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Planning Commission Packet - 05/19/1997 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. . —. - �-...�-:r.c�r�.:1`rf�--._-.-"-_��„ 9"i'l��1 tl L.i/"! 9 ��7t'��� F'-'J"i�lW7�� E✓�iV19�d�i�a7a7��.d101 OVI�°� 9�� t��f ° l .w3� P'.�. �'9C��I�D �li18� ��€�T�R -TC��/VP� H�OLL 13125 51!!� �4�1LL ��U�.��OAF�f� �iC3���, t����C.��J 972�3 �. ��,LL� �C� C3���R 2. i�l�L� �,�LL �. F'LAPJlVi[VC� C�f�l1�1I��IC�h9 ��ftfIIV1EJh�lCA`fIONS 4. �PF'��`J� Mlt��.1T'ES 5. PU��i� F�EAf�l�6C�S 5.1 eA���A�.. ��"r fdlilRl��. L.�R�C3 �e�Rll"��"�O� ��BL.�� �7��0�2 I�fJJ1�/�1i�E�/�€�@A1�3 i��4�`Z'6�'9�R8 Th� [3i�ector approered, subject to conditions, a r���a�st fr� �artitior� �r� �1) la� �f �.C�2 �cr�� infio fihr�� (3} lo�s r�r�c�ing an �i�e �'ror� �,11;� �� �7,017 �q���r� f��t. (�r� N1�r�P� 27, 1�97 the �ifi� i�sue�i � �?ecision to �pproeee �li�c�r La�nc� P�rtifii�n 97-Q�Q2 ��bject tr� �;�n�itiar�s c�f Ap�r�val. ����u�� a n�� priv��� ��re�� uv�� pre�pas�d t� ���� �he p�r�i�ic�r�, �h� l�r�d ��e d��a���a� ��t��r sh�c�6d h���� ���r� i��e.a�z� �� � �'iajc�� �.�r+d �'�r��fi�c�s�, �r 9���r�; r�c��Qr�d � r��i�ic�r� ��r �r� ���ess ��sem��f typ� o� ��G��s�vay c�r c��t��r ��c�pf�bi� g��t��c� �'�a� �h� ia�� th�� �r� b�ing c�e�t�d. Th� applic�r�f h�s r�q�9e�tec� fiha� th� IVl�n�r L�nd P�rti�ion �e r�- i�s�a�c� v�+�th r��i�ce� �c�nditions of Approv�l th�fi r�fi��t� the lirnit��ian� of � t�inor La�e�l Pa�btiar,. C3r� A�ri� 2�, �997, an appea! w�� #if�d of th� Dir�ct�r°� Qe�i�ic�r� to apprave #�e �rn��ided d�;�isic�r�. Th�; ���i� �or the �pp��9 e� ��E�t th� �pp�l��r�� �t�t�� th�� �he ��p3ie��tit�� is in�r�r��pl�t� �rsd �h�aul� h�v� b��� pra�����e� �� a M��c�r 6e�s�d P�rtitit�ra ���A�'6�3N; 11��0 SV�` �r��r�b�rg Road; 1lVC�°PV� 15135��, �'�� Lo� �700. T9ie sit� i� �c�c�t�d �f the s��rth�ast ���n�r of a4�V �r��nburg ���d �nd S�W 92nd Av�r�ue. ����: �t-4.5; Ft�si�ential, � � 4.5 ur�i�� �S�r ��r�. AP�te��t��L.� �i�li��V� ���T����; C�arnrr��r�i�y 9��v�9opr���a� ��sde � Ch�p�ters 'i�.�0, 7 8.92, 1�.��0, 1�.102, 1�.Z Q8, 18.162 �nd ��.16�4. � � � �.� ������, �?� `�"����C3�3�§`�� ��E�T°�� ��R��`�AR'S 1�3'�����3°�°�'i�6� °�° �!F'��s�i_ t�� ,� R��U�ST FJ3� � �61��GTCC)�'s eNT�Ft�S��T'�TiOh� �F �B�Ir'�C��4�E�C)�� �° ����'i4�� �l��Nli1��L F���t�ft��l��i�T'. Qr� f�arch 25, 1�97, th� L�irectc�r d��lin�d to ���ept � � �ite C���efc��ment i�eview, �l�n��� �ie�elo�rrient F�e�ie�rr, and �ensiti�� Lan�l� ap�li���i�ns. � i �°h� �irecfiar di� not �ccept �he�� �ppi9cations b�c�use a r�quired ��igh��rh��d r�c��t6r�� � co�cernin� �h�s� r�quest� had ��f ta{��n pl�c�. L��,A�°9AN� 1���� to 12��5 �V1/ 72r�d 1"M 2S10�gA T�x L�at� t�Q�OQ Q01�1 OQ�O� Qv�QO t3��+Q1 and OQ4��. �u��ue, V�lC , , , , , A�PLI�A�l.E ��Vl��V �F�IT�RI�: �ommunit�+ �ev�lapm��t Co�� �hapt�r 1�.32. Gompr�h�r�siu� Plar� F�oiicy 2.1.2. �O�i�: Cer��ral Commc�rCial (G-�); ��ith a Pl�nn€;d Dev�l�prr��n� ��D) �verl�y. l"h� �-G �or�� �Il�v�� �cabli� �g�n�y �r�d �r�rr�i�istr�t��� s��e+i��, ��bli� ��pp�r� facilities, sp��i�9 an� ��i�'1if�E��C��ti9f' ��PO99��, �rr��nci�9, insurar��� ��c� r��9e ��#�t� ���vic��, busin�ss �upport ��rr�ic.�s, �r�d e��ir�g ��td dr6�king �stabli�hr�t�c�t�, a�nc�r�g �t�i�r �a��s. 'Ch� I'D Ov�rl�y pr�vid�s � rr��ar��f�r��e�#ir�g p9ann�d �nviranm�n�� thraugh t�� �p�9Q��i�n �#�exib9e star�dar��. �.� ���� c��r����,��� �n�������� ����,� ���ao� ���°��. ���r������ �av���,� �9�T�,�e�`�° A ret����t t� �m�nd the Tigar+� �c��rn��it� 6�ev�l����r�t Cead� #c� a�d � ��vtr ���tic�� �c� �rotec� �4e��6f��ant +�vet9��d� ��c� ripari�r� �r�rrid�r�, �ahi�h r����� �h� r�quir���rat� e�f �����vuad� Pl�r�nec�� (�sa�! 5 �nd �t�� "��f� h�rbc�r" pr«����i��� o�th� ��aaS v �d�€r�i��ra�iv� r���. Thi� ra�����tE�� �iiE ��ti�l�d ���"�/if�f�r Fte�c��ar��s ���rl�� �i������". 6, C?1`��� ���l�I��� 7. �a[����1i�9V�!!�lVT � � �- � � � � � c� w � 'T'�CaAR��L�►�NI�(� ��IlMIYI9��1`��! I��N.,L,��L.L ' Ct3Y OF TIG,4RD OREGQN `� ����'�� ����: � / ��'���d�� ����o ��� , ���������Pd���: � �8��Of�/��.���! (�9°���6��'�R�C9�} � JllDl1��-�! o�aB�18���''c��eh9 �Vil�!HAEL G�LL�C)P� �a4RCJLV� f��F�t4i�C� �iANI�S� ��tIF'�'ll'�i ��F� �GC�LL�1�1C� > 9V�0C;l�A�L N��F ���� ������ C �EiEL �CF9f��� STAFF �R�SEP��o � Ftl��-!/��C� ��V�/���C?t�RFF � ������ �C�iT�� _ �'VlLL f�`A�DREP, � LA�JRl� �JI��-9�L��P� � MARK F�O��€�l'� _ ��I.,�N �M�L�'� ._. �. ���hh�� F�t����°l�� � �RB�-!�1 F�G�FZ � J�I'��� I°���4[7��'}� � � _ � h:\Ing in\j�rree\pc-�oll.rrrsf ��, ,��..,_.� ���.�..� ' ��� � �'� `�'��'�° ��►ivi�vi i��i��g C9�'Y�!b' TIG�RE,1 • . G�����@�9 I��'I��� ,E�3,�Is ��Q�3V'� %� �� � ���..�{ �M � 1�.T� �I�"'x1�3 � � �'(Y°� �� �' � C7� d�� �'�...�o„�,'��,,,� .�.C� �I�T� �: ��.� P���� I3�'T'E OF' I��''�T�o � B �.� / �7 s �.�5� ��t��� �- t� � � � f�� ���� /� r �,�--�m_. �3 ���i,����d"��: �' ' �',� / � .Ad4d�.r�dA�.db�< J..H.V�F➢9 e�97 �+"�x67i1`17 l�R�i �9.J�a� d°iltt iAJ.B. �A�lAi o �"� �e � 1��81�1`� �8�.6����y ��L+.�a1�.�.l� �� Lai�" �.s��� � .� �.r�>._.����a=°�r . �t�e���.-�� �'��� ��r�lla�p� J �1���� f t��p���� .,,�. � -���:���.�a,�_���__a�ew:��.��::.�.�����..-��„�:������.� � (,leris�t Plavaa�/��,s�t����t�n) l��.ii�earraa/��7,a�a�.A�"ularcgio�s,d ��R�: ��@: f�b�Ild' �� I c C'~�9,1J9E'�4►'� -- L�6�@�k°P.�° E�,C��S�e ,(�,4 � � ✓�''���S.c�..���-'v2G, R`3.. (�a�l��t�:�'s�° CitvlStztte��i�• 1 l���� ���p ���-.z3 . �a�xi�: I�1"�.e. p�G��"e...� `���_`��tl .�dc����:�,.�,� .�dd�§s: � � �-f � �,.a�..1��..�c��'��� � t;a�/9�Y.�a�° �i�vA�4;�tr.�i�a• �,,,� !�r.�a �,,,et - e J I�3'ana�o 1�Ia�e, . �aa�.�: .�da���: c�tgr���,�• c���<s�.���: - ���: rra��: ��a���: � �d���� �. ������x�: c�t�i������: _ r���: �..�. r���� � Adds�s: Addr�ss: Citv/at�f.�iv: �a.tv/S�a.�Lat�: �:��ar+��s����s � . . 1 ��° �° ,• � �i� i����i.��i������� ��, �E'i"�P�v T6a�'sRiRi9 ,• . � Q6t��.ta! ����i�i°: A�a�a ����� ��e,��W� � ���� �� � �.�°� �.T� ���r� �� �,t«� �� � ���i �1�T� ��'�°�C.a.PfPl� ��°�) r,G�A T`T'�� �: P��o� �.A'� �F' ��(�. / �° � ��� ��d�}e �3��als�'�P��.�°: ���It?N'v a � 9 .�& �'" ���,dd�41k � � ��y ��.�t � .Pl� ���.�i � ..°�������d�.mm�s�°°�..,.�.m...�� °��.m. P`��� �'a���ja� ) C�$��1'�� $� � '�x��� ) ����-�����.�������,____.s��_�m.�m_,.w._�m����m��.m.�....�_._._aa..d..� �at.t3��/ � Y���.!�"':&zata+oa�J t'.�'riaa�1'�'cass�s A.�sir�ess/���la�c�1 1�"��° �T��° Ad.d�s�: Ar�da�ss: f�it,�/S�t��u�° Ci�l�t�t�at�° , Z�Ta��a 1'�'�.�ca�e �d�°e��e ,w t�ddx�e�s: ..�.�,. Cita/��t�ap° �i�/5�at�t�: . l��ms: IVame: --- �.�..� , �d�e�: �ddr���: --��.�.,� Citw/at�.te/��° fU�tvlS�a�Zat� - �'a�ae: �,�..,� �, i^�7arc�e; Ad�ss: t�dc3ress: � �it�J�ta�i : Ci�e/St`.at�z : I�'aarse: Nax�e: Addres�: _�,�, t�dda�;ss; _ - - ,-o-- Cg�/�ta�elLita: Cit•rlSGaf.�i�,: b:�e����+���� --_.._._-� _, ,--- °'!.`.�1 E� ._�f�?�.� �����`,�����--- � - �'�..�°t �.� __����__�'��'�---�?---�-���- __ �4�����,3�-�'---�-�_.'�'._..�-"��- -�---------�'. 1��.� -�'��'��.;���—���-���,.-.._�� ��---- ; �. � � � � � � � c� � � � ��,�:`%�'� �.� � �� ��� � � ,� °� 5-�9-4937 �'";�. . ����/% / Tc�:�'�a�.°►ing Coz�rnission,�ity c��'�ig�d Proan: 'I'erry Srnith as r�presentin�E➢i.a pro�rr�yy owiaers and repxesea�tatives�n S�J 92nd Av�. 13e��cn�s�'�lae caillpreh�nsive plan 3'r,r the C�t�of Tagard s8a4es that�ae purpase�a�t�e�la�as to rtss°tititair� anci iri�rove the quali8y mf life fog•the resiclents by pr�hibiiing develflprneztt�hich��sYa1a3�ause� � daminut��zc in the e�is+.��g qu�llity of life and by pr�v'sdin��or the retention af na���l a�d caal�.uratY FCS03llS'C�S W�1llCY'A CO311iYZ�l'U��9:0�Yl#;�4V2�i11Ety Of ttEe C(STriItH11211�. (�O�Il��'Ck6�°il�ld'��5$&A31a�a��°�a�ra�ta��s �2y'4g��Fi6Y��.4�) .��ar�r��caa�se The 7'xga�d aniax�ripa�cc�d�stat�s that part of aYs pua�ose is to ens�°e 1Pa�.t the d�velo�SanenE.a� pro�erty is�c�r►�mens��te rvvith t.Ite�hysa��l�haractenistics o��te l�aad,�d in g�z�er�l,to y�rr�gmote and prote�t t�e pubiic we�f�re;T�cun�e��za�de�open spac�a�d prot�ct h.ast�ric,c�al�ia�aP,r►atu��and scenic res�aurc�5;'Tca pro�-i�e ft��•the r�viebv c�f t��s�uses which zx►ay hav�a detri�ental ix�z�ac,t mn t4��caacuxiunity &�.�8�,�1�3(a,�,�a� fir�a�6�aaras�the decispo�e c�f this a�proval aut�ority is ba�ed�n proof bg+the appli�aaxt that th���2placatian f�flly F,omplies c��ith th�Cornprehensive pl�r►ar�d th��consideration nxay be given to prc�of of a tt�stake�n tl�e c9rrc�pz°e�ensive pla�or zaning rr€ap as�f r�laYes to ttae pr�per�j which is t�ae sub,�zci c�f�he devei��me�t applicataon.��9 b�ea�ese this cmznrnission znay adopt�ii�.ciings and co�clusioms sub�tted by�� n�i��bcarhood�vhieh woudd denxoz�stxat�ecrYiditaon�we wi11 request as befi��re�son�bfle,c€�n5istex��with the c�mpreh�nsive p1an,ai�d as bene�acial t�r th�resi�lents of Ta�ard. (Condgti�a�s c�ztcerr►m�z�sriuxx►lot sz�es;L�i�er setbacks;���eservatian nf si�aaifiicant natearal fea�v.res a�d dedi�:a�io�of ease�n�r€ts)1�a3Z.2�0 �Br�7'k'uj�tC�`�dBZd�,y P�°�B&��.° $PIl�Y flf c3�t�t CO11S1C��2'fl%P�QllI�031UOA1#Ille CCYYT3A21155Y9ffi WJOl1�CI 1CI0�Dt Cki�DSe f!ClC�lYlgS, concl�asi�pr�s and recam�nndataons it c�eems to be reasoixzbYe and c��asasten!vvi�th Yhe purpose and priorit��s x� of the�;omprehensive plan. We assert that the followang fin�ngs are tru�;��d r�asonabie. 1. That d�ae to th�f�ec#our str�et�erves a nuztiber of'properties which�re g�e€iamiaa�tty�id characY�risticaliy cansistez�t�xrith��c�x otk�e�;and that o�ar skreet h�s xzo�utiet ox altea�axte�oi�at�f enYxy, az�d th�t i�q�as cceated specifacally to serve those�Srop�rties,that our n��ghbar�o��/d��veflc+���exzt is�✓el1 �iefinet�a��eing thosz properties usin��W 92nd as access to Cre�nb�rg I2d. 2. 'I'he subje�t de�elopment appiica�ion.proposes to access Greer�burg by SW 92nd wluch was initially a private drive until thP city toak ii ov�r. ihle hold that any new Ints su�h as those proposed wi�l be a part c�f our neighb�rhood not oi�ly by its�ccess ar�d prox.�mity,but al�c�by its social, sLe�ic/vist�al, ec�z�9mic,�cl e�viz�oauner�tat iYnpact. 3. Th�existing developx�nent(7'hose prc�pex�ies a�ce�sang �t�92nd�is av�r forry y-ears old,at vras � develaped as a prPmier developmeni which was distinguished by it's beauty,�?Y1aIaCy,uaaique s`�and of tre�s and otheY•aznenities. 14 lots are 18,900 SF or larger,2 lo4s a�e 16,�b2 SF and a�e�r�-existin�loY is � 1�,890 sf, all o�'these lots are marked by+��e re5idence anci fr trees for�aai�ag a corn�on a�d mutuztly � Benificial open and naturai area. �esiden�s of this�treet haye�hosen this neighborhoa�d iseeau�e of it's � � �haracter and its beauty which is umique to t�is paz�of th�city. The�rc,pei-ties in th�s n�ighbcxhoc�d h91u�a. � i higher value than most alang Gre�a�burg. Td�e Cooraprehensive pla�r states that it laas fout�d��t�ai�part of q ' Tigard�l�n�Gxeenburg is stnagglin��g�nst a dscline iat the Iivabiiity da�e iza part to�lae tiecflii�sng � residendai land and property�vai�cs and overall atoise,cong�sUion and I"►agh flevel�of a�ti�it}�an reside�tial � areas caused by the prnximity ok'cor�ara�arciaT and�ffzce uses. UGIe understand�st the a public/private � par[nership has established�.n urban renewal p�an in order to impleanent ca�inin�rcial devetopmeaxt in this area. We agree with Phe finding t.�at ba�ffening is azeeded to ensure prc�tect�or�frozxi the vi5u�,naise antF ather im�aGYs which may result ffresrn th�redeveiopment of the strip alon�E"xreenburg road. C�a��rehea�siy�pla� 11.� � ... . . .. . .. . ... .. �.. "`.. . .. . � . q W�al�o find,�ttat the r�asr,�t.�at�w��ave be�r�able�r►�sca�e or re�aain sec;tude�.f�r et►e zn�,st paa�?fx�x�t ttpe decline i�livability that�r��rs ltiav�su�'cre�3 is l�aaase: C"c��asist�rnt ckaarac�ez as descritaed ai��e lxas b�n rs��iiataia��d tfl►$ou�h�u��wla�t wve have ciefin�ci , as our�eip;hb�rh�Y. This consistency offers p�ivacy,xeinforc�s vaiues and livabiflity from one prmperty to tt►�r�e�ct. 4. The pro�sed application as approved by t?��directo�v�relt reot b�c€�nsistent wlth�a�c�stim� rseegh�a�r��rod and�viifl vzalate its existing characteg whicla v✓ill caus��.��ssenirig of values, 1�vability aatd welfare to�hose re�ident�d�eca�zs�it: A. A.�lc�ws the develasp�r tc�sievelop a�a higher densiiy tl`�an that w�ach is demonscra�eci as psredor��az�t ar►owr n�a�hbori���d. �. A.11�vv�foa•�e�oenplet�d�fo�¢sta�ion of tha�pra�perty. �.Provides f�r 1/�street ara�arov�an�nt v�hich wjill be Trtare sle�riaeaendal t&►aza betz�ficiai rla�e ta L�e �'c,ilor�an�r�aso�s: 1.�eda�se fhe str�et rdo�s not,�ti is not flik�ly t�o have a�z ou�4et,and t�ecause acceessing p�apsr��s have�or�vaiue aYxr�poteza�sal ts�re�iz��s they are,anai there is�ao othe�fnxeseeable d�velop�te�.t likely z�hich wo�afld bring atsaazt�in�ther iar�provement on eith�r side af the stree�. We fi.�d that �he �J2 sta•ee!flmprov�ment�n+ild bri�g abc�ut a ser��e of oddr�ess�nd great contrast,it wi11 only m.alce the rest of our stPe�t aagd paar�ncularly a�dj��nin�;�nd facira�presp�rti�s l�k un�impr;sved.. We will have a side�+allc aaid widened sec�inn of stre��,oaa oa�e side o�y,at w?nat ntarks the in�roductie�n t�oux aieighbork�ood,th.is improveame�t�vifll stnp at�ie pxoperty lizae�vnt3i tao real hApe of ever being fi�iska�d. �J��nd no c���or�stratioaa af a hazar�existing or�eesi�c�r capacAty�h.ich would justify the dimaa�A�tion of Yhe s��ality of life which we have�oncl�ede�i wi2t result�ro�i�a.�s actio�a, 2.. W�d'ascavered f�om the dedeZap�r at the anest�n�he k�eld on the nigk►t b�fore Christxnas eve 1397 to d�sseminate infmrmation re�axciing ghe applicatio�,tha.t P�e wauld have prc,�serl c$�velopraa��t consist�aat with the existiaag neigt�.boria�od bu4 ttre 1/2 s7re�t improveYa�ea�t was ta e+neFOUS or►hixn.The conclusian is that t�is rert�uireanen�by 4lae city is the e�sentaal factor ia�the mverall dim,izau�ian 4his cievelopcnent threat€z�s tA bring to the rweif�re�f the xesidents. tt dsaes not sei de dn.y pu�pose qr Y�rir�g axiy bznefiY that justi#ies its impaci on the existing neighbor�oad. 5. ����as�� the State`vide pia.*uaisa�goals�e t�carnsea��e opin sp�c�and protect na�.u'al r�sousc�s;As�d bec�;����he comprehensive�lan h�as f�u�►d that: "�Iegetatic�n coniribuYes tc�t.Ys�ae�Yl�eii��?.aali��cag tt2e coa�unua�ity. Vegetatioa�controls erosion, atasorbs�ound and naaderat.es gemperaE�zres. It also�ecY�f�e flo�v and moisture content of tl��air,x�ductian of the air p�llution aYad glare,and so�t�ns the impa�t of t�ae urbaFe envirorcment"; a�d b�ca�as+e ic is the Pi�a policy ihat the city sk►al�designaie,by defrnitron net by iocation, areas that are valaed fo��heir fragil�charactsr as habitats far plants,a�imals or aquatic Iife,or having�ndanger�d�lant or anirnal species, c�r. s�ecific x�atural feat�a�es,valu�d for t�e neea�to prot�ct natural area�; �nd b�caans�the�x1an has�stabiished as an iinpl�me��ta�ior.stra��gy tf►at: �i�Iaere th�re exists lar�e ar urr�que stands of trees or m�jor vegetation area5 wii�hin th�p��ni.�zg area on undevsloped land,�Ze city shail ensure�that de�v�flnprnent propasa�s da nat subst�ntial�y altex the character of vegetation are�s through the�lanned development pr6cess a�ad the tree cutting ordir�ance. �d b�caans�ttie oxdinance s#�t�s Lhat the caariar�i�sion may take notice of cor.iprehen�iv�pl�ns ar�d impleznenting �. ordi�nancss of oth�r plaainazag aut�tnr�t�es writhin t�►e Ivletro�olitan�Ssrvice c'�strict boundary. We r�fer t�tl�e � �ity of Beave�ton's c�e�i�itio�of�"si�nificant gro��"of trees as t�eia�g�ignif'icaz�t i�: � a.The grrove is rel�dvely mature and evenly aged and � b. Th���ov�has�pu�iFy c�f sgecfi�s co�ri�aosi�ian or is a�r�•e o�r�u�u��al na�ia�•e,an� � � �. Th��roy�is in a heat4hy gzovring cQndi�ion,or � d. Th�gz•ov�has a cra��ial functioc�al and/or aes�ei��xal�ti�aist�ip 7o a natraral r�smurce � � Aead bec�u�e the trees staa�d aut on tlhe horizo:�as yoaa approaah froin ar�y d'ar�ction they�arflc � the landscape a�d be�ause tkeey dv cssn5ist of a��arety of sp�cies,�v�find th�at groves lik�this area are nat coz�unan in our part of th�city an� ��unigue. '�e fi�d it�a��our�rea is a z�atur�i�ea c17ax�cteriz�d by mbservable a�►imal lik'e which i5 supported by the stand of trees.lPle����eri�l photo.'�h�se are va�ued by the residez►ts and prav�de valase t�those pgmperties. ���t�evdd�pl�a�ga���oal#65,�o�preaea�sRV��istn 8 �a , 3,a�fndfi�ags,polpci��,�a�o�oc,���a����a�a#a���tc����y�='�i��a�d�aaeaa�i�a�l�a�d�18o3�e29.Og�ety�f �eavcr#��a a�rdrn�ce 2(��Q,�c4i��26b. G, l�e�,au�e as we ha��e asser�ed tfbe a�plication�s prog�€�d�nd�ppr6yed is not co�sis¢�nt vrrieli the charactesistics of our easisY�n,�devel�pr,nent(d�nsity,open and n�tusal azeas),we find y±to�a raaajor Pnadifr�ation to vur exAStiYtg d�v�lop�nea�t�vhich wili daixuinislh it's livabil�ty. l�gain the�#r�t�va��rea��d sp�cif�cally t�serWe ouur�xxs�in�d��lapsn�e�t.This vvilt b�rpart of�ue developzceez�t is�use it�s•ogc►ses access to S."1�"are�nbaarg;by ac�ess to S�V 92nd. 7. The reason for delineati�ag m�a,�qr partiti�a�s fro�te xr�in�r gaaYiti�aas�s ap�lyir�g ta Yh�tre�oadia�a�ce is Yhat th.e raad¢rr str��will cau��tla���anava�r�f tre�s, E7V�fx�ati��at b��aus�th��u1e p�rpsy�of�1i�psole in a fla�tot is for�s�^,e�s,as it caa�not l�e included flot ar�a calcula�ion.And.because techr�ic�fly th�arc�naaace defines agc accesswa��ncier private o��ni�r�hap as a roas��r s�r�et,tfliat tliis is n�t jaast�d.a�ave�s�ay. �..c� r�sa�t we#'iuthex fand that oealv fna the��aar�as�s c,f a�plying�►e���qrc�nn�c�,�speciagly oaire���tag lot �ay be�er partitioned that tin.�accessway be int�rpreted as m�re�n a driveev�y,x�tli,er,as an acces�ay vvl�ach is�nder private a�wnership. �`Dther�vise t�e prote�timn 4hat is i�te�ndec�ca�b t�route�. �. What the com�reP�ensive�slan P�s��plied as apprapr�at�deausi.iy gor c�ur d�veFopxz►ex�c is�ot�vhat it �ssendally is.The fevb�re n�g�mpatible for th�sa�e reasons�tte apg�lica8ioa�is n�t ct��xsistent vvith the cievetnpxnent pattern of our ibeigPaba.rlamod. We find t!�e classificatian as a�miseaflxe ar�d nat consigae�t vvith the purrpose,pzioraties ox goai5 nf the�?125, u�aievvide plaz►ni*�g goals or ttie Plan itsePf. � ►. ��END� ���M #�e� � � F �� � � �� ��C61tY}�f������c S(r�pii�g�l�BetterCommunity '�Oo F'lannir�g C�rr�r�i��ac�r� ��AI�e P��rk �tc�ber�� `�t•�'•� ����o IMI�y Go ���1 �� j���a ,�pp��i a�f P, C7i��ct�ar'� d��i�i��tn appr��� "l�r��r�d�t�" 6�in��L�n� Partiti�n (IVILF�) g�-�Oq2 �_���.�� Q� f��r�h 27, �9�7, tf�� Dircct�r sss�ed a d�cisiar� ta �pprcave €�tlinar L�r�d r��rtiti�r� 97-t?002 s�abj�ct tQ � �or�diti�ras ca#Rpprov�l. �3����as� � �se�+ priva�� str�et �vas p�opos�d t� �eno� •�h� �,��citio�, th� l�r�d use d�cisirsn �ifiher �h��ld ha�� b��� is��ec� �s � N1�jo�r L�nd ��rt�fiior� ar sho�lcd have r�quir�d a reui��c�n f�r �� a����s, ��s�m�nt �yp� �� �c��ssw�y. ,�I��rn�ti�re m�t�sc�d� �� �����s �a�ld h�v� al�o b��n r�q�air�d. Th� �ppii���� ha� r�qu�sted th�t �h� fl�inor Lar�� P�rki�ica� b� r�-a��u�d vvith r��+i�e�d ��ndiiion� c�f �pprc�v�9 �ha� r�fl��t� ti�� limit�fiica�� �� a �Jlinc�r L�nd ���i�i�r�. c�n Aprii 4, �997 the dir�cfior r�i��ued �� A��r�d�d C�r;isior� �c� �pprov� 6Viir�or Lat�d �'�rtitE�� 97��Ot�� �ubj��t to Condi�ions �f �e��ro��i. C�n �prii 23, �99T f�r. ��r�y �rni�V� ��peal�� thi� d�ci�ian �+r�h �caneern� th�t th� application r�+�s in��mpfet� and th�t th� d�ci�icsn �as �r�corr�c�iy pr�c��sed as a iViis�or L�nd F'artition ir��Y�ad af� i'�ajs�r L�r�d ��r�9tio�. ����� �o��� � °fh� appellant s�ates that the �ppiicafi�r� �a� ir�cc�rr�c�fy p�����ss�d �� � Mir�c,r L�nd Par�ition �n���ad �f � M�jor Land Partitian. Th� �pp�iDant �tatp� th�t this �pplicafi�n wra� a I�E�aj�r L�nd F'�rtifi�n b�cause a� separate Tract A uva� prapos�d far priv�te stree# purpc�s�� ��a Lc�t� � �r�c� �. �'�r this ����an, �ondo4ion � of,�pprovai #'i4 of th� ��er�ded d�ci�in� r�quired fihat f�� �arapc�s�� priv�f� �tr�et be ir�corpcar�t�d in�o L�t 3 as a fl�g l�t. �'hr�u�h this candi�ian �9�� appBi��nts ii�enor L�nd� C��rti#isar� rra�� t3�� l�mit�tion� c��th� Minor Land R�rtetio�a prr�ces�. �. Th� am�nd�d d��i�ic�r� �Iso al{�uv�c� t�s� �ppiiG�n4 th� ��#ion tc� co�bir�� �����s f�� L��� � ��d 3 � thro�gh the �a�i� ar�� of tl�r� Lot :� f��g p�l�. f� is r�crar?�m�nd�d that th� Plannin� ��am��i��i�n ����e � � fir�din� wifhi� th� Finai t�rr�er �hat this t�ptic�n is iio� ��io��d b�c���� �a� 3 wot�ltl �h�r� �i� pr��vodin� � �ce�ss �o �vv� (2} 6cst�. ir� �h� C�ir�c#ar's ���nion, t'�i� $��E; O� �CCE?�� �I�iJr�$l��t +�vc��ld fiE��� rr���t �h� '� curr�r� d�fr�ition ofi a str��t. � � � � � Th� app�ll�r�t stat�s th�fi �ghe �lac� pc��ir�n �af � �i�� 1�� s�rvc�� os�ly f�r �cce�� �urpos�� ��d �h�� tt�e ���relopm�nt Code �p�c�i��.a�9y ��clud�s �his �r�a fr�m r���tir�c� th� ne� 9ot ar�� r���irerr��r�t �� th� underlying z�r�ing c�is#rict. T��� �3ev�lopment C�d� �xcl�ad��thi� �re� fro�n th� net I�t �r�a r�quir�r�erot, hr�wever, a fi1�� iat �n this ��s� w�s r�o� �r��t�d for �tre�t ��r�����, i� v�+as cr����d �� a b�oiidi�ag si�e. If a flag I�t �cc��� driv�w�y i� d�fir��d as � s�r�et, �(��n ��I drie��v��y� r����t t�� d�fir�itir�r� a�� ��r���. i��ny ��g� 1 c9'�S � p�r��is �hr�ugh��t the Gity th�t m�et th� minim�rr� sd�� �t�r�d�rd af th�ir �anderlying ��r�ing district �uc��lc� ther� b� ���r����ar�f�rmir�g a� t� �i�� ��c��o��their dri���v�y� rx��a�t b�t�ken c�ut �f#he n�# I�t �r��. �'h� �pp�llarrf ������ �i���th� �m�e�ded c��cesic�� �nr�� i���a�d �� � �Piir��r L�nd F'�rtitic�r� vvith an additionai Gonditipn of Apprer�r�l, app�rertly �s � w�y f�r the C�ty t� av��d r�quirinc� �h� contrc�l� �f the st�nd�s�d� that are in place fcar PJl�jc�r La�� �'artit'scans. Thi� i� � f�i�e sta��s��nfi. �"h� ap�licant filed a Minor L.a�d P�rti�ion ar�d #hro�ghout the process, ha� ��que�t�d tha� �he �ity prn���� �h� ap�licatier� as a Mir��� L�nd F'a�i�it�r�. Th� ��p�is�nfi �I�e� st�t�d �h��t �h� appBi�afior� w�� ir�c�mpi�t� b�sed �s�e i�ck �#the f�ilowing pieces of ir�f�rrna�ian �h�� �r�r� n��, i� �is ��aanior�, is��l�ad�d in th� ��pii��fiion �Ee. �°he faliov�ing i� a list af the i�fi�rr��tiar� he �i�i��d ���� er�s�iny ��� �h� �ta��� o�th� i�3�rr��t6��: �. °�h� �pp��@�a�t �t�t�� t3����h� ����a��t�or� �v�� i�����t�t� b���a��� ��zi�ti�ag ��°��� ��r� �c�� ��c��� c�� gh� pr�IBm9r��s� p��� ���e V1Jithin �h� �pplic�tio� m�at�ri�l� th� Director �id �ot r�quir� ti��$�r�e� in exce�s of ssx (�� inch�s ir� ��lip�r E�� �i���,rr� �r� �h� pr�limen�r� pl�t. Sectic�r� 1�.�5�.�25 l'"r�e F'lan fZ�qa�irerr��:�,t;� ���mpt� 6�iir�or �.�r�d �'arfiition� �r�ra� this subrr�ittal requirer�er�� and �ny req�ir�m�nt f�r rni�ir��ti�ri of tr��s th�t �r� r�mov�d fihrr�ugh th� dev�l�prra��t process. �his i� ��# fc�rth i� a�ctaon 18.�5(�.�2� (�)(2). E# �s r�cc�mrr�end�d th�t a sp�:�ifi��Sr�c4ing st��ing fihi� b� ir�ciud�d ir� th� Fin�l ?rd�r far th� ap���l. �e `T�� �pq�E3��� ���;�� �hat �h� ��pBa��tiora a� i��a�pl�t� ������� � �r���a ����i�r� vu�� r�ot �ro�vide� fi�r �h� �arca���ed stre�t �ig�t�o�-�s�y. ,� �tr��t cr�s� �c��ti�n vJ�� pr�vided �n the pr�lirrrina� plat f�r the �ropo���i priv�tA str��t. ���a�,��� ti�� �pp8ic�nf'� �i/V ��e�nburg Road frur�tag� 9� f�liy irr��r�v�d, n� �trr��i cross �ectica� vva� r�qu���d fz�r this ��r��t fran�ag�. 9�roposed street improv�m�nts on the �V\f 92r�d f�v�nue f�a�t�g� vvere shovur� ar� �he pr�li►rinary partitio� pl�t. �eta@I�d is�prov�rn��# pBans wer� r�q�ire�4 �� � �andstic�r� c�f A��arc��al fior �he ��f 92r?d �,ver��e fror7��ge. R str�e� crc��s s�cfaor� was n�# r�q�air�d �c�r th�fl�g ��i� b�c�tase sta�b�li�ves it i� not � s�r��t. 3. �°h� agsp�l�a�t �ta��� �h�t c�e�a�t�� ��r th� ��ighborh��d �ra��ti�� a�e�r� ��fi fa�r�d �r�� �he rx�e��6�� �h�#w�s ��Id �ith tfi�� de��lo��x on ����r�b�r 23, '��J6, �lc� neighbmrh�ad meefir�g is requir�d t� b� �o�i�uc�ed fr�r � �l0ieior �.�r�d F�artafie�n. �1°h� ��plir�nt �onduc�ed a ��eighborhocad fvlee�ing b���u�� �t Qne paint, d�p9�x�;s w�r� pro�os�d for s�m� c�r�II of'�he iats fih�t�nrere to be creat�d. �onditior�a�01y f'�rmitt�d RJs�s such �s a duplex ir� th� R�4.5 �nnin� �istrict requires � Neic,rhbc�rhar�d t�le�tir�g. � 4. T4�r�� let��r� �r��� t�� � ��9�rat to � ����a�� �wd��a ��� � H�at�a�. Qf th� fhr�e letter� th� � �� p� � � � i�� � � �ppeil�nt r�f�rs to, or�P �i`th� I�tter� is in the file. �'his (�tk�r de��fi v�iYh tE�� origin�l d�ci�i�n �hat � was i��L�ed. �'h�� d�ci�iQ� �r��aos�d tQ cre�t� � priv�t� �r��t far stre�� ��rpc���� t� s�r�e L�ts 2 ,� and 3. Ti�� C�ar��tor fp�nd th�t tQ�� d�ci�i�r� �uas i����d in �rrc�r �nd �ro amao���� d��;i�ec�rr ��s � � issued to �p�cifically addr��� fhi� i��u�. The t+tica c�ther I�tt�rs t��� w�r� ��r�t b� fihe �p�ellanf � � wer� �I�rificatican� c�f I���elopr��nt C�d� r�quir�rr��r�ts. 1"hc �pp�llanfi had qu�stior�s r�l���� #� '°� � th� d�finition a�'str�ets �nd v�rh��h�r � fl�g �a�vv�� � �tr�e#. �'h�s� 9��t�rs c�nr!cat b� la��t�cl but were a�dr�s��d specifcaliy wi�h Mr. �rr�it4�. T'h��� i�4��r� cr��c�rr� i��u�� �h�t v��r� r-ai��d �y th� ap��af th�t v�+as fil�d. Th�e fac��h�t th��� l�tt�r� �r� rra�is�'sng d��� nat r�9i�v� t�e r��par�sibility a�f the Gity tt� isst�e a de�i�ic�n ba�ec! crn fhe �ppli�ation that h�� b��n fii�d. ° Page 2 of� 5e L.etter fro�o F��. 1'�r�+ Ss�ith t� IV9r. J�hn @����e�y �af�d ��b�a��� ��r �i99a. °�°hi� ��ttc�r ha� �ot ���� I�cated. T'his f�tter d��1� a�ith �vheth�r th� �cabje�fi prop�r�y v�€�� t��h�6�all� a �ir��l� p�r��l �r twr� ��r���s. �. l.ef���fr�s� �r� Jc�hr� H��i�y t� ��. '����y ��ith d���d �lar�h �, 1��7e � copy �fi�hi� I���� �� ir��h� f6�. The City sunr�yor cor�firrn�d �+ith t�e ��ur�t� iurv�yor fihat t��e �ub���t p�cap�rty v��� a � �ingle p�rc�L �'h�� is���� �as �d�r����d v�ith t9�� ��pii�a�at vvho r�v���d th� ��pii��ts�� �'ra� � r�q�a��t �a �a�rtit�on �� lat� i��ca f��r i���, �c� c��� !a� int� thr�e lots. �'h� �pp(6��rat ��a�o�i��r� � r�vi��� �p�Eac�fi�,n tc� t9�i� ��f�cfi, 7. � ����r �� ��� ��°a��r� �x�f��e ������g ��� �pp�����6�� ���� "�� �h� ��p9����€f �� ��r �r. ���l�y'� 6��.���� Thi� ��fifer ���It �ith the 6�g�1 d�s�ri�tica� �c�r t�� ���p�rk�r fh�# d��c��bed �h� prnp��+ �� tvvo (2) p�rcels. IV9r. Had��y's fnding� �nrer� c�6������� °u�ifh t�� �ppii��c�� �nc� � re�i�ed �9�na��� L�nd P�r�it�c�r� �p�l�cati�n w�� �I�d. �i�. t��c�l�y'� ���k�r did �c�f ����e fihat th� previQU� �appli�atio� vva�to be se�t b��k tn th� �ppl6c���. �, R wri�f�r� ��eq���t fr�� th� �pploc�a�t�� r��a�� ��� ���I����9c�ra tc� or��e���aor�t� �h� �fr�����t� Lsafi �h�°e� ���. T6�� applicanf h�,s pr�vid�cf � I��#er to thi� efF�ct �h�t i� ir� th� fl�. ln�t��ll�, �he applic�nt h�d �r�lly req�����ed ti��t fihe d��i�i�n b� r�is�u�d. 1Nithin �he �ip���,B n�rrativ�, �ilr. Smit� r�f�rr�d #� r�p����� vvritt�� req�e��� f�r in�o�rr��ti�r� �;c�nc�rr�er�g � the Ci�y Crun�il'� c�ec:i�inn no�to r�qt�ire �r�� r�ra�c��r�l pi�rs� fc�r (Vlin�r L.ar�d P�rliti�n�. i`J�r. �mith ��afies tha� h� r�p��tedly �sk�d for writt�n d�r�anstr�t�an as fic� th� City Cc�uncii c�ir�cti�n. i�tr. �mith h�� r��t rep�atedly in �ritir�g, �r oral9y, ��k�d fc�� f&�is infr�rrri�tQOn. l�g��ri r�vi��r of th� i�su�s li��ed wi�hin �h� �pp�al m�fieri�ls, �his inf�arr�a�ion �,ra� f��ed ta fV�r. �mith. �"he r�ateri�ls th�t �r�r� f�x�d to fV9r. �rr�i�h ar� ir� the la�d �a�e fl� for thi� �ppiication. ����m��rs � i �s !t i� r�c�r�r�er�d�d that �he Pla�nin� ��mmiss��r� d�ny �h� �ppe�l finding th�fi the appli���ior� w�� complet� based on ��,� ma�crials �u�mitted by the �ppiicant an� that th� application w�5 correctly proc��s�d und�r�l7� H�i��t'r�n� ��t�For�h �or a Mir�or L�nc! �'��ifiic�n. S�ction 18.26 of the �ommur�ity aeueioprn�nt �od� de�nes a �treet a�, "� public ar private way that as cr�ated to pr��id� in�r��� rar �gr��s for ��r�r�r�� ��o �ne �r �c�r� Ic�ts, p�r�e��, �re�� or tracts of I���d, �xcluc3ing a private vva�r th�t i� cr��t�c! ta provi�i� ing��ss c�r �gr��� �o �u�h I�nc� ir� c�r�jur�cfi�n writh th� � us� of s�cl� ��n�i fc�r fc�res�ry minir�g or agri�ui�ura4 ptarpc����". � � � S�c�i�n 1�.26 0�' fh� �csmr��n�t� [��e��l�prt��nt Cod� d�fi��� a #iag f�� ��, "� iofi Ic�����d b�hir�d � .� frant�g� ��t, pl�s � �trip �aut tc� th� �tr�et f�r �r► acc�;ss driv�. A �lag a�at �°���l;� fro� �h� �ubdiui�i��, i � p�riifii�ning c�fi a re�id�ntial I�t �r par��i �hich is more thar� fiNic�; as far�� a� fi�� rr�i�im�ar� �9l�o��d ir� th� �c underlying zone b�# withou� suff�i��t franfi�ge to allaw two dwelling� �o fror�t alrar�g � str��t. �'h�re ��� �'°'' two disfinct p�rts tcs � fiag iQfi: tk�� "�i�g,� �rhich ccampros�s �i�� �c�uaf b�i6di�g �i�� lo����d �fi th� re�r portian �f the origin�l lat, and the "prale" which provid�� �ceess fi'rom a sfreet t� the flag" it is st�if'� r���mm�n�atian that fihe F'f�r�r�ir�g Ccr¢°r�mi��iQn ir�t�rpr��these d��initi�r�s to a°tiean th�t � flag poi� is r�at a �tr�et a�d ver�� nat�ver sntend�� tc� be � stre��. T P�g�3 a9 4 �t��hr��n�o 4123/97 m�rr���r�rr�th� �g�j ����ra�r��ih� �i�r��i�g i��ra�g�r Appeal filing �c�rm 4/23/�7 I�t�er fresm a�p�p�il�n��u�apo�i�g th� ap�e�l 4123f97 �.�3. cc��nt�r`��i�r�-in" �h��t 12 p�ge "�r�����d°' �li�.h� 97-OpO� �9satie� �af[��cisic�n ai$e �'I�t� �t�p �lp�inity �a� i:\cu rpinlmaric_rUnlp97-02.api � � � � � � � � Lt� .�1 ---- --- €�ag�4 of 4 . • ��0�1� ���8�61 �;a �ti� �� il 8����p �����iA� � �°�w C�w�k ��w�r�d��, F�����i�g ������r ����m �at�y 1���tl�y, �b� ����r�r������ � �A�"�6 a4p�l ��, 1��� ���J���°: �LF��rm0�02 A���hed o� � ���pl�#�3 ""�,����1 �sl��g l��ra� fa� L��d I��� �����o��" f�r �� pr�p���l r��rr�n� ab�v�, �f���� �����8� Y.�6� #�r � ���nni�� Co�mi��i�� h9�ar��ig d�t� �s �a�����ibl� �nd ����th���p�i��t��d ����ila������t da�ea T°h��k�. A���B°�rva�n� � . i:1�dm�a�ylet9�gE��7�92.dc� � � tg � i � � � � � , � � i � � �� � ����1��� �!� �F��A�� •��123�P�t✓!°d�10�oa �e��t�. tJR 97`Z�3(d�3) �3�171�A�•(�03) 6��?29y �� C��p �f Ttgae� ���ap�r� ch� �a¢��r�"� si�ht B� �s��iai�aofi�► le� lc���9 g���r�te��rt4. �"i�ard"� ��d ��� C���, ther�t�n,����ut sp�6�c r�uie�r���t�s d�r�i�ng �ppso�6�ore ��r�abn I�c�� aeso d��i�ct�a��ss - - "t°��f'call�wire� f��a h�sc t���ra d���l���� �����t��u a��9Bs�� a� �ppa�l��'� I�e�� ca�� d��i���s� 3ea pr�p�r Fo�e T¢� �1���r�e�em� va��� f�iis�� #�� �ril� b� r��a����d �� �� ��¢��r ��� qu��i�s�� ��a� fi��� �g�r�br�g �� a����! �s���a�p p6������t��8�a� �I��nie�� �ie�is�eo�s��tla��IE����������a�p�a�ss�.�f� 6����� �C������d fE�a����a " R.���t��� ,..�.Q,�,�.�� ������������� f�rap� ,�dd ��ca���� and t� �� o� !h� r�pla��r� � � '�:<�,..;�: ...e�, ;,� .. . . . � . .. . • ' ��,��jr '�,�.F?���?�. �.. �,pp : 9 f t� �e o ,*' � � �^ � " .. ,. .: �e N�(a). �� � �� � k a``� R�i¢t rl�,a �7`�- '�'�/,�� . 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