the � conditional use prr�ces�o (4) The impact of one additional one bedroom unit in thie neighborhood will be negligible. (5) The lot size exiats due to previoua platting ancl ie not due to any action taken by or made an behalf af the present owners. The applicants are requeating a variance only for that 98 �quare foot area that does not meet the code standard. The eetbacke on this site comply with or excesd the minimum required setbacke for the R-4.5 zone a� listed below: 20 foot front yard setback 5 foot sids yard setback 15 foot rear yard setback 20 feet between the property line and the front of the garage Section 18.50.50 (A) (4) states that the maximum building height in an R-4.5 zone ahall nat exceed 30 feet in height. The existing structure is a or►e story building and does not exceed tk�is height restricti.an. ';; �; �'� Section 18.1Q6.030(A) (Parking) requirea that two parking apaces be i` provided for each dwelling unit, one of which shall be covered. �i� Additionally, Section 18.106.020 (General Provisiox�e) statee that the ��, minimum di.menaion af a standard parking stall shall be nine feet wide and �� 18 feet long. Therefore the applicant should provide verification to the �`# Planning Departm�ent that adequate parking is provided for on �hia site. �' �� Section 18.108.070 (Accese and Ci.rculation - Reeidential Use) require� that �'�, i� only one driveway serves the duplex then there shall be a minimum of 20 �I feet o� pavement width with�in an 25 foot minimum access width. i Additional�.y,, Section 18.108.060(8)(1) statee that in no caee ehall the deaign of a service drive require backward movement or other maneuvering of a vehicle within a etree�. The applicant ehould provide verification that adequate acaeas and e res� and ea ' fe acc - 4 ees e resa ie reaent g p on site. �he proposed major modifi�cation complies wi�h applicable Comprehensive plan I Policiee as fQllows: i �TAF'F 12EPORT CUP 91-0$ VIRNIG�ARVIDSON p�ge 5 ; � .�� k ha r 1; ` .� .K',:_' ...,._. .-:.. .. . .. .,.r.�.... ..i.. ..:� . _......., __..._ . .——_ " __ __—_ .�.�c � 'm:: ..��— , j�nr. kT --. . , , � ,.. ,,.: -�. �—n 55,--^—�3....,r --x.,_- —,....... _,—_._. .-,.. .., ....--....,...--....—..,----.,,.-._.— —,...__�_. . �w , � �� ,,� �� . � .. i.u��.�.,......�,..+�.r_.:w.,.,,...>Jt,:1.�-,�...�._.:t.:....._.v...�„�:�,:.,��.........�.,,_:�-�_.,�..::...::LS..«.u...,az:,�S�_..�.v_:_ft,,.a':u..:.�s-.vv.y..-�--`-,.��t.:�:ss�:.�...aws,.:d.:i,��..,.u,t_...4:.a o......uu�:.'_':....�1...,.,.,.._..,u,_v'.�,^rY�i�rt:^.�c,r,..dt�:..:;A�.............�,::3_....E�.ns,... I'. � * i . ��.' ��' ; { , i . Y si. � i.: 1. Policy 2.1.1 ie eatisfied becauee NPa �3 hae been inforaned of the propogal �nd has been given an opportunity to comment on the propo�al. In addition, notice of the public hearing and the , oppartuni�y to aomment on the propo�al hae been eent to nearby� ' i property ownerp. i The Plann3,ng Div3:sion recommends that the Hearings Of#icer APPROVE Canditional� Use Permit CUP 91-OU08 and Variance VAR 91-0014 with conditione based up�n the for�ogoing findinge. ' , � � � � !1 � �.� � Prepared by: � ' / �� ._ � �ls �� ; Ron Pomeroy Date �� ! ' Aeeist�nt Planner ' �,.' ' , ;; � 4: � ti�; � ' f� i � �t } r! `t ,< A�proved bx: � /`s �� l,� � Dick Bewera ff Date ";� , 5eniar Plan r ,;; ;� t;,,;,{ ('� . �I �' �`� . cup91-�D8ode� : i , �. i� , � _. y' i, ! ,; � I I i { � � �,�: � I ��'(':s�'i � . i Lsi� � ! STAFF REPORT CUP 91-08 VIRNIG\ARVIDSON Page 6 ; ,,; rF<.;�� i $'.'',' ; . k I ;; r� �: F �, ,� 1 ; ` ` �� 1 k}�`�( � . . � - �� .... � .,. .. .� �. - , . � _.. __ . _,�:.. . .. . _ �. ._ � __,� 4 -'3 1 ) k � �j Z The � i ty of � ' � � � � T� IGARD � ; � � �; �- � �. ± T CUP 91 - 00OS ` � = Q { � � � �� 3 � � � . :-,; � , : � ;� C9 � � '�� Si te Area E ,�; \\\`.�`., � ;j � .\. 'I�y� V� :i� � � � ,�� S !,� � P -,F L :`# !� 'j r ,:i i ,;� X } V/ i � � � � � � MIT �- � � :� � -� �; �, t � : ; €. ,� � "� � � Digitai Iata t maP r�pre��- . " w I�tlan e��r�ptl�d A7 tAt Citr � � � � b� Ti9�f� Vt��lIt19 {rf0�fq— 2 � � l�te in;ern�tta� STrt�m t � � GIS) aett�ar�. i�tor- ` � . � �nati►n p�rt�uYeO 6��n 1 , � � eay 6� i�t�ad�d ta b� � + . C� ut�2 rith addiliort�l � C T . � ✓ � N 0 R T H t.�e��oi aseiot < int�rpr�i�tirr dala � ' ea E�t�rnin�l er � � � � th� Eitr et Pigard.t e (YPCUP918} t �^ � � i00 {OT(G3111) i C-. : � I K, ! ,: � # !� gk C �.�_""�^ � . . . 1_;:'. _ �_ �� . �. �. �'. F� . � � � -�- . T h e C i t y o f � � '� c� � TI � ARD : � � r— � _ i T CUP 91 - 0008 � , . � ;t _ C � 3 � F (� Site Area F � � ;'. �; � Q ,.. � ; � � � � � _ �< i E-- ,y �. � y � � � � � k , _� � ° r� �;- e � - � MZT }- � I � � '�1 � �t�tloe eenpi2edab7rt6�'Cit7 � � o( Tiga N utili=I�g C�egre— r; �� lYte infarnntle� Srat�m � � . . 1 61S) eoft�an. I�tor— r .�� maticn pertraYol Ln � �. ....� :1 mur tr• i�tcnd�d ta b� � - 7 ' ` � �� N 0 R T H utaeh�iealaa�d/o�n�I p .1 � � intarp n tofie�� daia € �i �� . �— �th�'City'efeTigard. #� . � . � :_� {YPCUP9IB} u, : . � . .� � 0 440 {Ull03i11) � . . . .. 1 . . � j FC ,� rv . ,� �s 'i ix L_ . - - - - --�-�^—�--�-�� .. ..,. � �. . . � . .. `:'h�.. . . . . .. . . �,..w..,-..,..,,u,.s��.-=�.....�cs.u..az:v_e.._.a:.., �n��:.r�s�.=rs..,_.vzvr..—_�s,,...t,_r..s...��w.�.cv�...+.�....x.......cs:�.rrt...�.w_s.vra+�+a- �:,� :._' .w ..ri wu ....�. .... �__.... . ' . � ...__.. ... . .................,.». ,.�...�.��..e �...e....:.,,,.. , R-�.,.....a:n�u..�....w..,.w..�..�<x�:...r...••a=w.�+�.s��.�..<,. . �•, � � M.At� . . �� -�. .:'. . . . . � : . . � � . � . . . . . . � JI�♦ ' r n � _ L ; ;., :. __ IIVC.,ItEA41C5125 � June 2$, 1991 << , . � , i;� ,� . � . � Hearings Ofticer �Gity of Tigard �� Tigard City Ii�11 {� Tigard, 'Oregon 97223 �� i Re s 11�l05-11A0'/ SW Lomita c}� � R�quest for Conditional Use as a Duplex �� Dear Sir: � This le�ter is an explanation ana in support af the owners request that the �; above-captioned praperty be given a conditional use as a duplex. �' When I lis�ed this prope?-ty in October, 199nr it was my understanding tl�at the : property had at one time been a dup�.ex. It had two addresses, two entrances, two electrieal boxes, two kitchens, etc. The sellers had been using it as a single family dwelling. 'i"he City of Tigard susequently advised me tk�at it could, in deed, be sold and v.sed as a dupi.ex as long as both sides were comgletely and separately equipped. { The curzent owners purchased the ndertook extensive interiorarsnovationP�a p�m that representation. They then c� stare the dwelling to two separate units. W� Wrocedures advisefl that my in- forma�ion was incorrect and thus this hearing p Lomita Street is a dog-l.eg street that ends in a cul-de-sac. The streeo imately � primarily ap�rtment� at the fr�he end of the culndehsacentAn additional duplex �� 5 sinqle family homes 1>owards � would not adversely in►pact the neighborhood. In faei., the awners had sub- � stantially upgraded the pxaperty, all in good faith. , I, therefore, respect£ully request that their application for conditional use be aparoved. • Sincerely yours, �. inda. f�, Walls. Sales Associate STAN WILEY, II3C. _ �eaver8on Branch 4915 S.W.GriffAh Dtive.Suite�f10 B�aMerton.Oregon 97a05(503I 641-9335 F/!X�4M5G21 : , ,. 7:: ...; • ,: :, � : . �.� � r T �:., :. .- � .. . ,�,��.,�.�r . . . . -. . -; - � � .,-...4.,.� .r_.*^" .,.; . . ^rt" : rc , �e�„ .. :, :. _ . _.._. .. _.. . .... . . . .,_—._........_.,......—:-r.r.r•, . , -�.:.. , � .., .,. . . .�� .a.,,., .y _.,..s.�� .n�:—.- - .L....+,......:.�:.: ..,..:...._._-. ..... .�. .............. ...:.. .... .� ..„:.�-_ _ ._.. .............-,,. ...... _.....,.__.. ......�...... . .,�.......� .,........ ..�.�...ic. ..�._ , _u.zi nrv�+A .��.e.�..»M.i .a�r+..� .ax?�.+zFu i.�:K-��. . . �. ' 1 �j `�' June 30, 1991 �"`J� Hearings Officer City of Tigard Tigard City Hall Tigard, OR 97223 � RE: Property located at 11405 & 11407 SW Lomita, Tigard, OR �} Conditional use as a c3uplex � r Dear Sir or Madam: �� ' �.: This letter As our request and explanation for gaining condition- I� al use as a duplex for the property noted above. � Many af the explanations are docum�nted by Linda Walls, Stan Wiley Inc. Realtors letter dated June 28, 1992 . Additional comme�nts anc� or clarifications are as �allows: 1. Prior to purchasing the property jointZy with our daughter, Justine ar�d son in law, Sean Virnig, we were specifically looking for a duplex. As new parents with limited income with our one year o1d granddaughter, Nicole, they required lower monthly payments than they previously had as renters. By purchasing a ' duplex, the mortgage cnuld be offset with rental income, and yet obtain the benefits of hoane ownership. 2. The property was shown wi�h the above in mind. Material representations were made to us by th� real estate agent, Linda Walls, tha� the prop�rty 4ras approved for use as dtuplex based upon the construction of the property and statements made by the City of Tigard to Linda Wa11s. This is explained in Mrs. Walls l�tter dated June 28, 1991, and alsa testigied to durin� the �, preli.minary hearinc� with the City of Tigard. A message in her �; real estate file was shown at that time. °Phat message was taken �' for Mrs. Walls by the receptionist with Stan Wiley from a repre- �r sentative of the City Planners offi.ce dated in October 1990 and � affirms Mrs. Walls' statements. All of us r�lied on these � material statements in purchasing and upgrading the property. �� There was no reason to question these material statements as the dwe�ling contained all the features of a duplex. There were and are two separate exterior electrical boxes, two circuit breakers (located separately in the two living areas) . The layout is clearly for a duplex, two kitchens, bedrooms and bathrooms are separated for each living area. There are separate entry ways. There is a fix°e wall between the two living areas. There are two address�s designated by the U.S. Post Office. Two utility state- ments are sent by PGE. , one far each address. S.W. lomita has a mixture af single fami.ly residences and duplexes. � 1 I �..�..m_-r ___...,_._ .......- - .. ;.�: �_ .,...,. .. ..� .,-.T.,�, ,r:_.,�-. , ., - .. - _ . .�.�,.�, y......�_ _ ._W....., �.�,�>,._..�:.�_..,.. „ „' � .�.�w.��._�,�.��.�u....��.�;�:�.�,,..>.ru�li_.�...��<.:.�.�.�,�.�.�.,�..�_�.�� y..w._.,�y��:��.,�.,r-. n .. �_. _.��..��.._..�;,:�>x�..r,�,.� ' � � 3` ��:: . I: Page 2 The dwelling had been used for an unknown period of time by the sellers as a single family unit. The rental side was very rough and had not been upgraded. Carpets w�re torn or just bare con- ; crete showing, sheetrock had not been textured, kitchen cabinets ' fairly unattractiv� and crude. There was trash and no Zawn to speak of. Overall not very pleasant and certainly detracted from t2ae homes and other duplexes on the street. . 1�ppearance � gave impression that it was a fixer upper. " No o�e had bathered � to take care o£ the p�o�erty" and in pa�ticular the rental side. 3. We did nc�t alter the duplex layout. All walls as before are � in tact. But w� gave the duplex a major facelift and one which '� we believe makes the neighborhoad a ffiore pleasa►nt pl.ace to live an�d in keeping with the other single resider�ce and other duplexes on the street. We spent in excess of $8,000 in remodel�.�g and , upgrading. We also landscaped th.e pr�perty and even built a „� patio fence and covered the rough cracked concrete patio slab. That was formerly visible to the other neighbors. In landscap- ing, we took a�xt nver ten yards of old cracked asphalt on both ;� sicles, took away many pickups o� trash. The yard as shown is seeded with a new lawn and cae believ�e visi,bly attractive to all. The rex►tal side is na� large, it is suitable for ane or two people only. It is a one bedroo�a, 1 bath, 500 sq, �t. unit. � Well appointed and attr�ct�ve, newly textured, new waodwork and t�im, floor aoverings, cabinets refaced, upgraded appliances. etc. The exterior, new trim is painte� and attractive. We have been �cc�mplemented by raeighbors. We did not upgrade as develope�s Y do for mere financial gain. We wanted tQ have an ��ract?ve ! home for our tami�l and a u Y pgraded property for the community. 4. No one�verbally or through writ�en communication advised us befor� or during our upgrade that anyone with.in the neighborhood � T'; took exception �o our renovatiorr or plans to rent the rental sid� �� as � duplex. We fir�t became aware o� a complaint by the plan- ning department when we had finished and start�d showing �he re�tal. 5. The duplex will not increase traffic flow or disrupt the neighborhood. Sean & Justine have Qne auto. The tenants would ; increase traffic density by one or two autos. The �otal of auto usage would not apgear to be larger than max�y single family residences. The lot has ample parkinq space. 6. The rental wi11 add one more place for the Tigard Comanunity and close to buses and surrounding lausinesses. .� - _ ti f . ,;,; �� -. ��z <ti ��.t ,.� ;} . �� --K-:. , � ,--,� �-� ,,, ` a , � � r i r�,,: c �i � �, y �. -,r . , t ,. , . ', ., . �,.. . . . , . _ � r t��;�. i n ,� hN .i.. °, . _ , .. .� . . . . � . � .�._rx,..��: �,<�._.x...,�»...,...�..._.� ...,:..,.��. c�aiv�k-- :�a��e�:�. ._..._.,�.s.su,_....._��._,_.. �....:•,� .��_� . ». . : ...�r..,..._ :.,..�.,.�. ;_....,..,. . ,...o-...,,«.� � r � , \. �i� � Page 3 �. If the property is not approved for a d�uplex, this would '';' impose cansiderabl� and unwarranted financial hardship. The appl$cation fee and newly enactecl traffic impact fees are in themselv�s very expensive and present another needless financial burden. We also lost the rental incame from mid June until approval of conditional use as a duplex. If not approved futur� rental would not be possi}ale and possibly force us to sell arsd find anoth�r property which is affordable. We respectfully request that our application for conditional use be approved. ,i, Sincerely� ;��; , �!' / ,.: `�_ / , ,r•-.,..G ' � � Ove� idson d ,. ` �-�'.�-.. Denise Arvidsoz� 1.5215 SW 79tti Ave. `' Tiqard, OR 97224 ,. �,:i; and ,. , �� l� sean vi�a�ig �na ,� � tine ir�''�^"� . 1 405 SW Limita �' Tigarci, OR 97223 �;;;; rj"i -• � y� . �q�.l � } r� � ' rd ` ri � � � f ; � ' �.._�-.. , �....". ..1:�_'. _..�.. ��; . .,i .,:�i? � ��= :� .. `.� -�m.n+++--nl-�+HtnnVn" ''...: �. e.. ..t-ai-: �..-.�. ... �}:� . . . . . . . .. ..:.:.__...._.,u...r.:v.._.�y_.re....m�v .. � �_.. .:_ _ L + � � . 51, y*�,,' 1 k...+. -'�,._.,,....:_ic:..u,s..Ye�..�..Y.5.L,5.e..,�`�"" v".r_c�n��:.�:.n?.�...X.:::a.._.,x_....wnta�S�:...i�_fi=.s,��5z.a.«-a,�sw,ew::.rtu.�,.v..�.ww;.✓.:c-*,.�er�..XS..,..._.�.,r_�;,:`L'-`�......:.u1:s::S ��; .�; ;w �-..�iF::;vYt'r,�:v.L.w'sY�tt+x�nae._<�:qttw�.::tdc�rs'ms .. .. � . . � ' . . f . '.. . � . . . �. ��' .. - � . � .. ��.�, : . . � . .. 1' � . . � . � . � � � � . � � ' ',1'� I . . . . . .. . � . . . .. . . .'"i �u�y 30, i9;�� 1'he P1ann�ng° Co►i�tiissio� ° City of Tig`ard , Tigard; OR Re: C�nditional use'request nn a portian of property on Lomita St., on the quadrent of t'he Northwest corner of the cul-de-sac. In defense o� the :young couple who purchased thi$ property I would like to bring ou.t a few points to point out that I am sure they had no intent to by- p�ss the city or corrxnit any vialations. 1= It was ad�ertised in the Oregonian as a duplex. 2. The bui1ding was divided completely as a duplex, with utilities on both � sides. I imag'ine also the City was collecting double fees for service haqk-up as �here was a service hook-up on each sid�: _ '� I have wat"ched this young couple and their friends remodeling this building, ' from a junky looking affdir to something real nice and an asset to the neigh- ' borhood. I might also add tfiat there are 10 duplexes a1ready on this street. Therefare, � wish to s�at� �hat bath I, and my wife May feel that the condi�ional use permit should be granted. Also we would like to have these poeple as ne��hbo►��. TQ�ank you. R�spectfully yours, - �-"'""��'"�`Z� � C.E. Klock, Snr. 1141Q S.W. Lomita ;t - ',. � ��"'"� �`a ... � �r a r�'r "t a� m- ..�m � .. ..�� . ...a, ., � ,z� , � ..r. �,��., . , . �. .�.�.�,._ _ -- _ — � �" �t,- f �,3.�i �� t �a `'., �"^' -� .t �. a i �`-r°7—�@—,—•� .r ..t'�. . . , ..t ,. ;, � �" � 1 t 5 �'..�I��M(X ';tcv..w �ww�l ., .".�. :�.. :._; � ., : �... .. '. ��, �,�.. t �x..:�.....+cs�,.,.,c:x��,+1ti��sm_a..�.,:7�f t:sas'v.c'e-X.�'".^:v«r�:,.*`;.``.�L�i.at�[�...'�-�.�L...,,.y1sm,�.v...d.�..,:��x:.ar��r.auuu�s:�az�u . . .wi3nYr5J.Siib.r2�?�bineYo.'si525>tt�Alauu.t�e{i i„h.�_,.... >,e�,�u tr>r�.,��..u.,, .,....,�. .. .... �m„auw�a. � ' : . 8��c��a� ,; �-�� , �; � � � �;; , �, - 1 : ; �: ._:� �, � � � } ,} ��; ; ,�r: � �� v:; iti� � f i ! 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'I 1 �+-�-.t°-*„ �. _� ''rtC n+'" '.„ �.y�.,�,,,f,,,� � . � r� x x , j , , .c r . .. _ . .,...tl . ., .. ,�. . ..,, .�I � � . ...f'.d� ,�,��vY" a. ..P ... . 71tr _ . . . ... ,. rv''�={ ��- .4g.+ -„..z-� '_ _ _ . . _,...,. . ., . ,.:_ „ ..,�..:.. .r. ..,: .�,.. ., � -�-..;-�.�.�ti,,,� , \ >, ;, m�ta.,,,•,ti� A�, �G7-�^%�. ; J,w,,�. �4�t.ca-F� ...�J1 ct,H,� �a :,,X- J�c 5��`�j l� �1 ♦ C-+ � (,�i � ` -�Jl;'�j(,r,,,r�,Vre.d�,-� ,�,� �,,d,hJ. cY-,S-'n, M�vy(�.�"d J Ga:l�^,n.4� �,.Gl �1r1G"U2��f 4.Z�,,:,,., 1:.�4C�1.LP ". � L., � j14�"�r l/kc� � (.c.1 ',�v�^-r�4t:.�. J�v`t�r� .r.-r„-t.r .:i%s...�'e'or�+-i! ti,-, c.��'n,'-c�.�J�i*t-�.,��.<,t�•h�.�: '� 1.��tvH� '�QL-�•�`i . �Jti� �L+-,•.�.. iy't�t�i fh E'�.d.�co,rC �,�c�t�a;"4<2-C C..(�t�. �'a�k:�y-4-c..�' j�e::-,'�ie�U�`1 �l /r t, �_. � �K.[�.--st 11��'"F ril-/�+V�K �'l t`41 wG v'�1-rd �K� �Lt,Z-�C• . `� � _�' ��,� E; r� � TY OF TIGARD 1S235DA-02900 ,,_,. O F P TT B L I C H E A R I 1Vu 6��• = � MARTIN MA�tIA ''' � OREGON �1400 SW gp��'°" � TIGARD pR 97223 ` NOTTCE IS HSR&BY GIVSN THAT THE TIGARD HEARINGS OFFICER, AT A MEETIN Auqust 26. 1991, AT 7s00 PM, IN THE TOWN HALL OF THE TIGARD GIVIC CENTER„ 13125 SW HALI. BLVD., TIGARD, ORE�ON, WILL CONSIDER TfiE FOLLOWTNG APPZ•ICATIAN: FILE NQ.s CUP 91-0008 FILE TITLE: Virnig/Arvidson APPLICANT: Sean & Juatine Virnig OWNER: 'vve a; 'uenit�� elrvidson 11405 SW Lomita Avenue 15217 SW 79th Avenue Tigard, OR 97223 Tigard, OR 97224 REQUEST: CONDITIONAL USE CUP 91-0008 VIRNIG/ARVIDSON (NPO #2j A requegt ;:' far•Conditional Use approval far a Major Modification to reconvert ''' a ,single family hoene to a duplex. ZONE: R-4.5 (Residential, 4.5 units/acre) LOCATION: i1405 & 11407 SW Lomita A�enue (WCTM 1S1 35DA, tax lot 3000j �`" AYPLTCABLE REVIEW CRITERIA: Cammunity Development Code chapters 18.50, 1�.108 } 18.130; Comprehensive Plan Policies 201.1 and 6.1.1. (See Map On Reverse Side) THE PU�LZC IiEARING ON TFiIS PlATTER f4ZI,Ia BE CONDUCTED IN ACCORDe�NCE TirilTFi TFiE RUI.ES OF CHAPTER 18.32 AF THE COMMTTPiITY D�VLLOPMENT CODE AND RULES OL�' PROCEDURE ApOPTED BY THE TIGpIRD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULE� OF PROCEDIIRE SET FORTH IN CHAPTER 18.30. ` ANY' PERSOIdS HAVING INTTR�SREST IN THIS MATTSR IiAY ATTEND AND BE EiFARD, OR TESTIMONY N � P2AY 8E SUBMITTED IN WRITING TO BE ENTRRED IN�'O THE RE(,pgn OF THE EiEp�ING. � INCLUDED IN THIS LJOTICE IS A LIST OF APPROV.AI. CRITF?trg n�agr,T��gy� :Q T� ��,� ' rRaFi adl: iIGARD CAMlSUNITY DEVELOPMENT CJDE Ai7B THE TIGARD COMPREHENSIVE PLAN. ' e,PPItOVAL OR AISAPPRQV�►L OF TFiE REQUEST BY THE COMMISSIAN WILL BE BASED IIPON TFrESE C:RT_TFRI?1 A�iD THE&�` CRITERIA ONT.,Y e A'L' THE HEARING I'i° IS ?2�.POR'i'F..�I: T'ciFa'L` �:Oiii+�%i•7TS i�s^,L'nTIi�G TO TIi^a REy'�ITEST �ERTAIN SPEL'Ir^ICi+i.i.� TC TiiF. FaPr^LiC.nB.T,,r�, �it2T.�.'F�Za� LiS`r..^,.. FAILURE TO RAISE AAi ISSUE IN PERSON OR 8% LETTER pFtECI,UDES �!N p.PpEAL, AND FAILURE TO SPECIFY THE Cl2ITERION FROAi THE COMDSUNITY DEVEIapPMENT CQ�DE OR COMPREEiENSIVE PLAN AT WHICH A CdMMENT IS DIRECTED PRECLLIDES AN APPEAL BASED ON THAT CRITERION. ALL BOCIIMENTS IN THE ABpVE-N�TED FILE AR.E AVAILF,BLE FOR INTSPEC'TLON AT NO COST OR COBIES CAN BE OBTI�INED FOR TEYQ CENTS PER P�.GE. AT LEAST SEVEN DAYS PAIOR TO THE HEARING, A COPY OF THE STAFF REPORT FIILL BE A.VAILABLE FOR INSPEL"PION AT NO (70ST, OR A COPY CAN BE OBTAYNED FOR TEN CENTS PER PAGE. � FOR FfiRTFIER INFORMATION PLEASE GONTACT THL� PLANIdING DEPARTMENT AT 639-4171, TIGARD CITY HALL, 13125 SW HALL SLVD., OR CONTACT YOUR NEIGHBOR�IOOD PLANNING .,�• ORGANIZATION (NPO) � 2 CHArRPERSONo Ed Duffield PHONE NUMBER: 620-8494 bkm/CUP91-08.BKM 13125 SW Halt Bh�rl.,P.O,gox 23397,Tigord Oregon 97223 (503)639-4171 . . tr .t: K� ' '' t f �'�� x �:M1� r�:` f _} r . � �� ...._ ,�., _... ....._�._ _. , ... .�._, e ...: � f � � - � .. _ � ... ,.._ i ..,.�., . ,., �..._, . ..._a_..�Jf .�.-fru.,.. :.«,�.�'.� �` e + 7 � r • - .,«. ... .. .. ,.,... .,.�s�„r�t� v, ":Y � A .:� � . _._.. _..... ....�_� �a__..�...,.._...�a,c.,e.,. I_ ^ • � � t• ', r� BEFORE THE LqND USE HEARINGS OFFICER FOR THE CITy OF TIGAItD,OREGON In the matter of an applicat�on by Paul Miller for a ) F I N A L O R D E R prelaminary plat for a 28-lot subdivision in the R-7 zone ) north of SW Fern Street and west of SW 135th Avenue ) SUB 91-0012 in the City of Tigard,Oregon ) (Rase Meadows) , I. SUMMARY OF Tf�REQiJEST The applicant requests approval of a preliminary glat to subdivade 4.97 acres into a 28-lot subdivision. Proposed lots comply with the dimensional requireinents of the It-7 zane, but oz�ly partially fulf�ll the solar access standard for new develc�pmen� An adjustment to the solar access stanciard is requested due to slope,tree cover,and street configuration. � Pragosed lots will be used for single farnily detached dwellings. The site will be served by , ' public water and sanitary sewer systems ar�d a storm water drainage system. To provide access to the subdivision,the appficant will improve Fern and Waynut Stceets adjoining and off the site to a rninimum 22-foot paved section. The off-site improvements do not include sidewalks. The applicant will extend Walnut Street east-west across the site and will create a new north�south street from Fern Street xo Walnut Siree� A stub street w�ll extend to the north edge of the site from the west e�rd of Walnut Street(extended). A private street with a hamrnerhead turn-around will provide access to six lats on the site. A public hearing was held August 26. C°ity staff recomnaended approval of�the subdivision � : subject to conditions. 'Th�applicant aa�d his representative generally accepted th� recommended condidons of apgroval, Seden are�residents testified with concerns about storm water f_1�ws ta the nort�and w�st,venicie anci t�ot u�affic on existing Fern and Walnut Streets,impacts due to aggregate mining nearby,underground tanks on the site, and privacy/security. �'!�e He��rir�gs Offacer helel th�r�`c�d bper� 10 days to receive additional written t�stimony and evidence. LOCATTON: 13735 SW Walnut Stre�t�WCTM 2S 14BD;Tax lot 400 �' 13275 SW Fern$treet; yvCTM 2S14BD,Tax lat 1500 � '' APPLICANT: Paul Mille� SI'fE AREA: About 4.97 acres APPLTCABLE LAW: Comrnunity Development Code Ch. 18.52, 18.8�, 18.92, 18.108, 18.150, 18.160, and 18.164; Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3; and,the Bull Mountain Community Plan STAFF RECpMMENDqTION: Conditionally approv� HEARINGS OFFICER DECISION: Coaxiitianally approv�ed II• FINDINGS ABOUT SITE AND SURROUNDINGS A. ,Site size and slaape: + � Th�site is roughly a rectangle alwut 640 fe�et north-south and 34p feet east�west. It `"�; contains about 4.97 acres consisting of two tax lots that contain 1.33 and 3.64 acres, ,r ; Page 1 - Flearings O,/J'�cer deeision '' SUB 91-0012 (Rose Meadows) r,� a � F� �H '3 ,;� . ,s .. _, - 1.<. . , �.. . ., � ,_ . , ., . � . , .. �;: ,., .- . �� . 't 1. . ,� . ,1.., . C� B. slt�jOCLit101t: The site is situated north of and adjoining SW Fenn Street about 500 feet west of SW 135th Avenue. SW Walnut Street stubs into the east edg�of the site. C. Exisring uses and structures: The subdivision site contains two�ingle family residences,one at the nartheast corner and one at the southeast corner. 'I'he remainder of th�site is r�iostly pasture. D. Proposed uses and structures : 1. The applic�nt proposes to divide the site into 281ots. A singlle family detached dwelling will be built on each pmposed lot. a. Proposed lots contain fro�5,000 to 12,630 square feet. The aderage lot size is 5,934 square fe�et. All lots have a minimum street frontage af 25 feet. All lots are at least 50 feet wide and 98 feet deep. b. Eleven of the proposed lots have a north-south lot depth of at least 90 feet and a front lot line oriented within 30°of a true east-west line. However,six of those lots and four other lats have a slope of more than 10%oriented more than 45° west of true south. Two mare lots are not oriented for solar access because�f the proposed street configuradon. Six non-solaz lots could be reoriented 90° w aamply wit�the basic solar access standard vvithout increasing cos�s mr reducing amenities(lmts 1�, 19,20,21,27,and 28}. If the ten steeply sloped lots and twa access-dictated lots are adjusted out,then the subdivision must have 131ots that comply with the solar access standard. If the six lots noteci�bove aze reoriented,then l l lots in the subdivision will comply with the basic solaz standard. An adjustment to waive the solar a�cc�ss requirement for two addidonal lots is requested due to street �onfiguration constraints. �, �;. 2. Access will be provided by extending SW Walnut Street&om an existing stub at the ;� east edge of the site to a new seub at the west edge. A new north-sauth street to be t known as SW Rose Meadow Lane is proposed to extend from Fern Str�et to Walnut =:<' ;- 3treet. A new private street with a hammerhead tum-around will extend east of Rose �° Meadow Lane about 300 feet north of Fem Street. A new stub half-street will extend `Y� from W�lnut Street to the north edg�of the site along the west edge of the site. � �; 3. The applicant will build storm and sanitary sewers on the site and will extend water �, acrass the site. E. Existing and propased vegetation: . . I 'd'he site is mosdy ti�l�gasture. There are mature deciduous and comfer tre.es at the sautheast corner of the sate. 'The exact number of trees to be removed will depend upun � the where the final building envelopes and driveways are located. The Hearings Officer assumes the applicant will use vegetadon and other m�ans w minimize the potendal for �; erosion during construcrion,and that owners of lots will landscape those lots after they �' build homss on them. The land west and stautheast of the site is heavily wooded. '` � ��: �,. Page 2 - Nearings O,/j''tcer deeision ,�' SUB 91-G�012 (Rose Meadows) �':: f } t �f 1 1 �i : t_ �, r ) y. f '' � � :�� 3 .?..,�. � .�,�...�4.- ... .r.s .�.... .. .....� �.� F��,..�...,u . .,.�,1 �_..�.,,.i.__ ..,..w..�n�. ...,w.a_.�.�...e�.....1..,._,., ., ,._ .�,......,4,e� , ,.N.�S�f:. .........L.,....�..�wS'_� .�..w.u., ,. .. . .. .._. . .. t�,.. 4:i . . � � � � , �;. F. Topograp{ry and drainage: �;4� 1. The site slopes generally to the northwest at a rate of up to 20%,although most of � � the site is slopesi 15%or less,with decreasing slopes w the west northwest. , 2. There is not a public storm sewer to serve the site. The applicant proposes to direct ( storm water principally to stceets on�the site,to collect that water in catch basins,and to carry that water ttuough pipelines�vithin public rights of way to the northwest corner of the site. From that point,the a�plicant t�roposes either(a)to pipe the water another 300 feet west across adjoining prope..rv+.�a natvral drainage channel ar(b)to cennect the pipeline t�a public sWrm sewer to be built as part of the plancied unit develaprnent approved for land north of the site. The applicant must obtain an easement to pipe � ; water across adjoining land if that opdon is to be used. In either case,the appli�ant must show that runoff after development does not exceed the capacity of downstream � ; storm water features and th�t there is not me�re runo ff t ham b e fare deve lopmen� �� , t �f 3. City staff recornmend the applicant also provide eas�ments across the rear of l�ts ,�� along•the w�st edge of the site to collect surface water drainage from those lots(where �;�; they do not drain to the street)and carry thar water north or east to the storm sewer. ;,> 4t' i::' ' 4. The site does not contain flood plain,based on the US Army Corps of Engineers � ,' fl o o d plain ma ps. It dces not contain wetlands,based on the USFWS Nadanal � : ,., . Wetland.s Inventory and m�ps prepazed for the City by Scienrif'ic Resources,Inc. � G. Plan designatian and zoning : � ' 1. °The site was annexed to the City by a final order dated May 30, 1991. Surrounding �: ?; land is in unincorporated Washington County,exc�pt the adjoinmg land to the north. � ' �f 2. The City Comprehensive Plan Map designates the site and adjoining larid to the �� north as Medium Density Residenrial. The adjoining p�perry to the north alsn contains , ]anci designated Medium�High Density residendal and Ne�ghborhood Coxnmercial. �� : +{�� f:1x 3. The City zones the site R-7(Itesidential,7 units/acre). The adjoining land to the ��! north is zoned R-12(Residential, 12 units/acre),R-25(Residendal,25 units/acre),and #i4 C-N(Neighborhood C'ommercial)with a PI�(Planned Development)overlay. �:'h' �;n 4. The Washington County Bu�1lViauntain Cornmunity Flan designated the �� neighboring land west,south und east of th�site as R-6(Itesidential,6 units per acre). The subje�t site also was in the Bull Mountain Community Plan area and was �� designated R-6 until annexed and rezoned by the City. The Bull Mountain Plan also �� includes the subject site in Mineral and Aggregate District B,in light of the proximity of � the site to an existing quany west af the site between Schools Ferry Road and I�dew Scholls Ferry Raad. H. Public services cand utilities: 1. The site can 6�e sea�ved by public w�ter by extending an existing 12-inch diam�t�a� water line in Fern Stree� Sanitary sewer can be provided by extending an existing line in Walnut Street. �e storm sewer will be pro�vided in the proposed street system. See °'` finding II.F, � �� r Page 3 - Hearings Q,�c�r deeesic►n � SUB 91-0012 (Rose Meadows) � ,M . -::. . l ',•i � Y . Y '. '� J 1 : ! - �; �' � :' '� �� I 1 . 1 �.�i , t -: ` " .,..,z. u . _.� tG. .�l.. ., a...,... r. .... .n.....,.. 7. � .. , .�. .1�.� . .. �.. ., �- ..Z�l ♦ ..[ .u � a.K.�... .w._r.M .�1..� ! � T t r ��f Y ' } ' -Y .: J a . � � 2. The site can be served by the Tualatin Valley Fire and Itescue District,Tigard Water District�General Telephone,Portland General Electric,and T'ualatin-Tigard School District 23-J. `' I. Streets and access: 1. SW Walnut Street terminates at the east edge of the site. It has a roughly 20-foot paved.section between shoulders,but not cuabs or sidewalks. The applicant proposes to extend this street on the site as described in finding II.D.2,and to improve it consistent with City local street stara�larcls. Between the site and 135th Avenue, : Washington County recommends the street be improved to a 22-foot paved width and a wearing surface and life expectancy not less than S years(see letter dated August 19 fram Scott King to Jerry Offer). The appliGant agraed to make this improvemen� Area residents requ�sted that the applicant build a sidewalk�long Walnut S�reet frotn the site to 135th Avcnue. The applicant declined to malce that improvemen� 2. The site has about 470 feet of frontage along SW Fern 5treet. The street now has a roughly 20-foot paved secdon,but not sidewalks or curbs. The applicant proposes to unprove the site frontage consistent with City local street standards, Between the site k and 135th Avcnue,Washingtan County recommends the street be improved to a 22- foot paved width and a wearing sorface and life expectancy not less than 5 years(see lstter dated August 19 froan Scott King t�Jerry Offer). The applicant agreed to make this improvement. . � 3. A prelinrrinary plan far development of the prop�rty to the narth has been approved. To canform to that plan,a ne�r street wi11 extend north onta that property from the site. The centerline of thc street is the west edge of the subject site. The applicant proposes eo dedicate a 25-foot wide right of way and to improve the right of way to half-width standards for a local street from V�alnut Street to the ns�rth edge of the site. City staff recomm�end a 24-foot paved secrion with curb and sidewalk;this would require a minimum 30-foot partial-width right of way or a 5-foot easement for the sidewalk in addirion to a 25-foot right of way. If the street is built north af the site,it will provide access ta the Scholls Ferry Raad corridor and other desdnations. �` 4. The applicant will dedicate right of way far and impmve SW Rose Meadow Lane to local street standards. Improvement of Rose Meadovv Lane and Walnut Street will provide access for dw�llings adjoining Fern Sueet west of the site to 135th Avenue, avoiding a steep hill on Fern Street east of the site. ' S. The applicant will provide acces�to six proposed lots by means of a private street to extend east from Rose Meadow Lane to a hammerhead turn-aaoemd The applicant will create a 30-ta 32-foot access�ract for the proposed private street and will improve the street with a minimum 24-foot paved secdor�with curb and sid�w,allc on one side. J. SurrQUnding lanci uses: Land to the wes�,south,and east is developed e�vith single family homes on oversized � (e.g.,half-acre),rnosdy forested lots. Land to the north is not developed with I, structures,but has beet�approved for a mixed-use project including single and multi- family housing and retail uses. '�� ;i -' Page 4 - Hearings Ojj7eer decision ;� S(JB 91-PD12 (Rose Meadows) � � � f� ,;, �; _ --- � -- ... . .. ... ,. . . . r,... t .,�. III. APPLICABLE APPROVAI,S'TANDARD� A. Cornmunity Development Code. 1, Chapter 18.52 contains standards for the R-7 zone. A single family detached residential unit�s a permitted use in the zone. Lots in the wne and structures on those Iots must comply with the following dimensional requirements: Minimum lot size........................5000 s�uare feet Aderage�inimum lot width...........50 feet Front setback............................ 15 feet (yarage setback..........................20 feet Interior side setback.................... 5 feet Street side setback...................... 10 feet Rearsetback............................. 15 feet Maximu� bailding height..............35 feet 2. Chapter 18.88 contains solar access standards. a. A lot complies dvith this secrion if it has a north-south dimension of 90 feet or mor�,and has a front lot line that is oriented within 30 degrees of a true east-west axis(basic design standard);or if a protected s�laz building line is designated on the plat or on recorded dncuments with the plat;or if certai�perfonnar,ce-onented standards are imposed on future developms�t. A subdidision complies va+ith this section if 80%or more of the proposed lots comply with one or more+�f these � standards. b. Sectian 1$.88.040(E) (Adjustments to Design Standards) states that the approval authority shall reduce the percentage of lots that must comp�y with Secdon 18•8�,040(C)(Design Standards)to the minimum extent ne�essary if it finds the applica.nt has shawai compliance with the basfc design standard would reduce density,sigc�ificandy increase development cost,or eliminate ameniries oP if shade from existing trees alreac�y obstructs solar access far a given lo� Also it exempts from compliance lots that are slopeti 1096 mr�ore in a dimction 45'or�east or � west of true south. 3. Chapter 18.92 contains standards for density. The number of dwelling units pern�itted is based on the net development area,excluding sensitive land areas and iand dedicated for public roads or pazks. To detemune the number of lots,mulriply the net development area by the number of units allowed per acre in the zone. 4, Chapter 18.102 require�that adequate visibility be provided at road intersections. 5. Cha�ter 18.108 provides standards for safe access. A private comrnon driveway is perinitted to serve up to six dwellings. A driveway serving three to six dwellings must have a�inimum pav�d width of 24 feet between eurbs with sidewalk om one side. b. Chapter 18.114 contains sign reguladons. A subdivision can have one permanent free-standing sign with up tp�2 square geet per sign face at each entry. 7. Chapter �8.150 rexiuires a permit and contains standartls for removal of trees having a trunk 6 inches or more in diamet�r 4 feet above the ground on undeveloped land A ��,;; l�ernnit frn'trce removal must eomply with the following criteria: '�''' I'age S- Hearings Officer decision �` S/JB 91-0012 (Rose Meadows) M ; �. r�'� N; f�� ,.^r,�..T ., ..,. r.,,�.,� -.... 5�� I a( ,..t"�v ..... ....A,. _�r�3{....n...� ,. ,.a..... _�� F.. .�,�..c �.w. ,.. . .n ..��.t, .a _,... .. ,..w F,.,,....,�..>.� i,... "__�,..+..L..f.,_�..�.,_d. ......,�..,..., ��._. ,.,_,..Y. _e..... � �.. .�,...,S..J. . l� �, � �'-i � � i: a. The trees aze diseased,present a daixger w property,or interfere with utility seavice or traffic safety; b. The trees have ta be xemoved to construct proposed improvements ar to otherwise udlize the applicant's property in a reasonable mar►ner, c. 'I'he trees are not needed to prevent erosion,instability,or drautage problems; d. The trecs are not needed to protect nearby tr�es as windbreaks or as a desirable balance between shade and open space; I e. The aesthedc character in tt�e area will not be visually adversely affected by the tree removal;and f. New vegetation planted by the applicanY,if anp,will replace the aesithetic value �� of�°ees to be cut • �' F� 8. Chapter 18.160 contains standards for land divisions. To tye approved,a �; preliminary plat must comply with the following crit.�ria: a. It must comply with the City's comprehensive plan and the applicable zoning n ord'anance and oth�r licable ordinances and re latio s• aPP 8� + b. The propased plat name is not duplicative or otherwise satisfies the pzovisions of ORS Chapter 92; c. 7°he streets and roads are laid out so as to canform to the plats of subdivisions and maps of maior partitions already approved for adjoining prapert}�as to width, general direcdon and in all ot.�er respects unless th�City deternunes it is in the �ublic interest to rnodify the street or road pattern... 9. Chapter 18.164 contains standards for streets and utilitaes. �� ,� a. Section 18.164.030(A)requires streets within and adjoining a development to be �? dedicated and improved based on the classification of the street. �`''{ �a t;� b. Secdan 18.164.030(E)requires a local street to be improved with a minimum �.� 34-foot paved section between curbs and sidewalks in a 50-foot right of way. � �� c. Section 18.164.060 prohibits lot depth€rom being�ore than 2-1/2�es the lot �� width and requires at least 25 feet of frontage on a street �• K'. d. Secdan 18.164.070 rrequires sidewalks adjoining all local residential streets. e. Section 18.164.Q90 requires sanitary sewer service. f. Section 18.164.100 requires adequate provisions for storm water runoff and � dddicadon of easements for storm drainage facilides. '� �� Page 6- Htarings O,pSctr dtcisiaa � SUB 91-0012 (Rare Afeadows) ° �. , � �� ■ , .,.,_�'� _ .. , _: .i — � , �'t'g "t`�_ :` ��;, 1 �"'`r � ..... , . ,._. . _'�, �-^�" _ `;,, _ .,- — , �, ` � � , � � ,, .�: � � � �� , � .�: ..<...:....,, ..N .+41.a. i � l' .. �. . � - � f • _t._a, .,. 1 ......_.� ..� ....� ..,v,.,r, .4�..,a.`. . .,L.,.u. .� � � t d 5 , . . ....... ...... .i_.t i ...tL:: ..,,r� ..,..,,._.e....._.k .,t._.s�' "� , u.M., ...,.�. �- �. � � � B. Applicable Comprehensive Pfan Policies. l, Policy 2.1.1 provides the Ciry will assure citizens will be provided an opportunity for be involved in all phases of the planning process. 2. Policy 4.2.1 pr�vides that all developments within the Tigard Urban Plannin Area II sha11 comply with applicable federal,state and regional water qu�liry standards,g 3. Palicy 4,3.1 states that the City will require development proposals located in a noise-congested area to incarparate the following into the site plan: a. Buildings will be placed on a site where noise levcls have the least impact; b• Landscaping and other techniques will be used to lessen noise impacts to levels compadble with the surxounding land uses. 4. Policies 7.1.2,7.3.1 and 7.4.4 provide the City will require as a conditinn of development approval that public water,sewer,and stnrm drainage will be previded amd designed to City standards and udlities placed underground 5. Poliay 8.1.1 provides the City will plan for a�e and efficient stneet and madway system that meets current needs and andcipated future growth and development. 6. Palicy 8.1.3 prcavides the City will require as a preconditaan of appmval that: , a. Development abuts a dedicated stc+eet or has other adequate access; b. Street rigtat of v�+ay shall be dedicated where the street is substandard im width; c. °I'he developer shali cominit to eanstruction of the streets,curbs and sidewalks to City stanndards within the development; d. The develuper shall participate in the improvement of existing streets,curbs,and sidewalks to the�xtent of the development's impacts; � e. Street impmvements shall be made and street signs ar signals shall be provided when the development is found to create or intensify a traffic hazard, C. Bu11112ountain C'o�nmunity Plan and associated implementing regulations. ' 1. Th�subject site is in the�ull Mo�ntain Comrnunity plan addpted by W�hington C°untY• The"T�gar�i Cornrnunity Development Plan dces not expressly incorporate ar require compliance with the terms of the c�mmuauty plan. Even the plan itself anticipates implementaaon through the community development code,rather than by its own terms. Fiowever,the City consid�rs t�e recoix�mendadons of the cammunity plan when acting on projects within its boundaries. In this case,relevant plan provisions include the following general design elements: � a. 1Voise xeduedon measures shall be incorp�rated inta all new residendal development located adjacent to arterials,m�jor colle�tcrrs,and rack quarries,,, ,'�;; r� ,� Page 7- Hearings O,,Q`'u�er decisian �; SUB 91-17012 (Rose Meadows) {Y.,, �^� :`�': v$e;. � i � � �'�:, � i � ,-�� i,,;t � t�k �` �;.; � t & � .. , i ' `� k :�" t .. . .. . �. i, . .� „ .,. �, . �8 .J, � .. "� � ,. i i � F'l."'.>'-, , � , > .v {A � . . .. .. .. ..._. . - ... . .. , . 1�t ". . . � b. Review of land partitioning�nd stivctural development proposais for areas within one-half mile of rock quarries shall include meast�rements of noise anticipated from such development and appropriate midgation measurts which ensure that the future land uses meet Oregon Deparnnent of Environanental Quality ' noise standazds. 2. These noise-related design el�ements are implemented by Washington County I Community Development Code se.cdon 379-14. This section is general in i�s terms. For instance,it requires new noise sensirive uses to be located with respect to tolsography,transportation features,and setbacks to minimize the potenrial adverse effects of noise. Also it authorizes the Counry approval authority to req�zire as a condidon of approval that noise reducdon measures be incarporated into new noise sensitive uses. It also requires owners of lots in noise sensirive areas to execute a waiver af remonstrance regarding noise and requires the pl�t to note the applicability of the Mineral and Aggregate District r�gularions. To implement the noise reducti.on secrion,the County typically requires a new single family home in area B of the Mineral and Aggregate District to incorporate 6-inch thick exterior wall�with additional insalation and trigle pain windows facing the noise generating use. D. Uniform Building Code(UBC). Uniform Fire Code Secdon 79.115 requires removal of an undergraund tank within 1 Y�u'after the tank is abandoned. , IV. HEARING,TESTIMONY,.4ND Npp&AGENCY COMIIRENTS A. Hearing. 1'�e Hearings Offic�r received testimony at the public hearing about this application on August 26, 1g91. TlY�Hearings C)fficer left open the public record 1Q days thereafter W receive addicion�l testimony. A record of that testirnony is included herein as Exhibit A (Parties of Record),Exhibit B (Taped PPOCeedings),and Exhibit C(Written Tesdmony). These exhibits are filed at the Tigard City Hall. �� B. Surnmary of selected testimony. 1. Jerry Offer summarizea the City staff report and recommendarion. a. He explained the zoning of the site,and its r�lation to the Washington County Plan and zoning d�signations that applied to th�siee. He not�d that the City rezaned , the property R-7 when the property vvas aranexed,beCause that was the zoning designation most similar to the Washington County zone that applied to the property before it was annexed. lfiis was consistent with the City-County Urban Growth Management Ag�emen� The City was not aware the Caunty Mineral and Aggregate District oderlay zone applied t�o the prop�rty before anne�cation. The City does not have�zone like the Mineral and Aggregate DistricK. b. Mr. OFfer azgued the applicant shnuld not bc required to fence the site generally, because there are no fence requireenents in the Code anc�the use.�in and adjoining the site are the same(i.e.,smgle family detached residenrial development). However,a fence could be required at the west stub of Walnut Street and along the west edge of the northerly stub street to protect the privacy and security of asijoining property and to minimize the potential for vandalis�m and illegal dumping. � Page 8- Hearings OfJ"rcer cdecision SUB 91-0012 (Rose bteadows) ,m...�,�. T....�.�._��_.�,_... _.__ —��_ _ .. c. ,�it,.. ... . ,. .., „ . , r , .,. , �.... � .,, . ,a r.. ., . ,. . ,� . . .. . , ...�d, ._.. . ...,,�,. .. . .. .. ._. �_.._,, . „. r,.� .,L . , . � � � c. Chris Davies also tesrified briefly about storm and sanitary sewers. In a mernorandum introduced after the hearing,Mr. Offer described the Washing�on County provisions that apply in the Mineral and Aggregate District. _ 2. Jim Harris tesdfied for the applicant. He accepted the conditions af approval ; recommended by City staff with one reservadon regarding the width of the improvement required for the stub sbreet north of Walnut Stree� He described the applicant's effort to minimize grading(cuts and�ills)on the site to justify the ham�nerhead cul de sac and solar access exceptions. The proposed builder for the project,Paul Miller,also tesrified in suppart of the project. He noted sewer lines will be extended as part of the project,making those lines accessible to surrounding properties in the County. Mr.Offer noted that the City will not provide sewer service to properties autside the City limits. 3. Scott Russell testifiesi with cancerns about drainage from the subject property iarto his property to the north. Mr. Offer,Mr. Davies and Mr. Harris respondcci. 4. Cal Woolery testified for NFO#7. Larry Westerman tesdfied for the Fern Smeet Neighborhood Association and CPO#4 and on his own behalf. Mr.Westerniar►also subrnitted a writt�n statement before�hearing and 2 written statements after the hearing. Several other Fern Street neighbors testified including Donnel and Stephanie W�lliarns,Nikki Wiles,and Carol Boyle(CPO#4 President). Beverly Proude also submitted a wri�ten statement. Most of the.,se witnesses shared the following concerns: � a. 'The City should require the applicant to build a sidewallc along at lea�t one side of Walnut Street between the site and 135th Avenue,because of the pedestrian traffic the subd.ivision will generate, (e.g., a 6-fald increase in school age children), and becaus$the vehicular traf�c from the subdivision will endanger childr�n vvalking along Walnut Street in the absence of a sidewalk. Witnesses noted that area residents often park near the Walnut Street/135th Avenue inters�don while wairing for the schoal bus ta azrive. Ms.�oyle noted that a bus pull-out is planned north of the Walnut Street/135th Avenue intersecdan. b. The Ciry should ensur�e storm water runoff frorn the property does not increase � off-site flovvs to the west o�e north or endanger existing trees w the w�st. �; c. The City should imgose noise mitigation measures like tha►se used in unincarpor•ated Washingtmn County to vomply with the Be�ll Mountain Plan. Several witnesses testified about the value of the noise mirigation m�asures. d. The City should require the applicant to remov�th�two underground storage tanks on the properry. The applicant agreed. e. The City should require the applicant to install a fence ar�ther measures to '� protect the p�ivacy and security of land to the west. � f. The�City should allow the applicant ta shift the sidewalk along Fern 5tre�t as ', necessary to preserve the maximum number�f existing trees. , , g. The City sh�uld require the app�icant to extend a sewer line in Fern Street from � Rose Meadow Lane to the west edge c�f the site to make it possible to serve `t properties to the west. Page 9- Hearings OJficer deeision SUB 91-0012 (Rose Meadows) . . . . .. .. _ . . .. - r __—_ m ' �'".,�.�. �.� '.�"."nT .•x + �� t � .:z? �' .� . 3 . .)..'- � �n � . _ . , �. . _. _.. �r, . , , . ' _ � , . .. . . ,.. ,.. . . , . . . . . . , . �. .. , . . .. . ._� 3Y�' . , � � 5. In rebuttal,Mr.Harris made the following azguments,in part: a: Drainage and erosion control will be accommodated,based on the new storm water managernent rules adopted by the Unified Sewerage Agency. An erosion control plan is required and enforced by the City. Therefore,the proje�t is not reasonably likely to cause excessive storm water runoff or erosion. b. The applicant should not be required to build the sidewalk between the site and 135th Avenue. If the owners of adjoining property want such a sidewallc,then they can build it. c. The construction of Rose Meadow Lane and improvement of Fern and Walr�ut Streets will improve traffic and pedestrian safety and will make it pa�ssible for school buses to be routed through the new subdivision. School bus stops might not be located at the Walnut Street/135th t�,venue intersecrion once the subdivision is built. Mr.Westem�an disputed that schcx�l buses would use Fern Stree�,because of the steep slope of the hill east of the site. C. NPO and Agency Cornments. The Hearings Officer incorporates by reference the findings regarding NPO and agency comnnents in Sect�on IV c,f the staff re�rt dated August 26, 1991. CPC7#4 also ' - submitted a wrieten statement dated September 1 in which they call for construction of a sidewalk along Walnut Street from the subdivision to 135th Avenue. V. �VALUA'ITON OF REQUEST A. Compliance with Community Development Coate. l. The proposed lots comply with the use standards of the R-7 zone,because they will be used for single family detached dwellings. The lats cornply with the dimensional requirements of the R-7 zone,becan�e they contain at ieast S�square feet and have an average lot width of at least 50 feet. The existing dwellings on proposed lots 1 and 15 will comply with applicable setbacks,based on the preliminary plan. �` ` 2. The subdivision can comply with Se.�tion 18.88,the solar access standards for new development,provided lots 18 and 19,20 and 21,and 27 and 28 are re�riented so their long axis is north-sonth. Steep non-south slopes and street orientation warrant an adjustment pursuant Secdon 18.88.440(E),because great�rr complianc�with the basic standard would reduee the perr�itted nurnber of lots and substantially increase per unit costs of developmen� See the solar analysis in the application and findings at pages 10 and 11 of the Staff Report dated August 26. 3. The proposed sabdivision complies with the density standards of Chapter 18.92, . because the net developable area af the site divided by 7 units per acre equa�ls 331ots, and only 281ots are proposed. 4. The proposed subdi.vision cornplies with Chapter 18.108,because all lots will have adequate access to one of tlhe n�wly created streets, However,to comply with this secrion,the private street should serve no more than 61ot�,and a eondnuous sidewalk ' should be provid�ed along at least one side of the priva�e road. The private street should be idenrified as such on the face of tlae plat and on the ground. Parking should be prohibited an the private street,l�ause of its nanow width. ��:: , `. Page 10- Hearings O�cer decision SUB 9d-0012 (Rose Meadows) t, _,'. s=; y �i � .v�:„'. -7:--.--'�+'s .., r^-*. -, ; . � . ., Y_ ;,� ,-.�- - �,. �,.: t. . ,. , _, , ' -. � .�.�< -, , . , „ i � ,�.: , �.�„ ... . . � r:: . .. .. ,. , . . 'Y.; ,„ .. . d, ' ,r 't �i 4�� :F � r 1 1 i.�� i -�� ' _„ a��...- .. ._ ��.,:. �3 ' rl _ .. .....c . .. .. .,,.�. � . .�., .�...1. ,. ,u,_, ...,�-� , .. ...rv u. .. ��A!...,� .... , �, . � . . +. _.r..�� ..i... .. ,.. . .., t .1 ,«.. � ! , � � �. 5. Chapter 18.114 establishes standazds for sizes and locadons of signs. Such sign(s) require a permit from the City,and cannot exceed 32 square feet per side. The �earings Off'icer assumes the City will require compliance with this Chapter before issuing a pexmit for a sign. 6. The proposed subdivision can comply with Chapter 18.150 if thc applicant submits a detailed tree survey showing the size and lacadon of trees that exceed 6 incries in ;' diameter measured 4 feet above grade. Such a survey is necessary to enable the City to � enforce the terms of Chapter 18.150. A two stage tree permitting process can be used to nunimize any potendal delays associated with tree surveys. The Hearings Officer can authorize variations in sidewalTc location within available rights of way to accommodate preservation of trees,and delegate authority to the City Engineer to decide what van.ations should be allowed based an detailed plans. A note on the face of the plat or a pmvision in the covenants and restricrions for the subdivision should advise potenrial lot purchasers that removal of significant trees is subject to review and ` approval by the City. � x 7. The props�sed subdivision complies with Chapter 1�.160,because: a. It complies with the Comprehensive plan map designation of the site,the applicable plazi polici�s,the regulaaons of the R-7 zone,and other applicable regularions. b. The proposed name of the subdivision is not duplicative. c. The proposed sereets provide for adeqnate and safe access to adjoining streets, pmvided Walnut and Fern Streets are itnpmved aff-site consistent witki Washington County recommendarions. See also finding V.A.B, '-' � LM1 �:a 8. The proposed subdivision complies with Chapter 18.164, because: `� �� a. The a licant will dedicate land for and im rove �`� pp p portions of the site fronting SW Fern Street to local stre�t stand�rds. ;�:::-;; ,,�k b. The applicant will dedicate land for and'unprove the proposed internal st�eets F:;';� with pavement,curb,gutter and sidewalks tn Gity Standards. The applicant also �,��'; vvill dedicate land for and improve the proposed priv�te street to Ciry Standands. �:; The�pplicant also will prornde for street extensions to the�idge of the site. ,�,; Conditions area watr�nted to facilitate compliance with these standards. �r:�� };I (1) If the street to the narth is built centered on the west edge of the site,then j'.=' there will be a sudden reducrion from two lanes to one lane as that ro�d enters �;� the subject property. This could pose a traffic hazard. If the stub street on the ''�� } subject site has a v�nder paved surface than a standard half-width,then the street to the north could be offset to the east side of the right of way and the difference ��' ' in street width between the two sites would be minimized, � �� (2) To ensi�re the northerly stub ste�eet is safe,the applicant should iYnprove it �� safficient for 2-way�c and provide a curb and sidewalk for the road. T'he ��. Hearings O�'icer should delegate authority to the City Engineer to detercnine the F I rninimum paved widt�n that�can safely acc;omrnodate two-way tra€fic cc�nsistent h�rewith and to�rescxibe the right�f way necessary therefore. `d Page 11 - Hearings O,�j`'icer decision { SUB 91-0012 (1Qose Meadowsj ;.� �:,� � ,� Y .. , . - _. . .. . . t� . � � _ . � .r . . . .. , . . r . _. i � . , � i .- . t'� iR �ty � ��, I (3) If the applicant must dedicate m�are than 25 feet for the partial-width right of way for the north stub street to accomnwdate improvements,it will not reduce th�number of lots in the sutxiivision,although the width of one or more of lots 15 through 19 would have to be reduced to provide the addidonal right of way. (4) The partially improved stub street on the subject site could be hazatdous until land to the west and north is developed anicl the road is exter►ded. Signage and bara�icades can prevent the partially improved street fram causing unsafe traf�ic conditions and loss of privacy and security undl tt�en. (5) Due ta the steep slope and limited sight distance along Fern Street east of the site,direct vehicular access for lot 3 should be restricted to Rose Meadovv Lane. �` c. Lots are not more than 2-1/a times more deep than wide and have a 25-foot street � frontage or driv�way access. �. �� d. A1D lats will be serv�d by public water,s�nitary sewer and storm drainage systems. Candirions are wa�nted requiring the applicant to show adequate storm waYer runoff provisions have been made and that easements for storm draina�e faciliries have been granted where they cross private property. In addition to features shown on the pz�liminary drainage plan,private storm drainage eas�rnents and appropriate improvements should be provided along the west edge of the site to collect storm water and ta direct that water to the public storm drainage system. e. City Code Section 18.164.070 requires sidewalks alar�g all local5treetse However it d�oes not require an applicant to provide sidewallcs off-site. The I�eaxings Qfficer has no express authority in the Cude to require off-site improvements. (1) Conditions can�e imposed on approval of a given developirient if those conditions bear a reasonable relationship to the impact of the development and ' there is a legitimate public peupose seaved. It is relarively easy to show a ;; reasonable relationship between condidons rega�cling road improvements �;" adjoining a site,s4 they are seldom disputed. It is hazder to show such a �t= relationship off-site,so off-site road improvements seldom are required for a a� r,, graject of the size under cansideration. �t �:; (2) The testimony of Walnut Street neighbors acad others describes the impact �` of the subdivision on Walnut Street east of the site. The subdivision will �� generate abnut 30 school age chilcinen and about 280 vehicle trip�per day. The �' road now serves only 5 children and an estimated 80 vehicle trips per day. � Most of the vehicle trips from the subject site vvill be along Walnut Street,based on the shortest route between most like�y origins and desdnations. This shows the subdivision will affect pedestriaui and traffic safety along i�Valnut Street. In the absence of standards in the Code,the question for the Hearings Offacer is whether the effe�t is significant enough to wamdnt requiring the applicant to � provide the sidewalk off-site. � t` (3) A 22-foot wide Walnut Street between the sit�and 135th Avenue can safely �� accommodate so►ne volume of pedestrian and vehicular tr�ffic without a �; sidewalk. °fhe quesdon is:how much? �; � 1'age 12 - H�arings 0,,�"ecer decision �7 SUB 91-0012 (Rost ll9�lleadows) , �� , �° r ... _ . - - .,k:; Y ;� �t�r,,f, . . _ . __ 'i _ ....,..., >i� ■ ,.. z.1 ..,. �., .. x`'„� .�. .....,. , .� . _.e�t,� , . .. ., . .. .,_ � �,. .. . ... ... .,. , ... , . . � ..-. i., r .., . ,...� .J . .. �,.. �.k+.: , i . ` ��': . . � C � � � �j. , �(�. (4) Based on the record,it is likely most children in the subdivisivn will walk `� along Walnut Street to a bus stop at 135th Avenue. Assuming 10(3°l'0 of traffic � from existing adjoining homes and 80%of the traffic from the subdivision also would use Walnut Street,then the streec would carry about 300 vehicle trips per � ' day. Roughly 30 of those trips would be during the peak hour,based An � , typical traffic engineering assumptions,when school age children also may be pres�nt waiting for a bus. This is a worst case condition for pwposes of � analyzing whether a sidewalk is warrant�d. Wnuld those 30 vehicle trips � constitute a hazard to the 35 children if there is not a sidewallc? It is a close call. (5) The Hearings�Officer finds that the impact of the additional pedestrian and vehicular traffac on Walnut Street is not sufficient�y adversc or sigruficant to � , warrant requiring the applicant to provide a sidewalk along the street�s a condidan of approval of the subdivision,given the off-site improvement the k ` applicant will make to Walnut Street and the slight degree of hazard pr�sented � by the sueet without the sidewalk. There will be some mcreased hazard• 'That r�; ,> is inevitable,because of the inc�eased traffic. It simply is not enough t�o warrant �� the applicant to remedy the condition in the absence of City policy ar standards. `�� << s� ;,. (6) The Hearings Officer encourages the City W amend the Code to aathorize � �: imposition�f conditions regarding aff-site road impmvemcnts and to provide criteria for the imposition of such condidons. f. The City Code pmvides for appropriate barricades where a street stubs to the edge of the site. (1) �ased on that standard,a condition is warranted requiring the applicant to install a minimum 6-foot high fence at the west stub of Walnut St�eet and along the vv�t and north edges of the stub street between Watnut 3treet and the north edge of the sitee (2) A fence is not wananted south of Walnut Street,because of the similarity =Y between uses on the site and uses W the west. Single family detached dwellings s� �n and off the site are not inherendy incompatible,althaugh the density on and �.� off the site will be different. While fences protect grivacy,they also separate ,;;� neighbors. Where neighboring uses are similar,construction of fences is left to �� t,� pravate property awners so that potential neighborhood interaction is not ;� impeded swnmanl "� Y• �,� �t'-k B. Com,pliance with Comprehensive Plan policies. �� ,�. 1. The subdivision compties with Policy 2.1.1,because nodce of the application c�r �! hearing was provided to the neighborhood planning otganizations in the azea and to owne'rs of pmperty in the vicinity of the site. The concerns raised by the publac,City staff aaid agencies have bcen considered in reaching this decision. 2. In order to comply with Policy 4.2.1,a condidon is warrantecl requiring the applicane�prepare and receive approval of an erosion plan insuring compliance with � erosion control standards for the Tualadn River Basin. j'` �� 3. In order to coxnply with Policy 4.3.1,the City should address the potent�al impact f� of nois�from the mining operation to the west. � � Page 13 - Hearings O,,Q`'eeer decision '°a SUB 91-0012 (Rose Meadows) �� ,`- ;� � ik R � . .. ,..�i , <.- :7 ;:� +1 ��'� f�r� �• �� ',. I t{ t^1'rtw's"�'T'++m _ i I 1 A� "��. i. . . . . . �n , .. . . .. j� .. . . .... _. . . „.. _ _ •�� — :� ,. . , ,:.. . ( . , , a. Itelying on the City policy and similar provisions in the Washington County Caie,condidons are warranted requiring the applicant to note on the face of the plat or in docutnents recorded with the plat that the site is near an existing mineral and aggregate mining operatian that can cause high noise levels and that the owners of l�PertY�required to execute an agreement not to remonstrate against that � operadon because of that noise. These conditions provide not�ce to potenrial tl�ird party purchasers that tkiey tnay be in a high naise area. Such norice can prr�mpt � appropriate inquiries and home design changes,whether or not the Ciry requires building construction measures to mitigadon potenrial high noise levels. � b. The issue remains whether the Hearings Officer should impos�structural requirements on homes in the subdivision co minicnize the potential for significant adverse noise effects,or delegate authority to the Ciry Building Official to do so. The Washington County Building Offcial imposes wall and window construction �: standards for homes in circumstances like those in this case. It is not cleaz under � what authority the Building pfficial cices so. .; 4; c. City Policy 4.3.1 dces not direct the City to impose structural requirernents. It � t directs the City to regulate building placera�nt and w use landscaping and other techniques to lessen noise impacts. It does not say what other techniques should be used or when. By imposing condirions described in paragraph 3.a above,the City empowers future purchasers to make their own decisions about eff�cts of building materials on naise. By imposing a condidon requiring use of certain building techniques,such as 2-inch by 6-inch walls with R-21 insularion and triple pane windows,the City preempts the prospecrive purchaser. � d. In the absence of a clear�C`ity policy or regularion in this matter,and given the condirions described in paragraph 3.1 above,the Hearin s Officer concludes th � ! subdivision complies vvith Policy 4.3.1 without r�quiring homes in the subdivi ion ' t��.corp�rate cercain buildi�g p��ices. i 4. The subdivision comglies with Policies 7.1.2,7,3.1, and?.4.4, because the � ' applic�nt will extend public sewer a�water systems to the site. In addidon,the � �' applicant will show that existing drainage ways are adequate to accommodate stoma `�'� ' water from the site and will not adversely affect down�tream o� properties.The applicant { ! will also Provide un�erground utilides. Detailed public facility impr+�vement plans aeed �� ta be prepared aaid approved. ' , ;� 5. The subc�ivision com hes with Polic 8.1.1 and 8.1.3, �� P Y because the int�ernal street �' ; system and road frontages will be improved to�ity standards and because the applicant �� will make off site improv�ments to Fern and VValnut Streets. {_; ' '4 6. A condition could be authorizeri pursuant to Policy 8.1.3 to re�quire t}�e appliGant to � build a sidewalk along Walnut Street from th�site to 135th Avenue,assuming the y �� policy is construed to consider the extent uf the development's impacts off the site. � However,the Hearings Officer concludes that the lack of s�uch a sidewalk does nat � consritute a sign�cant adverse effect on public health and safety,because af the I� reladvely short length of'the under-unproved street section,the reiatidely low volume of 6� '�I traffic on Walnut Street,and the level of improverr�ents on tl�at street. See also fmding � V.A.8. ;;� � �} ��: �$. Page 1�1 - Hearings O�cer decision �,�,� I SUB 91-0012 (Rose Meadows) ;.�;�, I �,;;.;, i��'� �.:�'�� ..,r,;, ��. �� , _�:.- , ,. �. � ,, .. - --_ --r ,... t } e } r � � � F .. , < . t, ,,,_ , ,..,,�. .,.t�...�",.. . .t ., r. „ ._.. .. .,u..�a .,.._. �� ,,._.._ . . __� �. ._.� _ , . . � x, x, . ._W,,.. .. _. _ . � � C. Other. 1. 'The applicant should rernove the underground tanks,based on Uniform Fire Code Section 79.115,because the tanks have not been used for more than 1 year,based on the testimony. 2. The sutzdivision will comply with the applicable provisions of the Bull Mountain Community Plan based on finding V.B.3. VI. SIT'E VISIT BY HEARINCyS OFFICER i '� The Hearings Officer visited the site and area that could be affected by the proposed subdivision. �III. CONCLUSION AND DECISIC?N The�Iearings Officer conc�udes thax the proposed subdivision will pracnote the general ' welfare of the City,and will not be significantly detrirnental nar injunous to surraunding land uses,provided development that occurs after thy.s decision complies vvith applicable local,state,and federal law. In reco 'dan of the findings and conclusions contained herein,and incorporating the � Staff Report and other reports of affected agencies and public testimony and exhibits i received in this matter,the Heazings Officer hereby appmves SUB 91-0012(Rose Meadows), subject to the follawing Condidons of Approval: UNLESS Q'TFIER.WISE NqTED,ALL COND��ITIONS SHALL BE SATISFIED AND COMPLETION OF PUBLIC IMPROV�MENTS FINANCIALI.'Y SECURED FRIOR TO RECORDING'THE FINAL PLAT WITH WASHING'TON COtJNTY. CONTACT DEVELOPNiENT REVIEW ENGINEER CI3RI�DAVIES FOR ALL COlVDITIONS OF APPROVAL,LTNLESS OTHEItWISE NO'�D. � 1. The applicant shall submit two(2)sets of detailed public impmveAnent plans and profile construcdon drawings to the Engineering Deparanent for prelirninary review and approval. The applicant shall submit seven(7)sets of appmved drawings and one(1) iternized construction cost estirnate. The plans and estimate shall be prepazed by a professional engin�er licensed in Oregon. These plans a�ne in addirion to plans required , by the Building Division and should include only those sheets relating to public ixnprovements. The plans shall include at least th�following: a. The applicant will dedicate right of way for Fern Street adjoining the site as needed for a 25-foot half-width. The descnpt�on of the dedicadon shall be tied to the existing right of v�+ay centerline. The dedication shall be on City fmrms. The applicant shall irnprove the Fern Stre�t frontage to half-width local street standards ' adjoining the site,including sidewalk,driveway apron,curb,asphalric concrete pavement, sanitary sewer,storm drainage, street lights,and underground utiliries. The applicant a�so shatl improve Fern Street from the east edge of the site to 135th . Avenue to a minivaum 22-foot paved section,consistent with recomniendations of the Washington Counry Department of Land Use and Transportation. ��; � Page 15- Hearings OJficer deciseon ;�� SUB 9I-0012 (Rose Meadows) +e �e �:?�,� t;� :t? � tt� > .��. �� t--• �. ':iNY,.l.i- � ; .,�. � ,� . . .... .... ..., ' L� �.� . ...� , � �.�,� .-n._�. - .,. 1.i . ,�� ,': �� _ ��-»�-r*�r_ cr .m'I._ r^^T. .-ih:li . �...�. , .. . , - . .. . ,. . ... . . . _ _ _ - ',, .�.: : ,- ; ... y , __. i � .�. ..e.��F,� ' (. � t .�I{ r...,v: ....... .. ��'1 � .�.. ,. ... , ...d,. .�. ...�n ...�. �,.a.. .. . r: . '.: �:_ ,. .. ....._,.:� . �.� � . .. ., � �. �.: _. �+.r , ,.. �.,.r.. i<_.. ,..�.. �q,_ ,. .,..._.,c {f ..,�...... b. The applicant shall dedicate a minimum 50-faot right of vvay for Walnut Street and Rose Meadnw Lane. The applicant also shall grant to the City a 1-foot reserve strip at the west tertninus of Walnut St�+ee� The applicant shall make full-width street improvements for the internal streets,including traffic control devices, mailbox clusters,concrete sidewallcs,driveway apron,curb,asphaltic concrete paven�nt, sanitaay sewer,storm drainage, street lights,and underground udlities. Improvements shall be designed and built to local street standards. c. The applicant shall dedicate right of way deemed necessazy by the City Engineer for pavement,curb and sidewalk to safely accornnwdate 2-way traffic for the street between Walnut Street and the north erlge of the site. The applicant also shall grant to the City a 1-foot reserve strip at the west e.ige and narth tenninus of the street. The applicant shall build that street to standard`s established by the City Engineer and shall provide a minimum 6-foot hi,gh fence along the west edge of the road and a bamcade as directed by the City Engineer at the north tenninus. , d. Th�app�icant shatl establish a minimum 30-foot wide access tacc for the f` propc�sed private street,and improve that s�t to local stre�t standazds with a minim�um 24-foot paved section between curbs with a conrinuous minimum,5-foot wide sidewalk along at least one side of the stme� - (1) The facs of the pla.t shall idenrify the street as privately owned and maint�tined and idenrify the lots that are served by that stree� 'I'he street shall serve lots 6 through 1Q and either lot 5 or lot 11. '; (2) The applicant shall install a sign or signs tn prohibit parkin,g so th�t a minimum 20-foot wide fire lane is pmteeted on the east-west portaon nf the stree� The applicant also shalt inst,all a sign at the intersection of Rose Meadow Lane and the private street stating that the street is private and not th� maintenance and policing responsib�lity of the City of Tigard. (3) The applicant shall file in the office of the Washington County Recorder vvith the de�ds to l�ts served by the priyate street u joint use and rnaintenance agreemen� . ; (4) Before a building per�rit is�ssued for Iots served by the private street,the � stre�t shall be built or�satisfactory monetary performance assurance shall be � provided. s € e. The applicant shall submit storn�drainage fletails,including calcularions for and � a topographic map of the storm drainage basin. Calculations shall be based on full development of the serviceable area, 'I1�e location and capaciry of exisdng, '1 proposed, and future lines shall be noted. The applicant shall show that stoim water runoff can be discharged into the existing drainageway without significaritly impacting properhes downstream, (1) Frivate storm drair�s shall be pr�vided as proposed for lots 1,2, 10,and 20 ! thraugh 28 or as satisfactory to the Building Divisian if the configura�on af lots changes on the finai plat. Easements shall be provided w,here storm draYns cros�other lots. �` k. Page 16- Hemings O�eer dectsion � SUB 91-0012 (Rerrse Meadows) ��; �� .,, � �-7 -� - �., -- , . - t _- � , -:. - :,; �� ,�.-s . .. . .. , ... t.. ..._ , :.. , , . , . .� , 1 .. . t ..� . ..> .i,. .. . ., �- . .i ,,..t, _., .� . . ! .,�. .__.. . � fi (2) The applicant shail file a joint access and maintenance agr�ement in the offic�of the Waslv►ngton County Recorder with the deeds to lots served by private storm drains. Owners of lots served by the private storcn drains shall have an equal right to use and an obligaaon to operate and maintain the private storm drains within private or public drainage easements. (3) �rivate storm drains shall dischazge to the public street drainage system or to other poirat approved by the City Engineer. (4) The applicant shall execute and fil.e in the office of the Washington County Re�order a maintenance and access agre�ment fnr all storm drain outfalls. The agreetnent shall be referenced on and run with the tide to applicable lots. The agreement form shall be approved by the Engineering Department before it is filed. Contact Brad Roast,Building Division(639-4171). ' (5) Rain drains shall discharge w an approved system. f. The appliaant shall submit a grading plan shawing existing and proposed contours and rrypical finished floor�levadons on each lot,including elevations at 4 diff�rent corners of the floor plan tied to the top Uf the curb elevadons as shown on the public improvement plans. g. The applicant shall su�bmit aYnd receive approval of an erosion control plan. 1'he plan shall conform to"Erosion Control Plans-Technical Guidance Handbook," November, 19�9. h. The applicant shall locate driveway cuts at least 30 feet from intersection right of way lines and at least 5 feet from property lines. 2. The applicant shall make an appoint�nent for a pre-canstruction rneetirig with the City of Tigard Engin�ering Y7epartrnent after approval of the plans but prior to stardng any work on the site. The applicant,applicant's engineer,and conti°actar shall attend this me�ting b�fare receiving appr�ved plans/permits. 3. All lots shall bs graded to a maximum slope of 2:1 or a report shall be submitted by n an engineer certifying the stabiliry of a steeper slope,including foandadon excavation and fill slope. Contact�rad Roast,Building Division(639-4171), f' ;` k' 4. The applicant shall submit soil compaction reparts w the City Building Division f�r ' all fills before building permit issu�nce. Contact Arad Roast,Building Division(639- �� 4171). n� �� 5. The applicant shall obtain a permit befare connecting any exisdng home to the public � sewer system. Cantact Brad Ro�st,Building Divisian(639-4171), � 6. The final plat shall provide for creadon of not more than 28 lots. All lots shall be � fully dimensioned,comply with the dimensional sta�ndards of the R-7 zone,and have at least 25 feet of st�+eet fro�tage. At least 11 proposed lots shall comply with the basxc � sc�lar access standard fox new development. Lmts 18 and 19,20 and 21,and 27 and 28 � shall be rsoraented with a long north-south dimension to comply with this candidon, t Cont�ct Jerry Offer,Planning Division(639-4171). � � Page 17- Hcartngs O,�cer d�cisdon � �'�� SUB 91-0012 (Rose Meuda�ws) �,,; �;+� � 4, . � .'� '.� ' - . . . _ , , ,.._:� ._ -- --- .,, ,. .._ _ .r ,,, _TM ..,, � i .. . . . . . .'..: . . ' .. . . ... . . . . ' .. . . . . ' . . . . .. ,. . . . . , .., . . . . .. . . " . .. .��. -.. , ..�s. Xw .0,_.Li. n...w.�...aw�...i........_.t.. �f�.��.i.� 1�....,,,�_... y.w� � { . � ..W�.� wcu....`� ..+.v...�.., b.�uLa..�_i,..-�..w..iST.w+av. ..��..t..c .1d5....... ..._.t.,.-.i.mf _u.,,u�_�Y ...�1.�.�.n.viY. ,.,.....w..cw1L.,1t,,....,�n 4 1 • �� 7. The applicant shall abtain a sign pennit before er�ctin an si . comply with the Community Developnnent Code with regard t size and 1oc aon� ,' mc�uding vision clearance at road intersections. Contact Victor Adonri,Planning Drvision(639-4171). ; 8. Removal of trees or grading must be approved by the planning Division ursuant to a tree removal pernut or;grading Plan. The applicant shall vide ' � ' inven a de tory,nottng the locadon,caliper�nd speeies of all trees larger th 6inch s �►�tex measured 4 feet above p r grade. The inventory shall note which trees are P�oposed to be removed. Thos�trees shall be removed only wh�rre necessary to I construct streets,utilides,and residences. A e ' available on-site during all t�ree removal and �y of the tree removal permit shall be i �aY req�ire the a �Laant to ��g acavitics. The Planning Ihvision PP � provide fox�an�artwrist to rewxew the plans for grading and trce protection, The arborist or Planning Divisicm may preseribe prc�tecave aneasures for trees tn b�Y,etained��e site. The Cit�,Engineer may vary sidewalk location sYanda�rds tp preserve existing mature t�ees. Contact Jerry Offer9 Planning Division '" (63g-4171). z 9. Fire hydrant locations shall be coordinated�►itt►and approved by the Tigard Water �� Distriee. Contact C,ene Birchill,Fire District#1 (52b-2501). ' � 10. Before approval of the final lat the P � applicant shall: a. Remove underground storage tanks from the property consistent with th� ,a. Llniforcn Fire Code. ;; °' b, Modify t}�e face af the piat to protai(rit direct vehiculaa�access to Fern Street from lot 3 and whichever�f lots 27 and 2g fronts Rose;Vleadovy L�nn�. c. Not�on the face of�tne plat or in do¢uments rccorded with the plat that the site f s near an existing mivieral and aggregate mining operation that can�ause high noise levels,and that the owners of property are requu�d��on��a�o�ap��,��of a � bui�ding permit,t�ex�cute an agreernent not to remonstrate against that operation ,;; because of that noise. �:, , t, : d. Submit a plan to the Buildang Division showing the�ocAtion of all undergroumd � pr�vate utilities foa�the existing buildings. If those utilides cc�r�oss new ro '' then the applicant shall gr�nt easements for those lines. P Perty lines, SUBDNISION APPROVAL SHALL BE VALID ONLY IF TfiE FI1�pL pLA�'IS RECORDEI�WTTHIN 18 MONTH O�THE EFFEGTIVE DATE S DECISION D 's 17th day o ptember, �91, ;;;; Larig►Ep�tein gs icer :';� Page 18- H�aririgs 0,,�`'�cer dacision SUB 91�A012 (Rioat Meadows) � i i .. ��t.��:.: � .i�I,;:+l...,x.u..wai��.X.� ..i_i��:_..Y .r�._��as...��.e..l.....uYi.p� ,: �.�i, ..y.•...��..�u..V ,�,b:�.::u � ,eaii�; "��' ��_u:. �.. . . . ,. , i.�.:�'. .,,..-�.ucra_.: .,.:..NC...,.....,.... ��y.aa..w .+..1. 1 , r. �" .r ..s.....+ e.ru....,...._�.u.,..__......w....� . �.- i a... �;� �:' �� ,% AGENDA ITEM 2.2 STAP'F REPORT TO THE HEARINGS OFFICER MONDAY, AUGUST 26, 1991 - 7:00 PM TIGARD CTT% FIALL - TOWN HALL � 13125 SW HALL BLVD. � TIGARD, OR 97223 �� ys � I. SUMMARY OF THE REQiI�ST CASE: 5ubdivision SUB 91-0012 - Rose Meadows SUMMARY: The appli�ant requeetg eubdivieion preliminary plat approval to divide an approxima�ely 4.97 acre ei.te in�o twenty lots ranging in �ize between 5,U00 and 12,630 square feet. FiPPLICANT: Paul Miller Route 5, Box 62 Sherwood Oregon 97140 OWNER: Same AGENT: Yiarris-McMonagle Ass�aiates, Inc. (Bi].1 McMonagle) 12555 SW Hall Blvd. Tis,�ard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential. ZONING DESIGNATION: R-7 (Residential, 7 units/acre� L�CATION: 13735 SW Walnut Street (WCTM 251 4BD, Tax Lot 400) � 13275 SW Fern Street (WCTM 2S1 4BD, Tax 1500) � �� F,PPLICA�LE LAW: Community Development Code Chapter� 18.52, 18.88, 18.92, 1$.108, �p �'� 18.150, 18.3.60, 18.164, Compreheaasive Plaa Policies 2.1.1, 4.2.1, 4.3.1, 7.1.2, 7.3.1, 7,4.4, 8.1.1, and 8.3.3, and the Bull Mountain C:ommunity Plan, � STAFF RECOMMENDATION: Approv�l subject to condit�ons. ;;'� �:�� , II. FINDINGS ABOUT SITE AND SURROUNDINGS �� = A. Site size and shane: �`� �,i Tax lot 400 contains 1.33 acrea and is 170 feet north-south by 340 feet " �ry east-west. Tax lat 1500 containe 3.f4 acres and is apgroximately 64Q �!" feet north�south b� 340 feet east-west. q HEA1tINGS OFFICER SDR 91-0012 - ROSE MEADOw15 1 �: } . x ��, �.��.:�....,� �.:..�..��.:;W:.� �.�__.._:� �,>.:.,_L ..a.�<:., , .,.-,s«. ��. . ,_:,.��_:_�,.._.�,,�.�.z.,�w:_ ._.�..._._. �� .,� � • � t �.'` �` F B. Site loaation: The site is located on the north sicle of �F7 �'ern S�r�e�, appr�o;�im�tely 500 feet west of SW 135�h Avenue. SW Walnut Street stubs into �he eastern edge of tax lot 400. Both sW Fern Street and SW Walnut Street are local etreeta under the jurisdiction of Waehington County. Adjacent parcela are all within Washington County except for an approximately 60 � acre parcel to the north which ie within the city. l�±� C. Exietinq uses and atructures: � Bath parcel� contain aingle family reeidences as indicat�ed on the preliminary plat. The remainder of the site is open with only a few trees loca�ed near the two residences. D. Tanoaranhv and drainaae: The sit�e slopes to the west and nnrthwest. PTo di�tinct drainaqeways are preaent. E. Plaa desianation and zonina: The subject site was only recently annexed to the City with final . approval being gtranted by the Portland Metropolitan Soundary Commission on May 30,1991. The City Council had approved the annexation and application of City of Tigard zaning and Comprehensive Plan desi.gnationa on March 26, 1991. The site and th� adjoining property to the norfch are deaignated Medium Deasity Resid�ntial on the City of �iga�d°� Comprehensiv� Flan Map. The parcel to �he north alao contains areas further nor�h that are designat�d for Medium-Higlx Density Residential use and Neighborhood Commercial. Zoning for the subject �ite ie R-7. �he property to the north contains R-�2, R-25, and C-N zoniag with the Planned �evelopment overlay. NQighboring parcels to the east, west and south of the eubject p�operty are deaignated Reeidential, 6 Unite Pex Acre by Waehington County•e Bull Mour�tain Community Plan. The subject site caa� aleo included within the � planning area for Washingtan County�e �ull Mountain Community Plan. Although not baund by specific implementation atrateg3.es of the County�s plans and development regulations after annexation, the City attempte to implemen� the objectives of these plane as best poasible uti7izing the �echniques of the City�s developmea�t review process. The site is within Mineral and Aggregate Dietrict B on the Community P�an which is nated as an impact area from exiating or potential mineral/aggregate �xtraction activitiea. An exist�ng quarry is located to the west of the site between Scholls Ferry Road and New Scholle Ferry Road. HEARI�iGS OFFICER SDR 91-0012 - ROSE MLADOWS 2 � � � � ,�;�„ u�.+i;.,�:w�...�-.s..:3:+!:i.tu»a,.'.a,:_tx'3::suws...�...�u.�sy'�,.,a..�se.'S.�.�-'v.:::,.,.uew:res+.,.;w..r�.-�..::,v:+si.:r.,,.suu,��...::;., �� Jl..,t.2,...1-:�.;...,,...._.._n.:_`k.._...z..u�k',::.�Yc.�...._._...t::�-.'�..�lt..+._w_'.�.,.... -' �- ... � , , ..�_-......,....w� �.. �...`.L.......+�:�..�.�..r...o.�.�.�.._:..-.,,�u.L'��t,;.f''..........'�" �':t� +''f!: r+ n f k . �Y " . J � ,:._-. F. Surroundinar la�d usee: Properties to the ao�th, weet.and east contain eingl,e family r�sidencea. . The parcel to th� north is primarily a large op�n field, althouc�h same trsee are founcl directly north of the subject eite. G. Prot7ased use• � The applicanit proposes to diviele the eite into twenty lote ranging in i 4 B3ze from 5,000 to 12,630 equare feet ae illuetrated on the preliminary << plat. The lots are intended for aingle f�milg reaidential use. Th� � existing houses would be retained and would be on lots included within ;�; the subelivie3.on. ; H. Public gervices and utilities: �LLi The greliminary uti]li.ty plan �o z, p poeeg that the aubdivision be served by e�cten�ions of a sanitasy �ewer lin� fram within SW Walnut Street. storm �; drainag� lines are propased within �he proposed new streets draining ta ' an apen natural drainageway approximately 3Q0 feet to the west Af the �r, ,` northwestern corner of the aite. Watez° service would also be extend�d I� from an exist�.ng line in SW Fern Street. I�; I. Street� and accese�: ;� The site hae 470 feet of frontage along SW Fern 3treet. SW Fern Street �, presently has approximately 25 feet of right-of-way width and 10 £eet of pavement from cent�rline but no sidewalk, curbs, or storm drains. ''� The prelimf.nary �ubdivision plat notea that half etreet imgravements with ].7 feet o£ pave,ment are in�ended to be inetallmd along the aite'e � SW Fe�n Street frcan�age. � f ; The subdiviaion wouli;t involve the cr�ation of a westward extension of SW Walnut Street t.prminating at he western edge of the site, a shart � stub etre�t to the north, a�nd a apine etreet ext�nding north-eauth through the aite. The typical street eeetion on the preliminary pl�t indicates triat thee� streets are intended to be constructed �ca full local atreet atandards, except the northern stub, which ia proposed �o be a haYf etxeet with 17 feet of paveu�ent in a 25 foot right-of�way. In addition, a common driveway i,� propoaed to serve proposed lots 6 through ln. The 24 foot wide comman driv�way would b� �ocated in a shared ownership private drive �ract that would l�e 30 to 32 fe�t in width. The private drive would be quit� ehort but would expand into a ha�pmerhead shap�d turnaround area. FILAItINGS OFFICER 3DR 91-0012 - R03E MEADOWS 3 --5'C'—' n„ m, r �' t i . .+ '..� . :��;i:��.h . .. . .. �� -�`�o '—'` �;a t� Yr::.. rt ci t v:_�xu��Y;�,`l'�.,. ,R?,��Z-.��i .ir , ;"F,."". :,.., < a,. ..."Y`" _:�-r.�; .,..-u�.�::� �= :,` „ ; �y:ti _t_._.�.,_.�._��:� _ 1,. � u--...�t .,�.,..<.��.i�; ,.i�,�_,�.�.,e.w...:�„�...�..- ....a��,.�.u.....b.�.,�.r_�e�._ .s� _ �` ...�. a,..,w_.;:_.:,,..�. ., . ,� i � . . ` ......u.. ..,..�_.�..�,._ ,....._,�_:�e...._w_�..�.i.. ....._.N_.,...�_.......6i,s:� �_..,.,.�.... �.n..,n:.-.,e,r�.�..,.„:,�!!..' N . c '+cmw'`� ''�" . ; III. APP�IGABLE APPROVAL STANDARDS A• Communitv Development Code. 1. Chapter 18.52 contafne standarde for the R-7 zone. A single- family detgched reaidential unit ia a permitted use in the zone. Detached aingle-family residential lots in the zone must comply with the tollowing dimensional requirement�: Minimum lot eize 5,00� equaxe feet Average minimum lot width 50 feet Front eetback 15 feet � GaragQ aetback 20 feet Interior lot side setback 5 feet Corner yard eetback 10 feet Rear �etback 15 feet Maximum building height 35 feet ,, 2. Chagter 18.88 containe solar acaess gtandards for new residential �;< development. �A lot complies with this section if it has a narth- �` aouth dim�neion of 90 feet or more and has a front lot line that ie oriented within 30 degreee of a true east-west axis. ',,; Additionally, a subdivi�fon co�plies with this basi� requirem�nt iiE 80� or more of the newly createri lota meet or excsed this standard. � a. Code Section 18.88.040.E (Adjuetments to Design Standards) states that the approv�l authority ehall reduce the percentage of late that muet comply with Seation 18.88.040.0 (Design Stanaards) to the minimum extent neceseary if it finds the applicant has shown it would ;=i reduce denaity, significantly incr�ase development cost, or '' eli.minate amenitie�, or if ehade from existing trees already obatructa aolar accese for a particul,ar 1ot. �`? � 3. Chapter 18.92 contains atandards for density. The number of �' dwelling units permitted is based on the net development area, �- excluding eenaitive land areas and land declicated for public roads ;:: or parDca, or for private roadwaye. To determine the number of 'r' lots, dividg the net development area by the minimum parcel eize permitted by the zoning dietrict. 4. Chapt�r 18.108 contains acces$ standarda. Private common driveways are permitted to aerve u� to six dwelling units eubject to pavement width and improvemsnt standard� that vary wi.th the number of dwelling units aerved. Common driaevaays eerving two residencea muet have s minimum pavement width of 20 feet within a minimum 25 foot wide access tract. 24 feet of pavement, curbs, and a aidewalk on on� �ide ia r�quired for private streets aerving 3 to 6 d�velling unita. Turnaround areas are required fo� private streeta in exCess of 150 feet in length. � HEARINGS OI+'FICER SDR 91-0012 - ROSE MEADOWS 4 �_-�- ��. -r ,- , r-= y � , , . ,� ,. „ .:4 -.�. . , _. , �e. ?;,; x� ".7��•��";.�"*3a�' ._ .�-kr-rx.,�,.- �---- -- .. � .:,, .��.,�,. .w�..: F,,.�.o.w � ..,�<_...,: � .._.;..:��,_ . �a..: ...y.-:i�'cu ,...vr ..,:xE.. � _. � . .. . _:.,�.-. �.......,. . ..._._�,._.v.�.,�.:�,. ._Y_�...,....`� �, �: ,...: ,. �. S�ar..Ei�u:�r L.t � � �. ..v_,..,.�._....r_>�. .v.b..,.ma .. ..,,.L,_�._..,.u.,_..sxu.e . , . ��; �,' 5. Chapter 18.150 requires a permit and aontains standards for removal o� treee having a trunk 6 inchee or more in diameter four feet above the ground on undevelopgd land. A permit for tree removal must comply raith the following criteria: a. The treQS are diseaesd, preaent a danger to property, ar interf�re with utility �ervice or traffic safety; b. The trees have to be removed to conetruct proposed improvements or to otherwise utilize the applicant•s property in a reasona�le manner; , , c. The trees are not needed to prevent erosion, instability, or drainage problems; d. The trees are not needed �o protect nearby �rees as windbreaks or as a desirable balance between shad� and open epace; e. The aesthetic character in �he area wi11 not be visually adversely affected by the tree removal; and f. New vegetation planted by the applicant, if anp, will. replace the aesthetic value of trees to be cut. 6. Chapter 18.160 contains standards for land divisioas. It allows ghased development, provided construction is initiated within eight��n months ot the approval and construction of each phase does x�ot exceed a 2 years. To be approved, a pr�liminary plat muat comply with the following criteria: a. It must comply with the Ci�y's Comprehensive P1�n and the applicabl� zoning ordin�nae and other applicable ordinances and regulations; t b. The proposed plat name ie nnt duglicative or otherwise � satisfies the pro�risions af OR5 Chapter 92; " � c. The streeta and roads az�e laid out so as ta conform to the �' plats of aubdivisione and maps of major partitions a�ready � approved for adjoining property as to width, general direction ansl in all other reapects unl�es the City `•� determines it ia in the public interest to modify the street ar road pattern . .. 7. Chapter 18.164 contain� standarda for etreets and utilities. a. Section 18.164.030(A) requires etree�� within and adjoining a development �o be dedicated and iraproved based on the classa.ficatipn of the street. HEARINGS AFFICER SDR 91-0012 - ROSE MEADOWS 5 � ; ,-,- , �< ,. ._ ., , , . • � , , t N Y - 4 .f i} � :1 i,� " �1t �. . . , . .. _ _ .�- . . .� � . . , , _ .t:f y,r.,yy- _ — - .a....l.x�.:;,.l�l....,. �� x:r.�,v'�_.zw..ii.,a...�.::�.. � .. .'�.,,.:._+w......�.._.M" ,......a:..:e.�_�,.,.....v.i+:..:..:........_�.5..��.,_;rs.,...._sn,..v:�..:.u,..._.......e._.�...,a...�..---.u�ic:.�:.,.5...... .��:...Yl._...s1e::.y_.C�],��._^a..:_�_.�.i2...�..u,..�vw..v. j..uw.,�.,.v� �1 �.v.i.. _.v._�tu...,._..c�.,�e....u.:�a 35.-�+.4w ' . , • �_1r w�� ` � b, Section 18.164.030(E) requires a local street to have a minimum 50-foot right-of-way and 34-foot paved section between curba and sidewalks. a c. Section 18.164.030(F) etates that where necessary to give a accesa or permit a satisfactory future diviaian of `+ adjoining land, streets shall be extended �o the boundary line of the tract to be eubdivided. In addition, a reeerve strip and barricade �re required at �he �end of a dedicated stree� that �an be extended aff-site. 1` ' :I d. Section 18.164.030(J) sta�es that "partial street i.mpro�ramente reeulting in a pavemen� width of less than 24 fee�, while g�n�rally not acceptable, may be approved where ess�ntial to xeasonable development...and when it will be ' practical to require the i�aprovement of the other half eahen �? �'y3 f the adjoining property developed." E� e. Sectior� 18.164.030(M) requires local etreet grades of 12� � or lees. fo Section 18.164.060 prohibits lot depth from being more than � 2� times the lot width and requires at least 25 feet of frontage on a street o�her than an a3.ley. g. Section 18.164.070 requires sidewalka adjoining all local residential s�reete. h. Sectinn 28.164.090 requirea sanitary sewer servic�. , ,� ; i. Section 18.164.100 requires adequate provisions for storn�; wa�er runof€ and dedication of easementa for gtorm drainage facilitie�. g. An�licable Compr�henaive Plan Policies. 1. Policy 2.L 1 provides the City will aesure citizena will be E provided an opportunity to be involv�d in all phases nf the �,; planning proces�. � 2. Policy 4.2.1 requi�es that d�velopm�nt propoeale aomply with f� applicable federal, etate, and regional water quality stand�rcis. �� 3. Folicy 4.3.1 �tates that tYae City ehall re�quire development propoaale located in a noiae cor�ge�ted area to incorgorate the following into the site plan: - building placement on the site in an area where the noise levele will have a minimal impact; - landscaping and other techaiques to lessen noiss impacts to levels compatible with the surrounding land uses. HEARING3 OFE�'ICER SDR 91-A012 - ROSL MEAAOWS � � _____�._,.__ ,.--. , , .�. -' _ _ �� ,�,,,�-r� _ ...:: Y, ------� �,..�,�..-.,.�-,�-.--�------,.�.... _ _,.. � ._-__ „ ;..: .w�:,.�;, �w�b. .��,�x�.. ____ .,.__._.. .,<...,,�: �_�:..::.. , ,.»;�..: t�.,:,n�, a:, .A.. �_ �._ � ��:.� ,�_..:W�� ,�.��..��, , t.,..�.� ..w_.�...�w ._.��u:«ti a..a.:�isr;;s n...,..�.�..� • ^ � .. .,;.'` 4• Policy 7.1.2 provides the City wi1Z require ae a �ondition of devalopment approval that publi� water, aewer, and storm drafnage will be provided and designed to City Btandards and utilitiea placed underground. 5• Policy 7.3.1 provides �he City will coordinate water �ervices with water diatricts. 6• Policy 7.4.4 requiree� all new dev�lopment to be connected to an approved sanitary aewer ayetem. 7• Policy 8.1.1 provides the Gity i,rill plan for a safe and efficient etreet and roadway eystem that meet� current needs and anticipated future growth and development. �• Policy 8.1.3 provides �he City will require aa a procondition of approval that: ` a. Development abutg a dedicated etreet or has other adequate access; "• b• Street right-of-way ehall be dedicated where the atreet ia f” eubatandard in width; �• The developer ehall commit ta construction of the etreets, ;' curbe and sidewalks to City standards within the ' development. '`,` ' d• The develope� ehall participate in the impro�vement of s exieting streete, curlba, and sidewalks to the extent of the development�s impacts� e• Street improvements shall be made and street eigns or eignals ahall be provided wh�n the development is faund to create or in�enaify a traffic hazard. C• Bull Mountain Community Plan A copy of Waahington County•s Sull Mo�antain Community plan will be provided for the Hearinc�e Officer's revfew with thia staff report. The Bu11 Mountain Community pian is available for review at the City Planning Division office. � R IV. NPO & AGENCY COMMENTS 1• The City of Tigard Engineering �epartm�nt has reviewed the proposal and offers the fol].owing aommenta: a• streets Aaceas to th� ai�e is pr�vided from SaW. Walnul� St. � l�oth of which are accessed grom S.W. 135th AYe, and S.W. F�rn St.; C� FIEARINGS OI�'FICER SDR 91-0012 - ROSE MEADOWS 7 � '. I ' � . . �. _ , �. .� ��` ,n;�)"�,=�r� F - ��,m--. - _ -- �.._..�.:._G .._��.� .,L.,,..�.'.::,_,.,,..�",.i?:....s.,.f.. t.��.._.,...r.::t'��^y� .. .._.ta_�:i�.,...,....�,,..,.:�:�_ u;;�_..n.,..,.,�. �a....-_,-.�.r_.�.szs,:.r.w..u_,a..cusn��..._,_....,_�_...a:.0 .,...!,.,;.:....v,.,,+.,u..��..,.:u�...a.,�_:`f_:,,_._,._..."'..,.��:: r .:r __„� . f � '� � S.W. Fern St. ia currently under Washington County juriadiation except adjacent to the proposed development where it i� under City of Tigard jurisdiction. S.W. Fern St. currently hae 50 feet of right-of-way, approximately 24 feet of pavement, and ditches on both sides of the road. for drainage. The applicant has pxoposed to install hal£-atreet 3.mprovemente a�ong the frontage of th� site that meete City of Tigard�s lacal street s�andards. The Engineering Department recognizea that thia road is under two different �uriedictione, but i.s also under �he opinion. that soare time in the future the entire raad will be tt�e responaibility of the C3.ty of Tigard. Therefore, the applicant should be r�quired to: 1. provide a profile of S.W. Fern St. which shows the existing centerline and provide a proposed grade whi�h me�te City•s standards for local etresta, and 2. provide, aa a minimutin, half-atreet improvements along S.W. Fern St. to match the grade that meets local street atandards. S,W. Walnut Street currently dead ends at the ea�t end of the propos�d development. The applicant is proposing to extenol the atreet to th� west end of the development. Therefore, the applicant �hould extend , S.�1. Waln�t from ita current terminue tao the wes� end of the praposec3 develoFxnent and build it to Cit�r of Tigard local atreet standard$. ;sG Ae part of this develogment we r�quired the �pplicant to show an � ex��nai�n of the xoad system to the north; this wa� required because a preliminary plat approval (See SUB 90-04) ehowed a atreet extension to the south. This previously �pproved str�eet actually splite the weet prx�perty line of this development and the adjaining property to the weet. The �applicant hae complied with tt�is r�quirement and hae shosvn a street eacten�ion to the north which matchea with the appraved plat for SUB 90-04. In addition, the applican� has shown ha�f-atreet improvem�nte for �hi.s etreet extension. It ehould be noted that if the development to the noxth is built, the City would have a situation where there ie a full width street to the north joining a halE-stseet to the � south on the subject site whi.ch is a unsafe condition. Therefor�, the apglicant ehould be required to inatall half-atreet improvemente to local atreet atandarda with the following exception, the pavement width ahould be a minimum of 24 feet. b. Sanitary Sewer - There ie an exi.eting eani.tary sewer line, 8 inch, located in S.W. 135th Ave. The exi�ting line has aufficient aapacity to hanc3le thie develo�xt►ent. c. Storm Drainage The applicant ie propaaing �o direct the etorm drainage to the northeast of this development into an existing natural drainage system, Therefare, the app].icant ehe�uld b� required to d�monstrate tha� the ; HEARING3 OFFIGER SDR 91-0012 - ROSE I�lEADOWS g � t:' w,:.; t'`,i. � r �'p 4 �Y l��i � -ti � 'Tn, P fi r �:rF r- _+'" �n: tl;� �. — , . e �-t t 7 S� �, . ... . , . , . . _ . , .v .. , , _ .. . . . . _. . _. . _ '.__ - � ._,�.��:aa:�i:......,e_ �:::o�.. ..�:....,,,....�...,..._. ....�.....w,:.,. ,_.....�,: ....w.::°a:..:a�.yti-::'...t_�.6.�.�... .,.....,�.,.., ,.:�u,:...,.,.. .�x...l._..,_....i..r�diu_..�...._....i u_ ..... _,..... ..i..,,�.,,��,......_i.« ,.r._.wr ..,...«.+i_��_....,.... _ � ... F ' ' � p� proposed syetem does not aignificantly impact downstream properties. 2. Tigard Wat�r Dietrict has cocnmented �hat high preseure and gravity system� will be required within the proposed development. 3. Northwea�t Natural Gas has reported no objectione to the proposed develo�nent but notee that a 10 inah diameter high pr�osure gae line rune adjaaent to the northern boundaries nf propoaed lota 15 through 18. 4. The City of Tigard Building Divisian has provicisd the following comments: * Erior to issuance of building germite, a report from a regiatered engin�er shall be eubmitted. The report ehall indicate the lacation o€ any fill plac�d on building eit�s, suitability of the soil tor building conatruction, and eoil b�aring capacity. * A aewer permit shall be obtained prior to the connection of the �' exieting housea to the sanitary sewer. * Private etorm drains ahal]. be prnvided for lota l, 2, 10, 20-28, easements shall be proeided where crosaing other lota. A joint � acaes� and maintenance agrsement ehall be recorded with each lot '�;. accessing a private storm drain, A� follows: ;. Lo�s 1, 2, 1Q, 20-28, ehall have an equa� right to usa and an ,�' obd.igation to operate and maintain the private drainage facilities within the private or public drainage easemente as ahown� * The finieh gr�de of the lata shall have a maximum slop of 2:1, or t; the er�gineer shall certify the stabi.lity of the steeper alopeo ;: This will incle�de the alope and fill. from ttse excavation far the foundations of the atructures. d;,. * A plan ehall be eubmitted to the Building Aivision, showxng the ` location of ail und�rgraund private utilitiea for the existing �� buildings. If the utilities croae pver new property lines, they ahall be provided with �asements. Rain drains etrall discharge to an approved sy�tem. * The private drive should be paved prior ta issuance of building g�ermits, or anonetary performanc� assurance ahould be provided. The inatallation of the drive should be insp�c�ed by the Engineering Department. I 5. The Tualatin Valley Fire and Rescue Distric� has reviewed the preliminary plat and hae commented �hat "no parking" signa ehoulcl be posted along the hammerhead turnaround eerving lots 6-10. The signs ahould atate "Fir� Lane, Tow away Zone, No Parking, ORS 98.810-98.912." The sign� should be placed clo�e �nough to indicate that the entire area i� a prohibited parking area. '::; Ti�ARINCS Ob'E'ICER SDR 91-0012 - ROSE MEADOWS 9 :� � 1 ;,2 {f n r� �-�-�; r-- � _ + - '` r '�' , � ,'; ,��i 'v. �„ .. - — , .: .,�<::. <�:..�, .,w.y�::,.v,.....,« ..,,...,."�.. �.:..-...._.... ..v...«♦:..4 ,.4....>e.,:.�: .1.._..2,.:��n:i:�.....,.........�_::w��..�.:v...-=. w .+�-.i:.w ......��._Ju;i�.ci�i...,c.":.v ,.1.........v::�:,.N..aa,.=.s..;�,.w.�s�_.,vat.. 'v.u-�'.4.1,,.:�a'±„� r Y �v, � '�•. 6. NPO # 7 has reviewed the propoaal and supports the propoaal. The NPO recommende that the developer be r�avired ta conatruct full etreet improvements to Walnut Street be�ween the ait� and 5W 135th Avenue in arder to ae�ommodate the graposed subdivieion�s additional traffic demanda. 7. The City of Tig�rd Operations Division, PGE, and GTE have reviewed the i proposal and have offered no comments or objection�. I 8. No other comment� have been received. V. EVALUATION OF REQUEST A. Comuliance with Communitv Aeveloioment Code. 1. The proposed subdivision complies with the uae atandards of the R-7 zoning district becaus� �he lots are int�nded to be used for single family detached dwellinq units. The 5,000 to 12,630 gcYuare ,�,, �oot lots are coneistent with the mina.mum 5,000 square foot '_'' minimum lot size of �he zone and the average lot width requirem�nt o£ 50 feet. The exiating residencee� on proposed lota 1 and 15 ??_` would me�t applicable building setbacka of the R-7 zone. �: 'r 2• Th� applicant �as submitted a co ? py of the preliminary plat witkn a�'.; slope percent and slope orientation analyaes as well as existing ''; trees that affect the solar ac�eas calculationa for the proposed ��: development. A lettex dated July 15, 1991 acaompanies the map ;;; providing the applicant•s summary of how the proposed lots are ` intended to comply with the aolar accees requiremente of Chapter i. 18.88. This le�ter ie attached to this ataff report ae appendix '�r A. Staff differs with the applicant•s analysis with regard to a number of the proposed lots. Staff £ind� �hat propoaed lots 22 thr�ugh 26 should be excluded i,` from the solar access calcu7.ation �e the 20 percent of lo�� that �t' need raot be coneidered within the salax acceae ealculatipn. Proposed lots 13 through 17 me�t the baeic solar aaceas 't; requirement because the�e lots have a front lot line that is `' with3.n 30 degreea of true east-west and a mini.mum north-�outh '' dimenoion of 90 feet. Therefore, only 36 percent of the propoaed lots meet the baeic deaign standard, rather than th� 80 p�rcent required by Code Seation 18e88.040. The aolar acceas requiremente in Secti.on 18.88.040 (L) (A,djustmente to De�ign Standards) s�ate tlaat the approval autharity ehall reduce the p�rcentage of lats that mugt camply wi.th Section 18.88.040 (C) (Design Standarda) to the minimum extent necaseary ig it fiads the applicant has ahown it would ` cause or is aubject to one or more of the following conditia�as: � HEARYNGS OFFIC�R SAR 91-OQ12 - ROSE MEADOWS ld N f � t v'Y' ' �t �E�.�".� �� „5' . t . . .., , .. . , ��' }tVwi . , � ;}� _� . , i . . . . _ . . .. . . . .. _ ._ — ��-- f ,- ,g : � ��trS"eu..r..,a.LUw��,.>..X's:.�,.iu:�.....�.....x..:e;.,..1�.,.:.,..��._.s..._..�..�.- �i 2a��*�:.:z.c.:.....a�.s_...�:k�.v.�a,.r�u._�:s_x:.._. �..,•. ..._..X._i,....,,..,__w.W..u.s.,..,....�...��.......u.:Y?i..o-,u,.rr_��..��<.�„a...a.�.�e.......,<..,.�...« �_,ar,_,1�.sirs,...u.a.s...n.::a�r.x.....Yd[.::dr • • 9,. .:�I ��'� `w..r,. 1) The portion of the site for which the adjuatment is aought has a natural grade of lU� or greater and is oriented gxeater than 45 degrees east or west of true southp 2) A need to proteet significant natural feature; � ,� 3) Exieting road patterne must �ontinue through the eite or ; must terminabe on the eite to comply with applicabl.e road etandarde . .. in a way that prevents given streete or lots in the development from being oriented for solar accees; 4) An existing publi.c eas�ment or �ight-of-way prevents given etreets or ].ote in the development from being oriented for � solar aacesa. Staff concurs with the applicant's analyeia with regard to an ,.�� adjustment being warranted for lote 1-7 and ].0-12 due to the .�- northweaterly or�.ented slopes in excess of 10� for theae lots. In addition, staff concure that an adjustment is warranted for '�l' lots 8 and 9 due to the necee�ary private road design to serve lote 6-10 and any alternative de�ign for tisis area causing loes ,} of a lot. However, staff faile ta see why lots 1.8, 19, 20, 21, 27, and 28 cannot be reoriented towards SW Walnut Street and SW Fern Street in order to be better ori�nted for solar benefits. It appears that reorfentation of these lots towards these east--w�st strests will result in these lots meeting the basic �olar access gtandard of Section 18.88.040.C.1 withaut significantly negatively impacting the value of �hea�s lots, if at all. Reorientation of the�e lote should be reau.i•red as a onnditi4n Qf approval of the subdivision proposal. 3. The proposed aubdivieion compli�s with the densit}� standards of Chapter 18.92 because the 166,150 squaxe foot net developable area of tlae eite (after deductions for right-af�-way dedication and the priva�e etreet tract) yielde an opportunity f9r th3.rty-thr�e dwellinq units under the R-7 zaning d�signa�ian. � Twenty-eight aingle family residential lota are proposede �s 4. The proposed private common driveway serving lot� 5 through 11 ia � aanaistent with the standarda of Chapter 18.108 for a private ctriveway serving up to six clwelling units: the acceae tract w�ill exceed 30 f�et in width, the roadway will be at least 24 fe�t in ; width, and curbs and a eidew�lk w�ill be provided. However, the ` prel3.minary plat indicat�g that thie drive will eerve seven dwelling units. A variance has not been requested to allow the drive ta serve more than the maximum eix dwelling units allowed; ther�fore, the final plat ehould provide far no more than lats 6- 10 and either lot 5 or lot� 11 to be served by the private drive. The excluded lot c�n be gerved by th� north-�outh S.ocal etreet (callesl Roae Meadows Lane on the pl.gt� �.o the weat. � IiEARINGS OFF'ICER :DR 91-0012 - ROSL MEADOWS 11 ��..�....�„-.�._.�..-. ^ _--___.__�._._..�,�...� -c...�,---�-�---t-; ..,,. ,,.._ . .,.....e �, r..,:.., �.,..,;., .'°. <�;:. ,«�,. :�w wt�.,.�s�,:. .s�,..�;��:�.�;v��W::�.�w�,,.�:�.�: �.a.. ., �.e .Y ti� 4..� ` ,s..:.w::..w.:y,�......::v:.v..h...��c-.-`,S:.cv':'� ..�_S�M:...t 4..,.4:�,�1._,,,..u�14::3.,.......,.,�K;s::.�...,�,._.,�..';::,^n_,..t..�:,�,:..:v::sv�W� ...,z—,. »,.; . a �� "r i�..� 4;, Th� pxelfminary plat appea�s to show the r�quired aidewalk in two �: unconnected secti.one. Appraval of th� preliminary plat ahould be conditioned ugon the private drive/sidewalk traot and improvements �`;' being redesigned to provid� far a continuoue sidewalk between the `� north-south public street and each o£ lots 6 through 10. � , The private etreet should be required to be signed with no parking signs ae neceseary to maintain a minimum 20 foot wide fir� lane through the east-weat portion af the private drive. the private drive ahould also be required to be �igned ae a private drive and � not a maintenance and poli,cing responeibility of the City of I Tigard. � � 5. Chapter 1$.150 requires that the number of trees over six inchea ; in diameter that axe removed during the Gourse of construc�ion be mini.mized. No tree removal or site grading ahould be allowed to i accur prior �o Planning Division review and approval of � tree 4 removal p�rmit. A detailed tree inventory will need to be k submitted prior ta final plat approval or iseuance of a tree � removal permit. Minor modif3.cations to the design may be � necessitated in order to protect significant trees. i j 6. Th� propr.�aed subdivision ia consistent with the requirements of ' Chapter 18.160 because: ; a. The propos�ed subdivieion complies with the Camprehensive ' Plan Map�e Medium Deneity Reeidential designation�a density opportunity for the site aa well as wittx the applicable ; plan policiee, the uee aad dimen�ional regulations of the ; R-7 zone, and other applicable regulationsr � b. The propoeed name of the �ubdiviaion, Roee Meadows, is not duplicative of any other plat recorded in Washin�gton County; c. The proposed extensicn of SW Walnut Street and the other proposed streets will provide for adequate and safe acc�esg through the propoaed subdivieion. These st;reets will be required �o be improved to looal atreet standards within the aubdivision. The required improvemeats to the site�s �W Fern Street frontage will improve traffie safety along this atretoY� af thia narrow road. The etreet stub along the northern edge of the parcel wi11. align with an approved etreet location on the property� to the north. That stree� hae yet to be constructed. The �relimi.�nary plat approval �or dividing the parcel to the north is valid until November 11, 1991 and the opportunity exi�ts for a one year sxtension of thie approval period (SUB 90-0004/PDR 90-0004). HEARING3 QF'FICER SDR 91-0012 - ROSE ME,ADOWS 12 ...-��+-�-TAr+ '_:,.i,.7Si , ::y...'�-r'y^?'s^'. ,..-... •re^t ^+nvt.;:4t i� .....,,q'p'r'+^+y=r,,.�.,^�-m.,..-'T*�.�-TM.m--�v-rr...�—,-..nn _-•-.---,r...:..'..,-..Y._...�...._. . . .___ ___ —_.___ . . � -«,, ...�_.:>.�n�_...��.�,�: ,., � !.,...._!:,.:e...s�..14,a u ' ._ ....a.LU:�-e .aeL��-,..::'_�: -:k�§Y_z� .,._�.�_.�...,�.:-.�w<iS' �. .- �, M�r .... _.,......4:�,a..�.��.1;�_"-,....3'..G.1:.."^ ::�; ,._� _.�,�,......N.,»,ur.��,.,.. ..,_,�.. .,b_._..�,_N _,a..._,.....u..._._�"v.:,,...5._. ,,�,.�1....._.,..�_u_�_,�,.�s � �..u.&a..u7ttw.r . � �', :! 'i i 7. The proposed subdivision is caneistent with �he requiremente of Chapter 18.164, or can be modified to be conaistent with these requirecn�nta, because: ;:; ;; a. The applicant will be required to improve �he SW Fexn � Street Frontage of th� site to City local atreet standarde. �, b. Ae of completinn of this report, commenta had not been reoeived from Washington Coun�y relative ta of£-sit� improvement� to Walnut 5treet or Fern Stree�. Staff hopes ta have �he Gounty•a commenta by the time of the hearing on i II� this ro I '; p posal. City s�aff doee not believe that the �� traffic impacta of the propoaed subdiviaion wauld be eignificant enough to warrant requiring tlae developer to s provide full etreet impravements to Walnut 5treet, �s the NPO recommendao The exieting street improvementa, with the overlay propoaed Ysy the applicant, ahould be adequate for ' the amount of traffic anticipated far this atreet after the � propoaed subdivisian ia developed. c. Internal street� will be reqaired to be developed to Citgr of Tigard looal street atandards. The applicant's preliminary Qlane far developing internal subdiviaion streete are consietent with Code atandarda for local street width, grade, turn arouncd areas, and improvements, d. The proposed lot� are consistent with Code standards for cnaximum lot depth-to-width ratio and other lot dimensinnal standards. e. The pxoposed sanitary and atorm sewer system p�ovides fox logical collection eystems through the development. Apgroval of the �reliminary plat �hould be conditioned upan the applicant demonetrating to the eatisfac�ion af �he Engineering Division �hat diaposition of the storm drainage from the development can be discharged into the exiating drainageway to the west without significantly im�acting the intervening properties or downstream properties. It may be n�cessary for the applioant to nbtain an easement for and constuct a storm drain a�rASa the intervening property ta � the drair�ageway. B. Comnliance With Comurehensive Plan Policiea 1. The subdivision is consistent with Policy 2.1.1 because notiae of the application and the public hearing on thia ite�a wae provided to the neighborhood planniag organizati�n and to owriers of prop�rty in tlxe vicinity of the �itQ. The propoeed site hae been posted with a aign no�ing that a land use or development applicat3.on on this sit� was pending. , HIaARINGS OFFICER SDR 91-0012 - ROSE MEADOWS 13 � S�G -�t „ , ' f, ,n �' � ',"" ,, , -, n i: , .. {-,. . . .. a� . ., ., �.. „ . ,lii �' ,. �� , . . , .. ..... _ _ .,..sr"_ -L— , . . �:{.-• . .. � :M, ,. ..,..� �_3,.�.r. .x:,..a__r ._x.�.�� . .. .. ,,. �� , . �„ �, f w i n 1� x..� ....,......... . .:.:..:.. .. . :�.�,:,. a�...�..: ,.:�:;,-4 . � ��. -` .. . .... . .�._ ..,. . . ,,., . 4, s . . � ,,_yr t�Y 2. In order to complg with Poli.cy 4.2.1, a condition is vaarranted to rec�uire the prospective developer to prepare an erosion contro�. plan ensuring compliance with erosion control standards for the Tualatin Rivsr basin a� part of the grading permit application. 3. Staff finds that there are no practical methoda for i.mplementing the objectivea o£ Policy 4.3.1 related to noise sensitieity of the proposed single family reeidential development of thi� aubdiviaian. The eite slop�s towards the weat in the general direction of the Morse Brothers rock quarry, the primary noise generator in this area. Becauee of the natural slope of thia site and the relatively amall size of the lota, staff does no�k find that there will be opportunities for building pl.acement on the lote in ways that will reduce potential noi�e impacta o� the �, , quarry, nor would b�rming or sound walls an the west aide of the developmen� have any beneficial effect in reducing noias impacts. In addition, ataff does not find i.t prac�ic�l or desirable to require City review of landscaping of individual lots with reapect to lessening noise impacta on the future residences or i»o require the developer to landacape the residencee in advance af occupancy�. The City of Tigard's Community Development Code and th� Tigard Municipal Code provide re,gula�iona that might impact noise generatore, but nat noise receivers, as is the situation presented '' with the significant noi�e generator being outside of the city and � the potential i.mpacted properties being within the city. The Ci�y of Tigard Building Official repoxts that the Bui].ding Divieion is unable to require any special building conatruction techniqu�a to the development of thia �ite unleas legislatively dirscted. Staff, therefare, finde no practical way to provide special i.mplementation of Policy 4.3.1 to development of thia eite other than to ask the developer and the Building and Planning Divisions to notify proepective home builders and residents that the sul�division ie located within the Mineral and Aggregate impact �� overlay dietrict. 4. This subdiviaion proposal complies with Policy 7.1.2, 7.3.1, and 7.4.4 because the applicant will extend public sewer and water syetema to this eite �nd will provide for underground inatallation of phone, electrici�y, and cable t�levision lines. 5. The aubdivision proposal complies w3.th Palicy 8.1.1 and 8.1.3 because th� proposed improvemerats to the streets within the eabdivision will be consistent with City of Tigard standards for local streets. C. Consistencv with Bull Mountain Communitv Plan Staff hae reviewed the desi.gn elements for the eum�it and slopes subarea of the �ull Mountain Con►munity Plan and has found no requirement� applicable to the subject eit� that are not covered by camparable City of Tigard Commuaity Dev�lopment Code or Comprehensive Plan requir�menta. HEAI2INGS OFFTCETt SDR 91-0012 - RO�E MEADOFTS 14 � r � R,.L.::;��,.m. w,_�..�,::::� _��.U::d,;U�- a,ax.u_.�..�:. c.,:�«.,,+..:,�......,. .,. <.. .�:.�: ....�._�...��,:.,.�.,�:�:...a.:rx «_naau�;:.�....},z.....�:-,: ....�.s.��..e�. ...,..,_�. �i.. ,.�...�..�. ,.....r.c�:r�.,+t,..<..,...:ruu..�,.t-"_— s,....�....�.�u..�.,�., . . �f �� 1 Therefore, we conclude that consistency of tha propoaed development with City Plan and Code atandards is �antamount to con�iatency with the Bull Mountain Community Plan D. Other IQSUes a I� was brought to the Planning Division's attention at the counter tlxat an underground fuel tank is p�esent near the house on tax ].ot 1500. It is not �lear exactly where thia fuel tank ie located or whether it will be campletely on lot 1 upon subdividing. Fuel tan3es are permitted usee in the R-7 zoning district and thue should be allowed to remain, provided that the exact location of the tank can be ascertained prior to the iesuance of a grading permit for the site. The tank should be required to be removed if xts location would cross a property line upon recording of the plat. If not, the tank should be allowed to remain conditioned upon its exact location being accurately staked if any site grading or o�her construation is to occur within 25 fe�t of the tank. � i: �: �< VI. CONCLUSION AND RECOMMENDA�ION � '. The Planning Divieion concludea that the proposed subd$vieion, with modifications, wilA promote the general welf�re o£ the City and will not be significantly detri.mental nor i.njurioua to �urrounding land uses, provic3ed that dev�laFm►ent that occurs after thi� decision compliea with applicabZ� loaal st�te and federal laws. Staff recommenfls approval of 5ubdivision proposa�. SUB 91-0012 for the proposed i Rose Meadows subdivision �ubject to the conditione which follaw. UNLESS OTHERWISE NOTED, ALY. CONDI�IONS SHALL FsE SATISFTED AND PUBLIC IMPAOVEMENTS SHALL BE COt+lPT,ETED OR COMPLETIAN SHALL BE FINANCSA,LLY ASSURED PRIOA TO THE , , ISS4JAtdCE OF ANY PERMITS FOR CONSTRUCTION OF THE SUBDIVISTON. (Staff contact for � ', all recommended conditions ie Chrie Davies of the Enginee�cing Department, 639- 4171, unless otherwise noted). ,� �, �� TFiE APPLICANT SHOULD BE REQUIRED TO COMPL,Y 'WITH THE k'OLLOFTTPiG CONDITIONS PRIOR k;y TO RECORDING OF THE PT�'iT WITH WASHINGTON COUNTY: �� r, �`4 1. The final pla�t ahall be limited to the cxeation of no mare than twenty- �� eight lots. All lota shall be fully dimenaioned on the plat and shall � be consistent with R-7 zoning district dimeneional requirements. All lote eha�l have no less than 25 fest of public or private road fron�age> solar access calaulations shall be provided to indicate that a minimum of 11 �.ots will meet the baeic solar acceee requirements. It ie recommended that lots 18, 19, 20, 21, 27, and 28 be reoriented to have the front lot linee along an east-west atreet. STAFF CONTACT: Jerry Offer, Planning Division, (639-4�71). HE�9RINGS OFFICER SDR 91-0012 - ROSE MEADOWS 15 � f. ,� .; i:.' .Lu.�.4u7.��u 7.r�.......,Lt�� ., . .. . . . .. �,.�:..,:.T,.._r.., 'w..sL.v..:_.�...... .. ��1:.� .�__._::.,(�....,�4..,...x,..,.1..,.�:5�1:.L-J -...[.,�.i...,� .,_a.n.�i.�..�..s..,c ..�:i'j.a�....u...x:.:. ,.GwL....:..uu�.�..,. '.:....�..e. ......��.........,,...-..........s�...�'vF.,..�..��u.r_.�...'„�.�.. u....:.._, �a... .� I � �,a 2. Two (2) eets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) eeta of approved drawinqe and one (1) itemized ccsnstruction cost esti.mate, all prepared by a Professional Enqineer, ehall be eubmitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and ehould only include aheete relevant to public improvemente. 3. �►n eroeion control plan shall be provided as part of the public improvement c�rawings. The plan eha11 conform to "Erosion Control Plans j` - T�ohnical Guidance Handboo3c, November 19�9." � 4. The apgliaant ahall demonstrate that atorm drainage runoff can be diecharged into the existing drainageways without aignificantly impacting propertie� downstream. 5. Sanitary sewer and storm drainage details ahall be proaided as part of the public i.mprovement plane. Calaulations anci a tapographic map of the atorm drainage ba�in serviae area ehall b� provided a� a supplement to the public improvement plans. Calculations ahall be� based on fu11 development of the serviceable area. The location and aapaaity of existing, proposed, and future lines ehall be addreeeed. 5. 1� grading plan shall be aubmitted ahowin� the existing and proposed cantaure and typical fini.ehed floor elevationa on each lot, including el��wations at 4 diffexent cornera of the floor p�an tied to the top of curb elevatiana as shown on th� public improvement plans. 7. The local internal street that �tubs to the north and is ahawn on the I preli.minary plat to be adjacent to pxoposed lots 18 and 19 ehall be requi.red ta be improved with atandard half-�street i.mprovements with the exception �hat the pavement width shall be 24 feeta 8. The applicant ehall make an appointment fox a pre-construc�ion meeting with tk�e City of Tigard Engineering Department after approval of the , plans but prior to starting any work or� site. The applicant, ��, applicant a engineer, and cont�actor ehall attend thie meeting before �� receivi.ng appraved plans/permita. �; �`� 9. A minimum 30 foot wide access tract, with 24 feet of pavement, cvrb�, � and a si.dewalk on one side shall be rovided for the purpoee of aerving �' � P � lots 6 through 10, and possibly either lot 5 or 11. The priva�e drive �� shalZ be constructed to City local street standards. A five foot wide �� continuous sidewalk ahall provide access tn all lots that receive acCess � from this drive. 10. The private drive ahall, be signed for no p�rking in a manner tha� will maintain a minimum twenty foot wide fire lane througt� the east-weet porti.on of the street. A aign ahall be provided gt the intersectipn of thi� drive with the north-south spine �treet noting that �khe �treet is a private etreet and not f�he maintenanc� and policing responsibility of the Citg of Tigard. HEARINGS OFFICER SDR 91-0012 - ROSE MEADOWS 16 ... .._...,.,....:t,:�u:J,.....,..,su...,�;._'u_...z..._:�s ,..�.._,:.,4,:, _.n��.w,��.n.u_,.=u.�.s..::i��._ ..:;:.uu,. .,,..,._:�;�...a .,.. �_ ...., � .. _✓�1x4.. .c 1s::::9..., �� .....LU��e�:-.::,:...�m.r�;.�� r � �:�' �';7 ! 11. A joint uae and maintenance agreement ahall bg recorded for everl► lot sharing a common private drive. Common accessway� shall either be paved prior to the i.aeuance of bailding permits for lots to b� served or else , a satiefactory monetary performance aseurance shall be provided. 12. A maintenance and a�cceas agreement shall be execut�d and recorded on City standard forms for all storm drain outfalls. The agreement shall � be referenced on and become part of all appl�icable parcel deeds. The agreement ahall be approved by the Engin�er3.ng Department prior to recording. ` � 13. Adequata site drainage to the public stormwater drainage �ystem shall be provided. Private storm drains and drainage easements shall be provided along the rear 1ot lines of propoesd lots 2, 3, ii,ancl 22-28. Easements shall be prov�ided where a private storm drain line crosses other lots. A joint main�enance agreemen�t ahall be recorded with each �� W� lot acceesing a common private etorm drain line. STAFF CONTACT: Brad �� Roast, Building Division (639-4171). ��, �'' t'• 14. Prior to isauance of buildin ermits a re �"Y� g p , port fxam a registered �;' engineer shall be submitted. Tt�e report shall indicate the loaation af � �' any fill plac�d on building sitee, euitability of the eoil for building i construction, and soil bearing capaaity. STAFF CONTACT: Brad Roast, � Building Diviaion (639-4171). ` i5. A sewer permit sha11 be abtained prior to the connection af the existing �.� housea to the sanitary �ewer. STAFF C�NTACT: Brad Roast, Building r� Division (639-41�1j. 16. Priv�te atorm draine shall be provided as for propos�d lots 1, 2, �0, 20-28, or as eatiafactory to the Building Division if ahanges in lotting patterns are made fram what has been shown on the prel3.minary plat. Easementa shall be provided where crassing other lots. A joint accees and maintenanc� agreement ahall be recorded with each lot accsaeing a pxivate storm drain. Lots l, 2, ].0, 20-28 (or ae mod�fied) shal]. have an equal right to use and an obligation to operate and mai.ntain the private drainage facil3.ties within the privat� or publia drainage easements as shown. STAFF CONTACT: Brad Roast, Building Diviaion (639- � a� 4171). �� , 17. The finish grade of the lots shall have a maxi.mum slope of 2:1, or the �� ! engineer shall certify th� stability of the s�eeper sloge. This will � include the elop and fill from the exaavatian for the foundationa o£ the �� structure�a. STAFF CONTACT: Brad Roast, Building Diviaion (639-4171)0 , , 18. A plan shall be srab�nitted to the Building Division ehowing the location I of all underground private utilities for the existing buil@ing. If they crass pver new property lines, they shall be provided with eaaements. Rain drains shall diacharge to an appxovecl system. STAF'F CONTACT: Brad Roaet, Building Division (639-4�.71). HEARINGS OFFICER SDR 91-0012 - ROSE MEADOWS 17 <:;j •.: -;'; _� ,�.-.,„ ....� ,....,..,.. ,,,:..� R....., �� „--<-:..,-.��-,.-,-,,,..�.,,,.,,-...._,-_.�._--.--,._____.-„_�._,.�,,..T..._.�.�...��_.,.�.., __ - � - --- _� . ..- .. . � :'�� ' �....�.�,,,�....�.�,�.uW��.�.,�,�:�.��::::�.�..:�.�,.�.��.:;a� .:.��._�..�[,�::��:.�..��,��,.�,.��,,��,�,__._.s�.�...� ._�..w. r�,�.��..__.�.a��,,�.w,.....�.�......�ww�..o,:�o ,.`.a� r + �'� �; �� , '� 19. Th� exact location of the underground fuel tank on tax lat 1500 shall ,;'; be aecertained prior to the ise�ance of a grading pe�nit. The tank shall be �emaved if its location would cross a property line upon �z` �ecording of �he plat. if not, the tank may remain conditioned upon its a exact location being accurately staked or otherwise clearly marked if • . '± any site grading or other conetrnetion ia to occ�tr within 25 feet of the tank. The location of the tank ahall remain clearly marked throughout conetruation �ctivities within 25 feet of the tank. STAFF CONTACT: Jerry Offer, Planni�r�g Division (639-4171). � ` , 20. Aasy tree removal or grading on this property muat be approved by th� Planning Division through approval of a tree removal permit and approval of the grading plan. >� F:: A detail�d tree inventory nat.ing location, caliper, and gp�ci�s of all �`' trees with a diameter af 6 inches or greater shall be aubmitted to the Planning Department. The inventory shall note all trees that are propc�sed fnr remaval. Trees over e►ix inches in diameter sha11 be remo�ed qnly ag neceasary to conatruct gtreeta, utilities, and residences. The Planning D3.vision ma�► require that the applicant �' provic�e far an arborist to review the �lar�s for grading and tree � � proteet,ion. �he arboriat or the Plar�ning Divieion may prsscribe °�` protective measures for treee to be retained on the site. A copy of the {=` tree removal permit and approved grading plan shall Pse availalale on-site �1 durin�g all tre� removal and grading activitiea. STAFF CONTACT: J�rry Offer, Planni�g Division (639-4171). k 3UBDIVISION AIzPROVAL SF3ALL BE VALID ONLY IF TIiE FI�1AL PLAT IS I2ECORDED WITHIId EIGHTEEN I+IONTHS AF TFIE EFF'ECTIVE DATE OF THIS DECIuION. NOTE; OTFIER RIsCOMMEi3DED CONDTTIONS OF APPROVAL MAY ARISE OUT OF WASHIPiGTON � �`; COUNTY'3 REVIEW OF TFi� PROPOSAL OR IN RE�PONSE TO COMMENTS RAI3ED PRIOR TO OR AT THE PUBLTG HEARING ON THIS MATTER. ;-.` :,.,a; '' nm/�'O:SU891-�2 _�.� . , � �i � ; FI�ARINGS OF'E`7[CER SDR 91-0012 - ROSER MEADOWS lg '3�,;� �;� ."j`.'�';� ��:e%.!� . . . . . . � � � � � , ,. � � - � � � � � � .... ...... .. .... . .... . , . .. . ':`��. ,. „_.. _.,�>..�YA.,.�:�..�,�.:��..��•zt��u��w,:_<<�,�,.��a�,�.�.,,.�_�...._._.. -----_- _ ,��...:.:�....�_�..�_:,�..�,.x..,��;;._.�,.�.,.3-.., a�::.�..ry�..�.>,.b:. ..,y_.,,�:��,..��....>:.,�: , r....�.._.e. �. � � I; �xr�; fi!Q RECEIVED PlANNING �1uL 151991 HARRIS - MCMONAGLE ASSC. INC � - ENGI�EER5 - SURyEYORS 32555 S.W. HALL BLVD. TIGARD, �R. 97223 T - R - A - N � S - M - I - R� - T - A - L Mr. Jerry Offer City of T�.qard �' REt Rose Meadows 5olar Acces� Date: 7-15-91 Jerry: _ Enclosed is a copy of �txe preliminary plat for Rase Meadows with solar lots marksd. Lats 1 thru 12, excepting lots 8 & 9, are in an area with an East-West slnpe e�rceeding 10� per sectinn 1�.�8.040 �.1. (i.) . While the slope of lots 8 & 9 does not exceed 10�, orienting _ these lots in a manner that meets the solar access ordinance wauld result in the loss af a lot, �nd a decrease in density. This area is �lso shadowed bp a large stand of 1�0•+ tall fir trees tc� the south and southeast whiah raould block out direct sunlight in the winter A.M. haurs. . Lots 18 tk�rt� 28 �re faced in an East-West direction due to the approveet road alignment to the north, the need for a North�-South cosnecting road between S.W. Fern and S.W. Walnut and due to restrictions impo�ed by the site dimensions and other existing roac�s, and should be exempted under section 18.88.040 E.l.b. The remaining lots are faced in a Nortl�-South direction with a fi� North-Soutla dimension of more than 90 �eet, thus meeting the basic solar requirement under section 1�.88.040 C.1. 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'tl�� ;�idpvt�l9.� '�e �np�.cec��<i"�'� ` �.1 ��, `�:h�-�" -{:�-P ��r�P��' ' ear, �� ,i '�' �.n 'l:a,� ;;T�; ,�mm� �r�o;'Sibj� �;�,FiOrk ;throu�l� tl�c >, �' �;3^C,r_�Ca 'QN��p� �1'1� ,�s1C�P.�Nc a.lto t �' ,; . , ` x;� � ;.:��. . � : As c�ne di iv�s ,a,n th� �red o�' ��;' J.?��:h' �. 1� 1.�iu1: s��,a�h ��;o Bu� 9:: ,dl�out��.zzi� r it;'`: � t�� , �� v'ex°y �bviotz� tha�' thc�� 1t1CIi new devc��1.on�r�er�t 'occur�x�g;.nolv a.rid�"'tnora'} � �.v cor�em �ha Ci�,y o�' �%�ar� & 1�'��1��.��on� Coun�;,y 1'�t,I'°T vrork to�Z��hPx�' �or �, � �, t `� .:. , .... 'a . , t ,. xi.. ' ir ; � >�,q�;�ra t1�� n��i.�; of �2�.� �.r��. :�•�� _c c�i� 7.�ti�z� anci: �aS��R:y co:ncera�� 'wi.�h ��eh 4 'x ,;;; ��x�P �s �v� npin�n� ozra�; �h�ir. �;h�rn �� .:,c��:�.1,e 1mI r�o�?erele�t� '�.�- t.� �r y_� PhA . � � '. . .� . ._. � � , � 'z �,�y.�k�..,}4 � Yl . . � . '. . . �'. �A . 1 ' '��_„x€`� �� , � � ; � 13��r��7.�r �'�puc��,;��12200 as �f3u11�� lvitr�:`�� ?�d, rr ��,k,��rta�-�4' 3� +i � �' -�l°�,c 2(�,'� �Iq��p OY7� � �: #p y� �b �t! ,-T. { ' p�.� i� {7�) �%t��J�r"i��t .,..._ , ?��,_� .. , .. -� ,� � - . . '1 1 '`7' i �.. .. v ' . _. .. . ...,.�.. , . .�...-..,., i ,. .-... ....._..... �,J .,1.,. . 3 ....t,.,, ....... , �....u..,. �..... .r.,. ..„...... a�_ ,.,�... .�._..» ° e � . � ��,'`::� MEMORANDUM CITY OF �.'IGARD, OREGON TO: Larry Epstein, Hearings Offi�er FROM: Jerr�Offer, Associate Planner 1DATE: August 2�, 1991 SUBJECT: Mineral and Aggregate Impact Overlay Zone Requirements You requested that I obtain additional information regarding how Washington County administers the Mineral and Agg�egate Overlay district-Di�trict B applied to properties ira the vicinity of th� proposecl Rose Meadows subdivision (SU� 91-12) . I contacted Phil Healy, P,.ssaciat� Planner for Washington County, for this information. I�1r. H�aly stat�d that the Cpunty Plann�.ng Depastment canducts a Type II review of a11 development applications for noise sensitive uses pe�mitted in the pri.mary zoning district that otherwise would have been reviewed through a Type I review process. � This includes the revi�w of site plans for s�ngle family residential building permits. All uses normally permitted through a �'y'ype II review prncedure are continued to be review�d through the �'ype II proc�ss and uses permitted through a Type III proces� are reviewed through a �'ype II3 process if the site is within Di�tri�t B of the overla�r district (See Washington County Development Code Sections 379-10 and 11. The developnnent standard� applied to the review of a dev�lopment proposal wxthin nistrict B are contained in Secti.on 379-�.4 of the County Code. The standards are pretty general anci at least with regard to building placement and noise reduction measures are not much different than are noted in City of Tigard Comprehensive Plan Policy 4.3.1. Mr. Healy report� that the County typically requires thicDcer walls with additional insulation and triple pane windows on single family residences within Districi� B, at least for walls oriented tovaards the primary noi.se source unless adequately buffered by vegetation, fences, or slape. These measu�es fall under th� noise reduction measures provisions of the Code and are pexmissible under the Unifoxm Building Code. The County does not � have any special building code requirsements for construc�ion within ' � District B. I am unclear a� to whether your decision on the Rose ' l�eadows subdivision proposal could cx�ate such a discretionary review process that is n�ot dire�ted by the City's Bevelopment Code, but I see na reason why the decision �ould not xec,�aire speci�ic buil.ding techniques such as triple pane windows and a minimum of 2 by 6 exterior wa11 construction with R-21 insulation, at least for walls facing the primary nois�e source - the quarry to the west. I have discussed the possible appAication of these building techniques with the City's Buildinq Official, Hrad Roast. Brad ; i ( r ; t .,�,:a............._u,�.,.,._..,..�..,.�..,.u..,,.�•-,.:r.«---. ,..�d...�..aa�wsds;n��.r.ce,n:::r�._......�U..��._�...,_.sE�,�t _.,�.,,.._._..,.w..• ..��::..:�..,..,.,...�L,.,.....,,.��...,....:C:S�...:..,.w.....�...,.,.�,c...y�:�. ,.I.4....,E!..�tl:�.. .�.:.:�a;�° :f r� �. !,.;,.a �° � _ 4� ,i� 4 �'� E does not� �for�see administrative prablems with requirinq these 5 ;,� additional techniques. Brad, however, questions whe�her these ;` tech�riiques would result in a significant measurable redu�tion in noise eftects emanat3.ng from the quarry, although t�ese techniques � ' twould c�rtainly contribute to the thermal efficiency of the homes. I `x `§ The County also requires property owners ta execute and record a -�; waiver of remon�tranee that the occupant of a property vai11 nc�t j` object to mineral and aggrQgate extraction and processing ,� � activ�.ti�s as prov�.ded for in District A of the averlay zone. The �. waiver must be executed prior to the issuance of building pe�-rmits. i ;; A copy c�f the waa�ver agreement is attached. I would recommend that ' ?� snch a waiver be requixed prior to recordins� th� final pla� for � `' Rcise- Meadnws. �_, . t;. ,; In �ddition, W�shington County ree�uires that the subdivision plat �� include a, note that the lots �re within Mineral and Aggregate ; district B and are sub3ect to the County Code requ.iremen,ts noted � � a},�ove. Su�ch a no�ation could be required fox the final plat for Rose Meadows, exaept that �t shoulei xelate to any building •i congtru�tion techniques requir�d as a conda.tion of approval of the ,� � � subdivi,sio� plafi or to a �pecia7. review proc�ss if required. ;-� �� Pl�ase contact me if you need further information. i�� ,� ...; iC{ ur t''i f�; ;,, �'1 ii f:? � tt ff I>; �'3 tvt � �� 'a ;:a 1` s :� 'V i'� r¢ kl >1 ;':: ;� . ( - - ' _ , . _ __ � �....�,..u"�"w..rx 1t�[..�.�;�:�: .�ac..�..:..,w.....�..»..:.�-...._�.....�.....�...._,a.,.....,..,...w._:�:.�:a�.�rau.✓::�r..e�� ...a:;v4Y:.'.�:TYN...J1.>.:M::.:]!�.�L..u.�L�'�.::::v:�ii�».LV..c'd1::1_..k.r:k2'ce'�"uaic+..nmw,-�...rn..�.:�++w.w.... �...�w....�,..w,r..w..........-.,�.«.w..,.�.�.M� . ` � FROM:L—D T0� 503 684 729? AUG 27� 1991 10:41AM #677 P.02 , �`�` �;� . r. W��H �NCTC�N �� N�'Y ;�� intcr»D�parlmc�it (:orrt srvudcntc ;��;; r�Nte :'� k Re�ords Divtsion, Ass�ss�ment and Taxdtion � „ • `! � r�,n� . �.a�nd peva9opment Services Divtisian I ' ',�h,jecl • RECDRDING OF FARM/�OREST WAIV�R & MINERA�lAGGREGATE WAIV�R ;�r � . ::(:�. �'; te the fmllowin9 af�er th� attached docum�nt has be�n recordeds �� P1��se �o�ple t:;�� i��: �,. ;'' DOCUMENT N0. f;; „' DATE R�GORDED ;*:; �ti� ;; RECORDED �Y ;,t - ,:4� 1':i ;cc i¢;i �z'. {;i� l�i/. :iti `'� C: Casefile ! �� Recording Form 9/87 0796U �, � � �, , ti,: t�� , � �.�,�_ a,, � . , � � � � ■ , . , . . _ . FROM:L—D T0: 503 684 7297 AUG 27� 1991 10�42AM 2i677 P.03 � NAtViNO RieNT Of REMONSI'RANCE rr j thls ApreeM�nt �nd Netver 1� enter�d 1nLo thit day of�,,,,,. 19�, Th�t �g e�meni end Vetv�� 1t fa� tht Wn1%1! of tha p�rEi�� h�►vto rnd Wtfhlnqton County. Or�pon, Th� U1� er�fyn�d, b�lnp tht t�qp1 own�r(�) of r��1 property hrrvinafter de�cMbed� do hrnby �qr�e es 4oftows; t{� t th. under�tqnod N111 not ob��ct ta a�inar�t �nd �qpr�g�t� rRfourc� �xtr�ction �nd procettlnq aCtivittet N4 proW d�d for tn DUtrlet A 1n th� victnity of the roel property hrrNna/t�r described� to th� �ktent thp! tAid usee �ra �1lowed by liuhinpton County'R L�nd�Use lAwl. Yh1a Aqr��ment rnd M�1ver ie 1n consld�ratton oft tn thb.Mtner�l Agpragate Overley Dlatrict H aN 1�� r:putrad by th. Rur�1/N�turrl R.iource P.lan �leruant �nd th� Qownun9ty Dawiopnant Ord�n►nce of Mashingtnu t. unty Rel�tinp to Land Ut�. , shis Agreerwnt end qetver sh�11 ba conslrued a• � canant ta minerei enQ eqpreyate ro�ourer extrectldr� ', e d prnce:,tnq �ciidltles Nlthin th� vtclaity uf the hereln�it�r deterlbed property to kh� extent that :e�d u p� �re rllowed by N�Ihi11pt011 County'� Laild U!� IAMi� includlep eny appitc�ble dtla�ntionel and u�e h yutrements. ihe property sub�oct t� thi� Metv�r of Reaan�tr�nce tc d��crlsed �s Map No, �iex I.oe N�, _ �nd is a�or� p�rticutarty dawrlbed et Th11 Apreemtnt end watVOr sh�11 in no wey ilmlte rettplct or pre-empt� the authqrtty of N��hingtoh 'ounty to exerN sa sny Of 1Ct gOVernmentat auLhority aa rwp�rC� the euD,{ect s1tt. tt ti herby intended Ehet th1� Ayr��nNnt and Maiver sheit bo 01nd1np on ourselvQS enA e11 �ubsequetll anera oP Che fiorainabov� dtROrl6ed property a� woil as eny of the �foreseid'� h�1ra� tucceseorR, �aflqnNEE = �r purchesers o1 the heretna6ow dmtcribed property and she11 run MfLh the titta to Lhe ield property. ;� ?fi1s Agrtemenk end M�ivar sh�l1 tmmedlately be racorded In the Deed Racord� of Na�hlnpton County dP tlie ebova-deserib�d property end sha11 not be removed until thls Melver� it no lonyer requlraA by�lesh1n�41�1+ .ounty°s Lend Use lew�. OONE ANQ DATED thir dry Ot�,,,_,,,,,,W„_,�e 14,___. � _... 57ATE Of OREGON ) Cnunty of M�thtnpton ) =f 9E 1T REMEMBER�D thlt On thif dAy Of , 19�, before mo� th� underslyned, d notery public tn dn0 tor tHd County and St�t�, par�onally app�Ar�Q ehe wtthln named known to ma to be the identical 1nd1v14ue1(n} daYcrlbed 1n �nd who �xecut�d thla ioctrument ind acknowl�apeo co u� che6 �Ud ►auw wN• axecutid �rf+1y ana : �oluntarlly wtlA futt knowleApe of tho }4cts end CirCUmRtenac regardlnq th� istuenCa ofs Nctery Pu011C for Oreqon Ny Connlls�lon �xplra�: . After racordlnq� pl�pse r�turn to tht Dap�rtnwnt of L�nd Ute �nd Yren�p�rtetlon. I r:4. ..iv�.�_..Ia�..r.. .:.S��- iul JS..s __.-"'a, . .Ln�...+('..�...w ..a a ._ .r v. 4 ..¢.5_..w� .1.. ]il�uf uu+.�.:.�......_ .G.,_ �6Y,L�L...tu.�L_. :�t. :x�r. 1 .. � �.�n: , ,.�;.. .._...4.v.u:wllu .,u.. .c.........<Y w .,v...2.i.i.L��a� ..a....c,e.w._�. .,..a�.. ss... , ..... _..._. . �` 4 �i"'' �'* ,� 1366� SW Fern S�t�eet Tigard OYt 9722� 2� August 1991 H�arings Officer City of Tigacd 131�5 SW Hall Blvd. • Tigard OR 97223 ; To the Hearin�s pffic�r: I a�.writing�vith resp�ct ta Subdivision SUB 91-0012 Miller. I will address ; myself to the specific review criteria i�a arder. S ` Cammu�nity I�evelopme�t Cade section 18.108: � We are oanoerned about the creation of a no-parking street within the division. Eaperienoe in oth�r similar develop�ends, such as the F yrestone develapment, has sh�wn that the e�forcement Qf such a�o�parking regul�tions c�ot be maintai�ed,with the resudt that a hazardous situa�tion '' results with reapect to aaaess by emergeacy vehicles. Wc are also conceraed �` that �,h� creatioa� of a private street of this type will result iai a street which � dces �ot rec�eive praper maintenance and rep�r, resulting in a degradatian of th� neighbarhaad. Gsi�munity Dev�lapm�nt Cade s�ction 18.164.07U: ' We ask far a varia�nnce ta be granted �a the developer on se�ction `j 18,164.070, regarding the sid�waUc adjacs�nt to the half-str�et improvement ;, �; on Fern Street. The portian o!'Fern Street at the sou$heast c�act�er of the property�ontains nu�n�rous large fir and cedar trees. We ask tJhat the developer co�stcuct the Street impr�vement and the sidewalk in such a manner as to retain these trees. Community Dedelopmeni Code sectlon 18.164.p80: . The city of Tigard has a pal�cy of providing a public park facil�ty within 1/2 mile of all homes. Na such park eaists within that radius from �' this develop�nent. We request that the city require from the developer the � dedication of a parael v�ithin the development far the creatian of a ' r''� neighbQrh�d park (18.164.t�.B.1). 1��, Cumprehensive Plan Policy 4.3.1 - Noise aongested area ::� We feel that�the city staff has largely abroSa#.ed their respa�sibility to �<; enforce thzs aspect of t�e city aumprehensive plaa�. The st�ff report sta�tes, �'f� "staff daes not find i$ practical or desirable ta requrr� city review of {�z �fi`; �''Sr �;;i �y�:�;�� . �3•' t, � �.,�, . . S ..,.,�r�--m`-"'-� _' - "4".�, ''[ r�.��.' ��rr ,u �rm�+n^'m.-a^m*»..-,-°-:µz-�-^,.� ;E"... .r ,,.: ..�..,. I. � .. � � _„ __ ...._._....�,....�.�._..»,�-,„.,,�...-,. — -- — � � ,.; , ;�., r..: ... .., i .. . ._.. .�: . , �� :. � lan�dscaping af individual lots�vith respect ta lessening n�is� impac�s...". Furthermor�, the report states that th� city cade does not contain regutations whicb impact noise receivers, even though the county codes and the Bull Mountain community plan specifically indicate that �uch a situation arises within the Fern StreeL neighborhood. Discussions with the city planning staff indic�te tl�at the staff is not even co�nizant of �he speei�ic county requirement� withi�n this xrea. We in the neighborhaod have specific eYperi�nce�vith these re�ulations' and do not find t�hat enfa�rcement of these county requirements by the city would require und� diffi�ulty or eipense. One ei�mple is the require�n�nt for t�e use o�' 2-by-6 lumber for eYterior framing, a stipulation which will cost the city staff but little ta enf�rce. W� find it reprehensible that the city should simply deny responsibility far this aspect of development. Comprehensive Plan Policy 8.1.3 - Street improveanents Th� staff report maintalns th�t the propased improvements to SW Walnut Street�fcoa� SW 135t�h to the development site wili be adequ2�t� fr�r the incr�ased tr�ffic�ralume. We feel this statem�nt is �cang for two reasans. First, the use of these str�ets by school ag� chitdren represents � ` gre�tt hazard at the presen�time. Uwing to the si�e and pric� r�nge ot' tbe pro�osed hous�s, it is reas�nable to espect th�t families wit�t young chiidren will occupy them. At pr�sent, t`ive children use SW Walnut to walk to the bus stop at W�lnut and 135th. If just one child per �ousehold moves into the division, this will a�uitiply this population by 6 times. Furthermore, children from th� �asC end of F�rn Street will also use these streets ta walk to the bus st�p. Tt�is represenis an��ormous saf�ty hazard, which is coa�pound�d by the neighbochoad habit of parking cars at�.his in�rs�ction �� on cold mornings for �he comfort and safety of these children. We beli�ve that the s�fety of these children can only be insured by Lhe provision of a full city street with � sidewalk on at least one side over this stretch oP Walnut. This eequireoaent is further �nforced by the fact that this stretch of Walnu�.was never constructed to bear heavy construction traffic, �nd quite likely wlll b� seriously dama�ged by truck traffic ducing the $rading and e�cavation stages of the d�v�lopment. Additional comment: g�solin� tanks within the property. I have indicated to the Fire Marshall's offiu� that a buried gasoline , t�nk ezists at the sautheast cocnec of the propecty. This fact is refl�cted in the sta�ff report. Otis Cagle, of SW W�Inut, re�orted to me that he b�li�ves tl�at a second tank is buried neit ta the Cook house in the nartheast corner of the property. I would lik� to bring th� presence of this secand tank to the attentian of the developer. P�rhaps Mrs. Cook may be able to pcavide more specifi�inf�rmation about the location of this tank. k � � ��'__�-V �` � ��:; . ifr, �, � .. . .. ..�. � �, ; r � '�...iw.._ «, .r�t.r}�;:y., u..u.w.i,i. ^3.'�tt�...�..:..��:�::�,.�...�d_..�r_.,.,_v:.�.ay�.x..y.,...�...d..�,.. �.u:��.�....._..__.�...:".,..,�,:,:v.��ra._..C..:_;.;�:nv...z..,-:_eax�:a.�,:-`�- �__"__ ..............�..._.�..,__ ,•.� 09� 3i91 14�,3� ,,,l�503�6$4'7297 M,u�yt v i�TY�� TciAr�e�i�-- on�; • i�� , �; µ�001 �� ;. � , EAX 8: PWONE k:`p:�`"�'�`7I T CS PA�G6 � �,r s �73� � � � � fwc:a a�,8 � 1 I366S SW Fern sir�t� , xigaCd dR 97223 �6 AuRuet 1991 ; Hear,iogs C!n'�oar � �� o�T��a 13�� SW Hl�U Blvd. ; Tigard OR 97'2Z3 . . ;x '�o t6�H�arinQa t�'fiar: ; I am wtiti�g aith regatd ta Subdivision SiJB �t�Op 12 Miller. �, ;� r��' � .. �.� � . , . � , . _ .. . ... . �.,—. �. � � �� 'he ca�ine�ria� pl�tt submi�ted by Harris-McMon�gle Aasociates It�C., dat�t� � 7-$-91, denot�rs a ss�itacy sewer li�e eit��ndi�g through th�e righi-�'�way of � ; t h e pro p a s e a S�f t I�Qa� M ea dow Lane, t o t he �en ter o f t h e r i g h t-�t'-w a y o t S W� ��: , � Fern 5tre�t, aad �ast io�he easurn b�,rd�r o1' ihe su�division. �� ; ' �i: x`, i belier�e Lhat the developer shoutd �1�o b+e r�quired ta eYt�nd this sanitary � ; ae�►�er li�e along tbe Fer�n Sdreet rxgbt-of-w�y, to the wastGrn border off th� � :` subdivision. "fhere are at least 5 propert�e�we�t and uphill frpt� this point ° � �►hich couid att,�ct� 3o rhis sewer line. The �14illiams' (r.a the �vest ectge�f th� � �� . '` dev�lopment) at►d th� �.ewis' (st�uth and arest o�' ihe d�ev�lopment) wil! be � _ �� c�quited to attach �o this see�r�r line �' �d when th�u s�pti��nks faii. ^' ' � Furth��morc, Seiyu Intern�tianad haa acquired a prop�rty south�vest o#' the � Milter �ro�erty (tas lot i700) far the ��preas purpose of cxc�tin�or h� � mai�.tainiag � sea►cr sight-of-wa�for th� future devetopar�nt af prQp�rty � soUth aed w��t o�'th� s�t�C. G1van tl�a4 future developmant from that �� direCti�t�vill requ�ra � s�c��r connectidn tluough the Rase MeaQa�s E1� svbdivision li�e�, it seems prudemt and appropriat+e tor Mi�Ier !o provide for � such an ev�+entualii� durA construclion of this devG�opment. . �4�� . . . . . . � :�... . y � � ��, �� Your� truly, ��; � ��, � LBfry We�t�et'ms�1 � .. �.; R�Cf�Y�� plANNINf � , � �� S�P 0 31991� �.�� r: ,,, . , lh A . . . � � . :�I��.: .: .': . . .. . . . . .. � . .. . f�._i ; 3 ...�t" y--r"^"� � �r i�. .•r�-.^-s..`.,wz.:.?. , n,";s'r,'y""m7-.�-',"Y,"' , .. . . ., ... . .. '�.:d.i ..� ,�ii{°,^�t:.... :y'.�+'_,. ... _. , . ... <`._",�J�", idt�'�`—.4�: ..a -'� ,.:...�, ;anx.,�,,_., -�:..�, ..., ,....,.:�,...m�..,_ ....._...,....,�.��.�,>.a:..,::��.,_,..,_ —��..—.�t..�.r..,i�+i�i:.r`a - - . _._tf.di...�. ................�2. .. ,. ... . , u. ..�.... r w � p. �' � V6 Vt�N � �ud!�ounl�in,Kiag City,Tig�rd 1 Sept�sabec 1�41 H�s�i�o gs Of�c�r '� City af Tii��td �3�2s SI�Hs�l Bn►a. TIQ�,rd OR 47223 ,: } '�o the H�rarin;s Offir�r: j I�pritin g�►ith respect t�►Subdivisian SUB 9�-0412 Aid�ller. The g�ner�1 membership ;;, o�CPO4B met�►ith t.�e developer at�d the�ngineer s�agstding this de4�lopmend pt�oposal '� �tour ganers�meeting on 2S August i991, �1��vould lifce�a e,nter the folloaing com�r►en�ea►d r�cornmendation into th� public recard oa this mstt,�r, " Taatimanq�as heud frat�n�i�l�bors in the area abou`tlae propased improvemeuts to ' SW Fern Street s�d SN pslnut Str�eet ia tb.e vici;niip of the subdivia�an. Conceras rPere �fi; rsiscd ibou�the sat'ety of s�hool chiidt�e�using ��9�i�,�nut Lo 1,+�1�f�om theit homes ta ,�,; the b�a�to�,snd�vsitini for the bus at the intersectian of��P W�t1nu�a�d SW I�St�. 1'�e coasensus of th�mt�ting�vas that the�roposed iffipt�ovemeats to SW�ern St.reot, �, �vh�ch includs a half-st,roet improve�neat along the frontage of the developmaat,�d �idening ta 22 fset fraffi t�e south-e�st co�stsa�of tl�e deva�opmeflt,ar�adegu�,te. Noveaer,�e propascd improvement 1,8 S�►�►�,l�ut Stteet,namely wide�i�t�t�22 feet� fr�m tlie east edga��'tbe su�divasiosa 1u t�6e intersecti�n xi�S1P 135t,h,w�i�adequa�t,� with re��rds to the s�fety of p�d�striaa traffac, pAriiCUl�trly schee� ��ildren in the �ornin��aad e�v�ain;hour�. A motioa�vas mAde a�d�►ccapted t.o�ecommend ta t,t�e He�rings a;fYicer a�f t,he C'ity of Tiggrd,aad to the Uepart�►�nt�f Lat�d Use aud Traaspaxt�lia�c�f Wash�gts.��unry. �� thal tha developer of t3�is subdivisio� be rpqtrired W upgrade SW Wal�at from the esstern edge oP tha new deve9opmese to the iaterseetion v�t�a SW 13Sth.tfl a�vidth of 22 feet of p�vememt,plus a 4 to;�foot paved strip to be u�ed ss�t siQdrslk,ci�ariy sepat'a�ed fram the ro�d sarf�ce,for e:sum�le bp a curb,ditch, o��►sph�lt bumper. . Tha►n1c qou�►es�r much far pour censider�stioan ia this mstter. pe appreciat�tke .. ..appurtuaity ta parucipace in t,he Qavelopmenc revie�v pracese; , Yaura truly, ��w.c��,A��-- Lsrr��tsterman � Secnt,sry,CPO48 fiH�lY�G PUINNING SF.P 0 3 1991, �j �'k.�'.:�.�i� . r,;�u p7,';� ,,,�,'.,'i ��r•``: .Y�,:�, . �4YC(„ :".A':j Y�s't:�i?j � ir Z. c � �{,rry o--�^-. _ 'Fr'1 " '4z"ZC� t � — . . . . . . . 1; .bK __ .. �� ,.. ... .. � . ... . .. . ., , ... . .� . . .. .., , . . . .<�: ; ;., �E _ „� �. .. .�.i._ �,..,f..�.,.w::;.,.4, _ L x s�� ,« ,, ,�..,�:��:__.�_.._u,. , w....:.,, U.,�.,.�.�y.. �: �i—•v� + � _::,:.�-.,�. , ,r::.�.,:..�,.....__._,.....,.,�a.�hn�.u.�. �... .�. _�,.:.�.�.:y.��z��,«-.�..�.:.�:��.,��-:.0 ...�.�....:��. f, ' � �� MEMORANDUM CITY OF TIGARD, OREGON TO: Larry Epstein, Hearings Officer FROM: Jerry� Offer, �lssociate Planrner DATE: August 19, 1991 SUBJECT: Additiomal Camments - SUB 91-0012 Tlxe attached comments from Scott King, of Washington County's � Department of Land iJse and Transportation, and Larry We�terman, a n�ighbor of tk�e p�oposed development, were received after the staff regort on thi.s proposal was completed. Wa�hington County's recommended eonditions of approval �houid be added to the City staff's r�commended conditians includec� w�ithin the staff report under items to be completed prior to recording the final p�,at with Washingtdn Co�nty. Scott Ring should be the e�ntact per$on. I will be prepar.ec� to respond to Mr. Westerman's let�ter at the publia hearing next Monday, although upon any preliminary review of his comments, I do not anticipate any �ignificant changes to the recommenda�ions contained in the� staff report. � i ; n � I �'; ; - �.,. . :_r+._ __ __.�._�. _ _ � FROM:L—A T�: 503 684 7297 AUG 19� 1991 10�05AM #t579 P.02 �`: � VSTAS�IINGTOI� r.'`'' ��,��.,.�.� CCJT.JN'1"Y� l'�.�:yy��u�� /+�p��y/�r�*T .'I'' ��'+;�Wa*+�'o'�.,, Vi�i%47V1�I � ,''�e�*k�� ; August, 19, �.991 � J,s�x�ry Offa�r . �igaY+d �larmft� D��'�� p.0. �c�at Z33997�23 Tic�x�ll, �t � Ib�t SUB 9�.-f?012 / R� �� ' ' �un'tY nas s�sv�.ew�d tihis d�v�la�nt �,l�l�cation �n�d suY�cnit� the follt�r � a�l �'�� `�'r►clit�an�: ' � � �� a �xa��ic ana�l.Ysi� tor t�ev�l�'� ��ts v�hirh • ��gw,�.^at�+ 2ao or more vehi.cl� tx'3p� pe�' da►Y• This requ� ia . e,�cste� �a qer�x�ate ��7 aaixy txxps, zt�e c��Y's ar,��ysi��a��g Yr�ffia �afe�y ir�� wi.'triin t.t� sita'� i��t a�a. � ��,an� �o � �fi.� r��a�nar�er� �n�.Ysi� �.s �1�► z wilX fcrwa�d ar►Y acic�i�ic�nal sp�c. th� City. Thz.s rev:ew �hould be cx�]�eted w�thir, t.� �• i �.�parw�r,r�.nrr�,mrc.�N � pI2�OR F��AL✓7��[fANGE QF A�1T�'� P� , A. � ' 1 g�y a w�i.ve� nat � x��m.�'kr��e �Jau�� "he �armatian of �x �c�►� ` j�� d�.s�ict ar o�h�r me�"t� t� ��e anc�l maintai.n �W 1 w�lr�ut S�t be� �he si�: and �w l�5th Av�nue. is a�� the �ormat�.on of � lacal � ' �, si,gn a taai.ver g"►ot t.o z�r��t�' �9 sm tt� in�r�e and t►�3nt.ain sW �vement dist�ict or o�her me�n� � SW 135th Av�ue. Fern Stre�� betw+aeti �.ts w�st�rn '�� 1'kie dr�a.tmet'►ts n��d,t� �lete cot'�ditic�ns A.l �r�d z atx�ve �l�all be �y t� ��h�� ' �,,u�►�Y Uivision arxl z�ec�rd�d �r► '�e Wa,sh�'nc�c�n o�tY �x'� ��. t�bta� �inaerir►g 1�ivisian apprt�val, anr� obtaa.n a� �r�g • li� im�z►�v�� 3. Suk�it �1ar�se � fo�' aon��Z'uction af �he fa].].aa�.r�c! p� - �acility p�f a° '� a. Gc�rrcrete sides'wa�lk to {�ow��Y s� along �1 Ferrt 8'tx�� ,.'� fY+d�'ta9e• b. p�q��x z�aadw�Y. dra�►qe� �long t�i�. SV1 �'err► S�e� ��t►tac�e. �� C. Pt�►id� a5W Walnu� Stre�t batWe�t'► the si� ancl SW �35� Ave�►u� "''`:� � with � �2 fcx�t l�a►v�ci wid�k:h and a wea�'�! surface �nd li�$ :�; � ex�amc,�,�e.y a�f rwt l�s �han �ive y�ax�. ;�'i i •`� � DQpvartment ot Land Use and�'rNnspaflatlor,, LB�nd deVetopment Services pwisian 4135Q•�h�g: 503J64A-�Y�i t;;i i Hilishoro, t�ragan 87124 FqX; t•503I693-�i4 i� ;� 153 North�'irst Av�nue .;`�i , , S • � : . . � . ��. A.:...�____,�_�,., . .� �. , :-,_, ��,. ;,.-- �..�^:�-'� ,,,�;� ,.r. �� ... . . . ... �w . , . > — — - - 1 hl } 7`..'1 ) ,.. . .. . , .'� " , . � ..Uyc.L-�iL.`ivLGl,v:-�u+,N1LY:31L:w......wV1..0 u�++..h rs+v..�v2.vw.uewv.�,ss...[.+�ww.w:4�> �. , ��...� ( :} �� i'. �: �` - l '^�+:,�,.» Y � u:u.3�v�YlC:w'W e�. . �' . '� ..� . � .. . . ... . . . _. , u�... � ..wauwn.�ua.wr�Lrc._-'L^s .��u;aya.- w.vm�..� ww�w.c� w+� .�..n�...w....u._.�... . '�FROM�L-D T0� 503 66a 7297 AUG 19: 1991 10:05AM t#5`79 P.03 �; �r• � ,� �I ;,, i sue �i-oa�a / �osE r��s � Auy�agt i�, a.�►�►i � p� 2 : t' � �� d. �ivid� sw I�rn �� be�wee�r'i tihe �ite�'s wes� px�o�t�.� lir� �r�d .� � sW 13Sth Avenu� wfth a� 22 fc�ot p�vved w�.dth eund a w�ucing �ur�'ao� + j �d lif� exp�atar►�y a�' nc�� es� tht� i.iv� y�az�. ` .; ; �. Any �r�►ffi� 3�rc�v�n�r►ts �equ�.x�ad � ac resvl� ot � �'a , :; I t'a�e►fliC el11P11y8�,�e y;� I � � +tt��ats it�ave�tt� shall be aor�sl�tvc�sd in �cx'x�Xdar� with xhe � i �. of the W�t�itx,�cm G�uri�y Uni�r�lrn► �C3 I��dve�nt D�s�gn ��; � ;4 I Y � �� .�r„ � 1,. i .. ��d{.�Q�! ��JOii��/J��Ma�� WM �6 Lil1Cl�� a x�aaid itt�u�ve�nant.s re�quixed bY �:' l�c oa�,aX�a �r�d ��p�dl by �1'�� o�xt�ty. ;� � , �; ' I� yo4a hav� �rny t�ut��s, p].e�as� cx�a'►t�eC� me at f�8��761. ;=�;;< si,:1 fi;;...' }� � I � � � ��w�� .i } � � �'rsr�porta�i �'1� i � � 6� ,.;i i ly2 S�A �'+i�'l�.:YQ j Daag Nos�}. r � i� � , .,:,} � �3 ; ',� � � � t,;� > �:j z�,l „4 � i �::':i i :k C :'; �� i ;':'; ��.; i ; �l ' . :;:1,� � � � i � � � .,,.. f .,�a,.,:'c .,..,.n.,.,.�w .`...-,o.-..-..,�.,o�.,-:...,...>.. > ..:�..:,.... ��;yp� �..,.�....a..-.� ,_..N,..: .�.r.�.,.._eN .: ..a...._ .:..:...:s-,.,....,.:..�..r ......,�,,,-_>...v._�..:.c.._s�.�.e,..,� :.:..,.�.......,,r.n_,�er...ja.a..r.n�x�.,._v...i.�.,..,u,a�i.wwzw��x,��:'s. ..�.,,n, X{ f � ' ; �.�' �i'` RECEIVEQ PLANNING 136G5 SW Fe�n Street xigard OR 97223 AUG 161991 16 Aug�ist �.�5�. �i:gard F1anr►ing t�epartmen� 13125 8W Ha1�. Blvd. Tigard QR 97223 Dear Mr. Of�er: ' I am writi�g on behalf of several merrrbers ot th� Fem Street Neighbo�hoc�d regarding the Miller development proposal SUB 91�0012� for the Rose �teadows s�abdivisian. Z wculd like to rais� seve�al points �or �Yie staf� to cnnsider in their recommendation to the hearings officer. The families in this neighborhood did not imaqine that Mrs. Cook's fiel.d wbuld develop in any way o��txer than fn ham�ony with the surroundi.ng nei.ghbo�hood, which is an �nclave of large single-family ho�xses on expansi,ve lot�. The median price of �the houses in this area is �rell in ex�ess of ��70ob00. We nev�r supposed tYaat we �ould suddenly be taced with �the exection af 26 new homes on this lot, and we are even more dismayed ta learn that the developer's intention is to construct homes ' 3;1n �he �80000 to $110000 price range. This would obviou�ly hav� a r�egative impact an the surrounding proper�y values. and seriously damage �'_ tt�e -a�bi.ance of tk►e neighborhot�do In this sense� and to this extent. we are qpposed to the development as it has been proposed. There �-re a num}��r of specific poin�s �ahich we woul:d like to raise conc�rn�.r�c� tf�e proposed development. The most ser3ous is the major ; im�act which th� traffic �rom this development �rill have on the � neighborhood streets. SW Walnut Rvenue and SFI Fern Street. The � r�;ght-o€-way for these stz�e�ts is currently owned by the caunty. and the � s�tre�ts have been paved and maintained by private funds c�llected from ; within th� neighborhoad. The �treets were never constructed to bear the ; �aeight of massive cons�truc�t:ton ecjuipment. nor the cor►�inuous us� which ? iGhis �lensity nf development will prosluce. Walnut in particular is an inadequate s�treet �ar this purpose. and should be reconstructed, with a ;; deeper taundati.on, wider pavement. and a sidewalk on at least one side. k The req�r�rement for a sidewalk is based upon the fact that the children trom tihis development will have to walk along Walnut �o the intersection with 135th �o meet the school l�us. We are gravely concemed about this � aspec� of the dev�lopment as well. This inte�section is currently very � dangeraus far the chi].dren who wait for t�.he bus. as there is o��en a � crow�d o� children� alonq wi�h several cars� standing alonq and in the road during cold weather. The new development wi11 more than double the �� school age population caitl�►in the neighborhood, �a w�.ii seriously :; exacerb�te the prc�bl�ms and safety hazard at �CY►i� corner. ;,, � , ,� �; �: N 7 ; �', _ „ , ; � . ; :. _ , . _ ., .� �� , � ._ _ ��.�._...._a_....._..:�...r....._.:,.... �.._....�.�-�.:--�.k-�->,-..�;,...,.p.-��--�. . _�. ._ . ...,-�-r•—Y�- fi,-M,�,;� _ � .,'�.^r-'_ < �:�u,� ,�:.� .� � _... . . .,. .._.,_.. .:,:._ .. v �. �.,.� . �...., �. .; . �c ..,�_.,..,.. __ ,�.._._ ......� � � ^ �, (�i{`��', Y • 9 l.5 ��a�.a� When the Washington County comprehensive plan for Bull Mountain was draft�d, the area immediately surrounding the Morse Brc�ther's c�uarry on New Scholls Ferry Road was designated as a zone of special impact. Washington County imposed special building restrictions witlxin that area. The pro�osed development lies within that zone, but the city of Txgard failed to adopt suitable zoning regulations to deal with tt�is circumstance of noisy industrial property immediately adjacent to a r�sidential zone. We feel that this issue should be addressed prior to � the approval of any development on this property. It is �.ronic that during the week that the request for comments was anailedo the neighborhood experienced a problem witlz noise from the quarry. which resulted in several complaints �o the county sheriff. The quarry has been operating at its maximum schedule, which is 6 AM to 10 PM. '�he house at the southeast corr�e.r of the property has a gasoline tank buxied in its driveway. The d�velopmen� proposal carried insufticient detail to determine on which lot �his t�nk will fallq In a discussion wi�h th� Tualatin Va11ey fire marshal, I was given to understand that tt►is tank must be remdved prior tA development. It is impossible to asce�tain the size and contents of the tank without removal. and in my opinion �t►i� represents a ma�or firc hazard both for new houses on the property axrd for the existing neighboring houses. We feel that approval of a private 'hammer-head' street within the develapment� solely to maximize ttie available footaqe and thus the developer's profit, would be a serious m�.stake. Enforcemerat of the ; na-parking requirement on such a �treet wc�uTd be unlikely. and the resulting crowded condition will prevent the appropriate access of emergency vehicles and inc�ease �txae �.ikelihood of seriaus problems should a fire erupt. Also, the desigc�ation of this s�treet as private will lead to a situation which �lready exists in many parts of the city in wh�.ch t.he neighborhoods do not adequately maintain their stree�s, to the detriment of all. The ch�racter af our neighborhood is v�ry important to us, and nne of the major aspects ot that character which we prize highly is the � presence of many l�rg�e mature trees. The propased improvements to SW Fern seem to us to be unnecessary� and as dra�ted will require the removal of sever�l large fir and ceda�r �rees. We rec�uest that the builder be gran°C�d or►e or more variances tn elimin�te arrd/or modify the requirement for street im�rovement at this portion of the site to save these trees. If the stre�t mus� be widened, we request a variance to permit suah widening td save as many trees as possibl�. If a sidewalk ' is required, we request a variance in the placement of the sidewalk to avoid the removal of the fir tre�s which lie within the Gurrent pa�th af the sidewalk at the southeast corner of the developm�nt. The hi11 on �'ern Street at t.he southeas� corner of �he elevelopmer�t has been � major traffic pro�ilem during icy winter conditions since the roacl was paved. The crea��tion of an additional driveway onto that hill presents a s�rious traffic hazard. We recomrnend tlaat such access x►ot be permitted. ��s � ;s; �w;; ,� ,;, �� . . . _., .�, �:. : . ...- t -nTM � 7 .,- .._ ,� �a . .' � �i., _ :._. :: 4 �i..; t �t +6 � — _ • .r e«.e. ... ... . . Y , , { � . . - . � . . ..a:.w� ....�...n.��w.- ''-.WV_.L...H ..�'»zs...�fi_ ',::-..t...._t'4:..S:.i..t:.a........Li..........».sct_w�._faiii�l.k....._.L..»vh.. u...v..Liu.�.'.V._.....C� F. u i �y, L........>��1....�. -.......A.......... -��. uwv...r..ua.�_.a�a�« ..a..r v..�:ia... ......w.....a.. o�..i..�,�+G. . �. , ♦ ' 1� � �� ' ` �f5"�� :.� �,. � ! v �' A1.tk�ough ;I am nat an expert on these matters. it �p�ears th�t the 1ot ,:; designs, �or th�s subd�,vision do not meet the solar access requir�men�se � . The lots alo�g the west border o� the development seem too narrow to �^ provide :adequate sol.a� acce�s. We urge the staff to particularly �� examine tYiis a�pect of Che design. r�' The Ci"ty o� T�gard has as a planning goalo the �rovision of ne�.ghborhood � � pa�ks so that no home is further than 1,/2 m�.le from a park. The closest ,t � pa�k to �ttiis divisiot� is w�11 beyon,d that range. The d�veloper shauld �� ! be r�quired �to donate ar �ell: to the city. one of thL lots for creation p�, of a playground/park wi.th�n the dev�lopment. It is a reasonable 4�� ` " expect�tion tt►a�t these ho�tes will be purchased by families with ��' children, and �the availabilit�r of a park within the development will be ��i bo.th sa'�e and conv�nient for these children, as we31 as the surrounding ;,� ne�ghborhoocl. �..i We in t�e neic�hborhood 7.00k forward �.o reading the staff report �n this , � dev'elo�msn�, and to at�ending tlxe public hearing ora this matter. �,;' ��; �� Xours trul:y, , �� .. l�l°��L��✓��' Lar�r We termaxi. Eer: Jo�ly Westermare Ila�vid afncl Patty Ownbey ,; Otis C�g1�e Bruce �Tamieson Jim Lewis Nikki Mora Russ Hansdn Uon Williams l:i �varx and Betty Whi�aker � Steve B�r►eau �� f �' �s 4; � � r �F ��; , , � �; � � k ,- ; � � i :;, , , � .� : , � _ �-ri,-. ,--,-,_ . .._u...._..�......�.��-.» .^h-ri:ws,�-�A Nr..--m,+. .�:rw ..«.�.:c-�- � ."<�'�;�"'---�,r.-7mr^ yF..;.-«'�s,,.'�„�"Y'S[;""."y '..,°�",."', � . .. , .,.. .. . — S.. >�.',..�.. _—_—��' [Page Too Large for OCR Processing]