11/07/1990 - Packet AGENDA
NPO #3 MEETING
WEDNESDAY, NOVEMBER 7, 1990 - 7:00 P.M.
TIGARD CITY HALL - TOWN HALL CONFERENCE ROOM
13125 SW HALL BOULEVARD
TIGARD, OR
1. CALL TO ORDER
2 . ROLL CALL: PORTER BISHOP FROUDE HANSEN
MORTENSEN ROOT SMITH
3 . Approve Minutes from previous meeting
4 . Presentation on Solar Access Ordinance - City Staff
5. Tom Burton - Discussion of Olympic Homes Development as it
relates to N. E. Bull Mountain. Transportation Study.
6. SUB 90-0012/PDR 90-0009/SCR 90-0012/VAR 90-0036 MB Development.
Applicant requests Planned Development/Subdivision approval to
divide an approximately 25. 8 acre parcel into 70 lots ranging
between approximately 7, 500 and 35, 000 square feet in size.
Applicant also requests Sensitive Lands Review approval to
allow for approximately 2 , 000 feet of sanitary sewer
construction in a steep drainageway. Applicant also requests
Variance approval to five Code standards: 1) Adjust mini _
radius on minor collector from 350 foot radius to 2'60 foot
minimum radius at ravine crossing; 2) Require sidewalk on one
side only of all minor collector and local streets;
3) Hammerhead turnarounds in place of cul-de-sac bulbs due to
steepness of terrain; 4) Reduction of minimum width of local
street standards from 34 to 28 feet and a reduction of right
of way from 50 to 42 feet; 5) Increase the grade on minor
collector from a maximum of 12% to 15% and on local street from
a maximum of 12% to 18%.
LOCATION: East of the southern terminus of SW 132nd Avenue and
North of SW Bull Mountain Road. (WCTM 2S1 4, tax lot 1400 and
2S1 99AA, tax lot 1200) .
ZONING DESIGNATION: R-4 .5 PD, R-7 (Residential, 4. 5 units per
acre, Planned Development, and Residential, 7 units per acre)
COMPREHENSIVE PLAN DESIGNATION: Low-Density and Medium-Density
Residential
7. Review Notice of Decisions received.
8. Other Business
9. Adjournment
TO ENSURE A QUORUM TO CONDUCT BUSINESS, PLEASE CALL LIZ NEWTON AT
639-4171, EXTENSION 308 IF YOU ARE UNABLE TO ATTEND
da/npo3-a
Minutes NP� #� neetio; n+ Oct . 3^ �990
l . Meeting cal � ed to order ar 7: 10 p . '�
2. Present: Porter, Bishop , Froude, "an�enMortensen.
Excused: Smith . Absent: Root '
3. Minutes of last meetinu not available.
4' Tax Base' Presentation by Pat Reilly'
5. Transportation System Propsal . Presentation by Gordon
Martin.
6. SUB 90-0011 , Mountain Pointe Subdivision.
The following motions were passed unanimously:
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A. NP03 recommends strongly that the Gaarde collector
head generally due west as was proposed by NP03 in the N.W.
Bull Mountain transportation study discussion'
B. We approve of the lot sizes and density.
C. We object strongly to front yard setbacks less than
20 feet.
D. If streets are only 28 feet wide, parking should be
permitted on only one side of the street'
E. We are concerned about the adequacy of emergency
vehicle access.
7. SDR 90-0002. Triad Development.
The following motion-passed unanimously:
We go on record as opposing the closing of existing
streets. We support the opening of 109th Street to the
north'
8' SCE 90-0003. Tigard Retail Center.
The following motion passed unanimously:
NP03confirms its previous motion opposing this
increase in sign area.
9. SCE 90-0006. Permit consulting/Texaco.
The following motion passed unanimously:
NP03 opposes this exception to the sign code' We
strongly recommend that the sign code ordinance be adhered
to.
8. Meeting adjourned after 9: 19 P. M.
Page - 1
PROPOSAL DESCRIPTION
FILE NO: SUB 90-0012 / PDR 90-0009 / SLR 90-0012 / VAR 90-0036
FILE TITLE: MB DEVELOPMENT
APPLICANT: M B DEVELOPMENT OWNER: SAME
BERT MITCHELL
12725 SW 66TH AVENUE #102
PORTLAND, OR 97223
REQUEST: Applicant requests Planned Development/Subdivision approval to divide
an approximately 25.8 acre parcel into 70 lots ranging between approximately
7,500 and 35,000 square feet in size. Applicant also requests Sensitive Lands
Review approval to allow for approximately 2,000 feet of sanitary sewer
construction in a steep drainageway. Applicant also requests Variance approval
to five Code standards: 1) Adjust minimum radius on minor collector from 350
foot radius to 200 foot minimum radius at ravine crossing; 2) Require sidewalk
on one side only of all minor collector and local streets; 3) Hammerhead
turnarounds in. place of cul-de-sac bulbs due to steepness of terrain; 4)
Reduction of minimum width of local street standards from 34 to 28 feet and a
reduction of right of way from 50 to 42 feet; 5) Increase the grade on minor
collector from a maximum of 12% to 15% and on local street from a maximum of
12% to 18%.
LOCATION: East of the southern terminus of SW 132nd Avenue and North of SW
Bull Mountain Road. (WCTM 2S1 4, tax lot 1400 and 2S1 9AA, tax lot 1200)
ZONING DESIGNATION: R-4.5 PD, R-7 (Residential, 4.5 units per acre,
Planned Development, and Residential, 7 units per acre)
COMPREHENSIVE PLAN DESIGNATION: Low-Density and Medium-Density Residential
NPO NO: 3
CHAIRPERSON: Herman Porter
PHONE: 639-0895
STAFF DECISION
X PLANNING COMMISSION DATE 12 4/90 TIME 7:30
HEARINGS OFFICER DATE _/_/_ TIME
CITY COUNCIL DATE _/_/_ TIME
X REQUEST FOR COMMENTS (see attached list) RETURN BY
ATTACHMENTS: X VICINITY MAP _ LANDSCAPING PLAN
X NARRATIVE _ ARCHITECTURAL PLAN
X SITE PLAN
STAFF CONTACT PERSON: Jerry Offer
PREPARE FOR PLANNER APPROVAL:
X ADVERTISEMENT - TIMES _/_/_ OREGONIAN
X NOTICE TO PROPERTY OWNERS TO BE MAILED
_ LETTER OF ACCEPTANCE OF APPLICATION
NOTICE TO DLCD - ATTACHMENTS:
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MOUNTAIN RIDGE SUBDIVISION
Owner/Developer:
M-B Development, Inc.
12725 S.W. 66th Avenue, Suite 102
Portland, Oregon 97223
503/624-8517
Engineer:
Burton Engineering and Survey Company
11945 S.W. Pacific Hwy. , No. 302
Tigard, Oregon 97223
503/639-6116
Fax - 503/639-6117
Subdivision Application
Tigard, Oregon
MOUNTAIN RIDGE SUBDIVISION
TABLE OF CONTENTS
PAGE
SUBDIVISION APPLICATION
I . INTRODUCTION
II . ON-SITE ANALYSIS
III . OFF-SITE ANALYSIS
IV. UTILITIES
V. COMPLIANCE WITH APPLICABLE TIGARD
DEVELOPMENT CODE PROVISIONS
VI . JUSTIFICATION FOR VARIANCES
SUBDIVISION APPLICATION
1 . Case Number:
2 . Owner: M-B Development, Inc.
Address : 12725 S .W. 66th Avenue
Suite 102
Portland, Oregon 97223
3 . : Applicant: M-B Development, Inc .
Address : 12725 S .W. 66th Avenue
Suite 102
Portland, Oregon 97223
Telephone : 503/624-8517
4 . Location of Property:
Address : S .W. 132nd and S .W. 131st Avenue
Legal : Tax Map 2514
Tax Lot (West Half ) 1400
S . E. 1/4 S . E . 1/4 Sec . 4
T2S , R1W, W.M.
Tax Map 2S1 9AD
Tax Lot 1200
Portion Se-c . 9
T2S , R1W, W.M.
5 . Application: For preliminary plat approval to
divide a 25 . 8 acre parcel into 70
lots , ranging between 7 , 000 and
35 , 000 square feet.
6 . The development application also includes a planned subdivi-
sion street variance .
PAGE 1
. . 0 •
I . INTRODUCTION
The following is a request for preliminary plat approval for a 70
lot, single family detached residential planned development. The
25. 8 acre development is zoned R-4 . 5PD and R-7 . Some 20 acres in
the westerly tax lot 1400 is zoned R-4 . 5PD and the remaining 5
acres of northerly tax lot 1100 is zoned R07, in portions of Sec-
tion 4 and 9 , T2S , R1W, W.M. A variance is being requested from
Tigard Community Development Code which specifies ( 1 ) local public
streets and cul-de-sacs have a minimum right of way of 50 feet and
a minimum roadway width of 34 feet, ( 2 ) limits the grade of col-
lector streets and local streets to 12 percent, ( 3 ) requires minor
collector street curves to a 350 foot radius, and ( 4 ) requires the
installation of sidewalks on both sides of the street.
II _ ON-SITE ANALYSIS
The property slopes generally from the south down to the north and
east. The steepest slopes occur in the southern parcel down two
drainageways . Grades in this area are approximately 40 percent.
Grades generally are in the 2 to 30 percent range . Vegetation is
relatively consistent throughout the site . A tree cover consis-
tingof a mixture of evergreen and deciduous species is found over
9 p
half of the site . Meadow land takes up most of the northerly half
of the site . An Environmental Assessment Report prepared by Lynn
Sharp is attached hereto .
III . OFF-SITE ANALYSIS
Immediately west of the subject property is Benchview Estates I
and II , consisting of 52 single family lots and 46 single family
proposed lots . S .W. 132nd Avenue beginning as S .W. Walnut Street
to Benchview Estates will be extended to the subject property,
which is designated a minor collector street by the City of
Tigard.
Development of the Woodford Subdivision off S .W. Bull Mountain
Road has been approved south of the subject property. The
Woodford development will bring a minor collector north from S .W.
Bull Mountain Road approximately 300 feet which will be named
"S .W. 131st Avenue" to the north and eventually will connect to
S .W. 132nd Avenue . When this occurs , a north/south linkage from
S .W. Walnut to S .W. Bull Mountain Road will exist. Also, a road
off of S .W. 131st Avenue will extend easterly and with a neigh-
boring Mountain Pointe phase will extent the road to S .W. Gaarde
Street. The Off-Site Analysis/Neighborhood Circulation Plan
depicts these road connections .
IV. UTILITIES
The subject property is served by Tigard Water District, which has
a 12-inch line within S .W. 132nd and a 12-inch line on S .W. Bull
Mountain Road. The City of Tigard has an existing 8-inch sanitary
service line on S .W. 132nd. To serve the development a temporary
PAGE 2
pressurized sewer pump will need to be installed as shown on the
preliminary plans until such time as a gravity line can be con-
structed northeast of the property. Storm drainage will be
channeled to the drainageway that runs diagonally through the pro-
perty' s eastern boundary.
Other utilities including Northwest Natural Gas , Portland General
Electric and General Telephone Northwest are available at the sub-
ject site.
V. COMPLIANCE WITH APPLICABLE TIGARD DEVELOPMENT CODE PROVISIONS
a. Dimensional Requirements. The subject property is zoned
R-4 . PD and R-7 . The PD ( Planned Development) overlay
exempts the lots from meeting the minimum lot size,
depth and lot width standards . However , all lots exceed
the minimum requirements for each of these standards .
b. Setbacks. Front yard setbacks for structures excluding
garages may be less than 20 feet due to the steep grades
but are not expected to be less than 10 feet. All
garage structures will be a minimum of 20 feet from the
front property lines . Interior setbacks may be less
than 5 feet as allowed within properties with a PD over-
lay.
C. Access, Ingress and Circulation.
1 . Section 18 . 104 . 030 provides standards for the crea-
tion of streets and improvements within public
right-of-way Subsection 18 . 164 . 030 ( E) requires
public right-of-way to be 50 feet wide for local
streets and 60 feet for minor collectors . This
section also requires cul-de-sacs to have a 50-foot
radius for their turn-arounds . Roadway widths for
local streets are required to be 34 feet and cul-
de-sacs to be constructed to a radius of 42 feet.
The proposed development will meet the above stan-
dards with exception that the local streets are
proposed to have roadway width of 28 feet within 40
foot right-of-ways and hammerhead turnaround is
proposed for two short streets in lieu of cul-de-
sacs due to the slope of property. The justifica-
tion for this variation will be discussed in a
later section.
2 . Section 18 . 164 . 030 ( x) requires all cul-de-sacs to
be as short as possible and not to exceed 400 feet.
A variance to allow the cul-de-sac street to be 690
feet is requested due to the inaccessibility of the
area served.
PAGE 3
3 . Section 18 . 164 . 030(M) requires all arterial streets
to have grades of 10 percent or less and collectors
or local streets to have grades of 12 percent or
less . The proposed subdivision provides for a
minor collector having a grade of 15 percent and
some local streets with grades of 15 percent. The
justification for this variation will be discussed
in a later section. Section 18 . 164 . 030(M) also re-
quires minor collectors to have a minimum center-
line radii of 350 feet and local street a minimum
100 foot radii . The street within the proposed
subdivision meet these standards except for street
"K" at north end with two reverse curves with 200
foot radii . All other requirements of Section
18 . 164 . 030 will be met. Plans will be submitted
for review prior to construction of all public im-
provements .
4 . Section 18 . 164 . 070 contains provisions for the in-
stallation of sidewalks . This section requires
sidewalks to be located on both sides of arterial
and collector streets , as well as local streets .
The sidewalks for local streets may be installed in
conjunction with the development of the individual
lots . The proposed development will meet the above
standards with the exception that sidewalks are
proposed for only one side of the minor collector
and all local streets . The justification for this
variation will be discussed in a later section .
d. Sensitive Lands. Chapter 18 . 84 of the Tigard Develop-
ment Code deals with properties to be sensitive . This
designation may be due to floodplains, natural drainage-
ways , steep slopes or unstable ground. The subject pro-
perty contains land determined to be sensitive due to
the presence of a drainageway and the steeper slopes
associated with the drainageway.
Section 18 . 84 . 015 (A) lists the uses permitted and pro-
hibited for sensitive lands . Among the uses permitted
is "Public and private conservation areas for water ,
soil , open space , forest and wildlife resources . " The
sensitive land is being proposed as a conservation under
private ownership. The only disturbances proposed with-
in the sensitive lands will be approximately 2 , 000 feet
of sanitary sewer construction including a manhole , and
several short sections of storm lines that will bring
storm water to the drainageway. Also, roadways will
cross and follow ravines in steep areas as shown on the
plan. Plans will be submitted to the City and permits
will be obtained prior to any construction being com-
menced within the area .
PAGE 4
e. Planned DeveloRment. The 25 acre property is being
eve ope as a anned development, but only 20 acres
have a planned development overlay designation. The
purpose of the planned development is to preserve to the
greatest extent possible the existing landscape features
and amenities . An additional purpose is to provide a
means for creating planned environments through the
application of flexible standards .
Section 18 .80 . 020(B) requires planned development re-
quests to have a pre-application conference with City
staff . A pre-application conference was held on May 22,
1990, with City staff to discuss the proposal and get
input to help in the application.
Section 19 . 80 . 080 "Applicability of the Base Zone Pro-
visions" provides allowable variations in lot size,
depth and width, as well as setbacks . As mentioned pre-
viously, the only variations from these standards are
front yard and side yard setbacks . The front yard set-
backs may be as close as 10 feet to the structures , but
will be 20 feet to garage structures in order to allow
adequate off-street parking.
Section 18 . 80 . 100 provides for phased developments . The
proposed Mountain Pointe development will be constructed
in three phases as shown on plans .
Section 18 . 80 . 120 provides Approval Standards which are
necessary to satisfy prior to receiving Planned Develop-
ment Approval . These standards are :
1. Land Division Provisions Chapter 18.162. This
chapter contains rules , regulations an standards
for the submittal of land divisions. The proposed
preliminary plat has been prepared in compliance
with this chapter and the final plat will be pre-
pared in accordance with the provisions of this
chapter .
2. Density Computation and Limitations Chapter 18 .92 .
This chapter provides a formula for determining the
number of dwelling units permitted. The density
calculations for the subject property are as fol-
lows :
Zoning R4 . 5PD R-7
Gross Site 20 . 0 Acres 5 . 0 Acres
Minus 20% for a
Street Dedication 4 . 0 Acres 1 . 0 Acres
Sensitive Lands 2 . 3 Acres 1 . 1 Acres
PAGE 5
Net Site 13 .7 Acres 2 .9 Acres
( 596 ,772 SIF) ( 125, 324 SIF)
Net Units 596 ,772/7 , 500 125, 324/5, 000
SIF Per Unit S/F Per Unit
80 Units 25 Units
The total number of units allowed is 105 while the
total number of units proposed is 70 .
3. Accessory Structures Chapter 18.144. This chapter
provides criteria for the ocation and usage of
accessory structures in residential zoning dis-
tricts . An accessory structure is requested as
part of this application. A sewer pump facility is
contemplated for temporary use until such future
time a gravity Fed sewer line is constructed.
4. Additional Yard Area Requirements Chapter 18.96.
This chapter provides for additional set aacTs on
lots adjacent to streets with insufficient right-
of-way or where better light, air and vision
clearance may be needed. As the proposed prelimi-
nary plat provides sufficient right-of-way for all
streets and adequate vision clearance is being pro-
vided for all street intersections , no additional
yard area requirements are needed.
5. Building Height Limitations Chapter 18.989. This
chapter contains provisions for height exceptions
for non-residential zones and for buildings located
on flag lots . Neither of these provisions apply to
the lots proposed. The building height provisions
of the R-4 . 5 and R-7 Zoning District will apply to
the respective lots within the proposed subdivi-
sion.
6. Visual Clearance Areas Chapter 18. 102. This chap-
ter provides standards to assure proper sight dis-
tance at intersections . All proposed street inter-
sections will meet the required visual clearance
provisions of this section.
7 . Landscaping and Screening Chapter 18.100 . This
chapter provides standards for the buffering, land-
scaping and screenings, as well as specific stan-
dards for the location of street trees . The buf-
fering and screening standards include a minimal
level of screening and buffering along property
lines between specific zoning districts . In the
case of the subject property all of the surrounding
properties are either R-4 . 5PD or R-7 zoned parcels .
PAGE 6
Subsections 18 . 100 and 18 . 100 . 035 contain require-
ments and standards for the installation of street
trees . Street trees will be planted by the indivi-
dual property owners as constructions proceeds.
The standards of these sections will be followed
during the planting of the street trees.
8. Off-Street Parking and Loading Chapter 18.106 . No
off-street parking and loading areas are proposed
for the subdivision. Therefore , this section does
not apply.
9. Signs Chapter 18 .114. This section does not apply.
10. Relationship to the Natural and Physical Environ-
ment_ The streets, buildings and other site ele-
ments shall be designed and located to preserve the
existing trees, topography and natural drainage to
the greatest degree possible.
Proposed layouts of streets within the subdivision
minimizes grading and, thus minimizes tree removal
by narrowing the turning radius , right-of-way,
street widths and use of hammerhead turnaround in
lieu of cul-de-sac which is environmentally
destructive on sloping ground. The layout also
does not provide any crossings of the drainageway
except for Street "K" and Street "N" . Since a por-
tion of the site is heavily wooded, the street
locations would disturb an equal amount of area ,
however , by reducing the road widths we will be
able to maximize the retention of existing vegeta-
tion while still providing a reasonable use of the
property. The site plan also provides a conserva-
tion area which contains the drainageway and
steeper slopers . This will assure the retention of
trees and vegetation.
In addition to the variance in the street widths we
are requesting a variance to the minimum street
grade and 350-foot turning radius . Approval of
these variances will allow us to follow the
existing grades more closely which will also result
in a lessening of the grading and the preservation
of additional trees and vegetation.
Trees with a 6-inch caliper measured at 4 feet in
height from ground level shall be saved where pos-
sible. All trees will be saved whenever possible .
Approval of the variance request to reduce street
width and modify cul-de-sac with turnarounds will
allow additional retention of trees .
PAGE 7
We are also requesting a variance of length for
cul-de-sac on Street "M" . This results in less
street construction on steeper slopes and provides
accessibility to hard to reach areas with good
building sites .
VI. JUSTIFICATION FOR VARIANCES
As part of our submittal we are requesting variances from the fol-
lowing Development Code Standards :
• Section 18 . 164 . 030 ( E) ( 1 ) which specifies that local pub-
lic streets and cul-de-sacs have a minimum right-of-way
of 50 feet and a minimum roadway width of 34 feet . Also
requires cul-de-sac with 50 foot R/W radious and 42 foot
roadway radius .
• Section 18 . 104 . 030 (M) ( 1 ) which limits the grade of col-
lector and local streets to 12 percent.
• Section 18 . 164 . 070 which requires the installation of
sidewalks on both sides of local streets .
The purpose for each of the requested variances is to help reduce
the impact on the natural vegetation and existing topography.
Approval of the requested variances will result in less disruption
of the site and the increased retention of vegetation without
changing the efficiency of the street system.
Section 18 . 134 . 050 of the Tigard Development Code establishes five
criteria that must be met in order to grant a variance . These
criteria are stated and discussed below:
1 . The proposed variance will not be materially detrimental
to the purposes of this Code ; be in conflict with the
policies of the Comprehensive Plan, to any other appli-
cable policies and standards ; and other properties in
the same zoning district or vicinity.
The proposed variance will not be materially detrimental
to the purposes of the Tigard Development Code or the
Comprehensive Plan. Approval will help protect the
quality of water resources by minimizing erosion and
maximizing retention of vegetation in close proximity of
a drainageway. It will also conserve needed open space
and help protect natural and scenic resources . All this
while also providing a sane and economic transportation
system and an orderly and efficient arrangement of pub-
lic services . All of these are purposes found in the
Purpose Chapter ( 18 . 02 . 010 ) of the Development Code .
Approval will allow local streets to be constructed with
a pavement width of 20 feet with a 15 percent grade ,
except for Street "N" which is 18 percent, and sidewalks
on one side .
PAGE 8
2. There are special circumstances that exist which are
peculiar to the lot size or shape, topography or other
circumstances over which the applicant has no control ,
and which are not applicable to other properties in the
same zoning district.
The site has a substantial tree cover and the existing
topography indicate the justification for the variance
requested. The existing conditions have resulted in a
reduction in the number of lots from the allowable 105
to the proposed 70 . Denial of the requested variances
would not result in fewer lots , but would result in
smaller lots and additional grading and vegetation
removal .
3 . The use of the proposed will be the same as permitted
under this Code and City standards will be maintained to
the greatest extent that is reasonably possible, while
permitted some economic use on the land.
Approval of the requested variances will not change the
use of the property. As mentioned previously, denial
will result in smaller lots, but not fewer lots .
4 . Existing physical and natural systems, such as , but not
limited to, traffic, drainage, dramatic land forms or
parks will not be adversely affected any more than would
occur if the development were located as specified in
the Code .
The primary purpose of the variances requested is to
minimize any adverse effects on the natural features
found on the site . The only existing public street in
the vicinity is S.W. 131st Avenue which will not be
adversely affected by the requested variances .
5. The hardship is not self-imposed and the variance re-
quested is the minimum variance which would alleviate
the hardship.
The hardships mentioned are not self-imposed, but are a
function of the natural topography and vegetation that
exists on the subject property. The reductions in the
standards that are being requested are the minimum that
will alleviate the hardship while still allowing safe
and efficient access and circulation.
VII. CONCLUSION
The proposed 70 lot Mountain Ridge development utilizes the 25
acre parcel in an efficient manner while providing maximum protec-
tion to the physical characteristics . The project will continue
the street and utility improvements extended by the neighboring
Benchview Estates . The street pattern proposed allows for S.W.
PAGE 9
132nd Avenue to be extended to the south in a route that will
connect to S.W. 131st and eventually provide a north/south collec-
tor street which will ink Walnut Street to the north with Bull
Mountain Road to the south.
The variances proposed will allow the property to develop in a way
that will provide efficient use of the property while minimizing
any adverse effect.
VARIANCE SUMMARY
1 . Minimum radius on minor collector to vary from 350 foot radius to
200 foot minimum radius at ravine crossing.
2.. Sidewalk requested on one side only of all streets both minor
collector and local streets .
3 . Hammerhead turnarounds in place of cul-de sac due to steepness
of terrain.
4. Street width on local streets from 34 feet to 28 feet with right
of way from 50 feet to 42 feet.
5. Grade variance from minimum of 12 per cent on minor collector to
a minimum of 15 percent. Grade variance on local street from minimum
of 12 percent to 18 percent .
PAGE 10