HomeMy WebLinkAboutAgenda Packet - 1985-01-07 CITY OF LAKE OSWEGO , _
DEVELOPMENT REVIEW BOARD
January 7, 1985
7:30 p.m.
CITY COUNCIL CHAMBERS
d
• I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES OF THE DECEMBER 17, 1984
IV. PETITIONS AND COMMUNICATIONS
V. PUBLIC HEARINGS
A. SD 12-84. A continuation of an ap eal by Richard L.
ov artition. The
Wysong
to a staf a pr hi ..c.I3tld i ri 4 through 11. The
appeal asks tibh .is^ Bryant Road (Tax Map
location of t i 2S lE 17CC; T x .t--`9-�-).',y,_..,�,--
• B. PD 5-84/VAR 12-84/VAR 34-84. A request by OTAK, Inc. to
modify this 1 -lot residential lanned development
Glenmorrie Heights to allow the addition of one more
lot. This request also involves a Class I variance to the Access Standard. The planned development is located -
southwest of the intersection of Glenmorrie Road and Gree0n
Bluff Drive, otherwise described as Tax Lots 200, 300,
of Tax Map 2S IE 14BC and Tax Lots 2900 and 2901 of Tax
Map 2S 1E 15AA.
C. PD 9-84/VAR 29-84/VAR 30-84/VAR 31-84/VAI+. 32-84/VAR
33-84. A continuation o£ a request b Brigham & Farr for
approval of a 2 -lot residential planned develo meat in an
R-1 zone. The request also involves five variances. The
first is a request to vary the Transit Standard. Therees,
second is a request to vary the Landscaping,
I Screening and Buffering Standard. The third is a rquest
4 to Vary the Access Standard. The fourth is a request
vary the recp fired cut-de-sau radius. The fifth is a• request to va; y the subSiVision code sidewalk I
requirement. TI`;s property is located east of Terrace -'.
iEi9eandh Taxi
Lotse2400b&a2500 as Tof TaX Map 2S 9DA.1aX LOt 500 of aX Map 25
1923
n \ ryl
AGENDA/PLANNING COMMISSION
January 7, 1985
-' Page 2
VI. GENERAL PLANNING
VII. OTHER BUSINESS
FINDINGS, CONCLUSION AND ORDER
- SD 30-84 - Mr. & Mrs. Edward A. Quick Appeal
VIII. ADJOUNRMENT
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281613
192d
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DEVELOPMENT REVIEW BOARD
July 26, 1964
%`` TO: DEVELOPMENT REVIEW BOARD •
FROM: PLANNING DEPARTMENT
SUBJECT: Appeal by Richard L. Wysong of a staff approval for
a minor partition (SD 12-84) to eliminate Conditions
•
Nos. 4 through 11.
I. APPEAR
The purpose of the appeal is to eliminate Condition , ,
• Numbers 4 through 11 of the staff's approval. The
appellant (who was also the applicant for SD 12-84))
feels that these conditions are impossi can be found The
appellant's complete grounds for apps
Exhibit AA.
J II. ACTION SUBJECT TO APPEAL ,
On June 26, 1984, staff approved a request to minor
partition a 24,474 sq. ft. parcel into two parcels of
16,761 sq. ft. and 11,713 sq. ft. each in an R-10 zone.
See Exhibit BB for a history of events leading to this
appeal.
Notice for a minor partition is required by LOC 49.205. 1`
• Notice and a copy of the decision were sent to
• surrounding property owners within 300 feet of the site.
III. CRITERIA
The criteria for authorizing a minor partition is cited '
in LOC 49.215 and LOC 49.615.
. IV. BASIS OP STAFF APQROVAI;
The existing conditions, description/analysis of the
•
application and the reasons for approval are outlined in
detail in Exhibit CC. Briefly the reasons for approval •
are:
1. The proposal meets or exceeds the R-10 zone district
requirements (i.e., Lot Area, Lot Width, Lot Depth,
etc. ) .
1925
A / • ,
.
r
APPEAL/WYSONG
July 26, 1984
• Page 2
.,
2. The proposal was found to comply or has the ability ,
(through conditions of approval) to meet applicable
development standards.
°
"
DISCUSSION
This approval was conditioned to: .
- Insure compliance with development standards not
addressed in the applicant's proposal.
- Comply with Clackamas County requirements.
- Finalize the minor partition through registering .
the survey and recording legal descriptions.
Condition No. 4 - addresses the Utility standard (LOC .
14.005) which applies to all development requiring
4, connection to utilities. The standard cites utilities • .
as sanitary sewer systems, water distribution systems, „
sidewalks and any special pedestrian ways and bicycle ,
paths, street name signs, traffic control signs and
devices, street lights, underground utility/service
facilities, streets and underground T.V. cable. The
cost of all utility improvements (whether on/or offsite)
are to be paid by the developer. .
In this proposal, the development required connection
with several utilities. Condition No. 4 specified that a
the appellant provide a plan (for water and sanitary
sewer connection) . The standard cites that utilities be
designed and constructed in accordance with City
specifications. This condition Would satisfy the
utility standard for sewer and Water.
Condition No. 5 - satisfies a Clackamas County
requirement involving the dedication of right-of-Way
. along the frontage of a proposed development. .,
, Condition No. 6 - satisfies City requirements for
. , dedication along the frontage of a development. The
City's minimum right-of-way width is 50' . Application
- of this condition would bring the Canal Road
right-of-way up to standard. ` ,
/ Condition No. 9 - addresses LOC 13,035 -- Weak
Foundation Soils standard. A portion of the site Which
is located within an identified weak foundation soils
'`i area (pages 32 - 33 of the Comprehensive plan),
requiring that a soils report must be submitted with 1.02C.
building permits. - "
. .
APPEAL/WYSONG -
' ."‘ July 26, 1984 ,
Page 3
Condition No. 10 - addresses the Utility standard, See
discussion under Condition No. 4 involving utilities. —.
Street improvements are considered utilities. Canal
Road as it currently exists does not meet minimum City ,
standards. LOC 44.371 - 44.397 -- Streets -- states
I that the starting point for design of a residential
street is 20' wide pavement with 3' wide gravel '
shoulders. LOC 44.381(e) states that sidewalks are to
be provided on at least one side of a through street.
Condition No. 11 - satisfies a minimum Clackamas County
requirement for driveway access to rural section County
I roadways involved with developments such as
partitionings.
V. RECOMMENDATION
IStaff requests that the Development Review Board retain
o the above cited conditions of approval for SD 12-84.
EXHIBITS
AA Letter of Appeal
i BB History of Events Leading to this Appeal . .
CC Staff Approval and Exhibits
. 1 .
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2521P./ST/mas
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July 9, 1984
. Y
• •
Development Review Board
/ City of Lake Oswego
• City Nall
• Lake Oswego, Oregon
Attn: City Recorder ,1
Re: Staff Report •- SD 12- 84 (Richard L. Wysong -
Minor Partition)
Gentlemen: •
The Staff Report approving the division of our
, property includes conditions impossible to meet.Our desire is to separate our lot to create one
additional building site. Items 4 through 11 of
the Report are unreasonable. . ,
., The Development Code states that the City Manager
will make a decision on any Minor Partition request
•
within twenty-four calendar days. Our Application
was made the first of May and the decision was , •
reported the •
26th of June. Therefore, since the
long delay, we assume our request will be approved
without conditions.
`t • We accept the Approval, but we are appealing the
• Conditions as set forth by the Staff.
Very truly yours,
"Richard L. 1 ysong '
i
18477 Bryant Road 1 EXHIBIT •
• Lake Oswego, Oregon _A.� , '�
97034 i �► 2'a`1
638-4071
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44101
CITY OF LAKE OSWEGO
June 26, 1984
,
RE: Staff Report - SD 12-84 (Richard L, Wysong - Minor Partition)
w
9I ) The attached staff report reflects the decision of the City of
Lake Cswego staff relating to a recent application received.
This decision may be appealed by any aggrieved party within 15
days from the date of the decision. Notice of appeal must be
filed With the City Recorder, in writing, setting forth the
appellant's objections. Such an appeal would be heard either
by the Development Review Board or the Planning Commission
depending on the nature of the original application to staff.
• If you have any questions or need further assistance, please
call.
* !r
Sincerely,
. V/Lef-+A 14"
Planning Department Secretary
2012P/mas/l/84
• Attachment
1 EXHIBIT
p12=6
1930
340 NORTH STATE STREET/POST of TicE fOX 369/f.A1ct bSWCGo,ORWON 9/n34/t D1)616491
STAFF REPORT '
June 22, 1964
—"' .
FILE NO. SD 12-84
OWNER/APPLICANT Richard L. Wysong
LOCATION 18477 Bryant Road
LEGAL DESCRIPTION Tax Map 2S lE 17CC, Tax Lot 900
NEIGHBORHOOD ASSOCIATION None
REQUEST
The owner is requesting approval of a minor partition to divide a
28,474 sq. ft. parcel into two parcels of 16,761 sq. ft. 'and 11,713
sq. ft. each in an R-10 zone.
CRITERIA AND STANDARDS
LOC 48.195 - 48,220 R-10 - Zone Description
LOC 49.140 Minor Development
LOC 49.200 - 49.225 Minor Development Procedures
LOC 49.615 Criteria for Approval
APPLICABLE DEVELOPMENT STANDARDS
a
. Floodplain Utilities
Weak Foundation Soils Access
Residential Density Street Lights
Parking and Loading Drainage for Minor Development .
Site Circulation - Driveways
and Private Streets
Comprehensive Plan
LCDC Goals
/� AUTHORITY TO REVIEW +
N.
A minor land partition can be approved administratively in accordahce
./ . With LOC 49.215.
r NOTICE REQUIREMENT
i
i A minor partition proposal requires ten calendar days notification to
property owners and residents within 300 feet from the parcel under
review in accordance With LOC 49.205. .
i
1931
Staff Report/SD 12-84
June 20, 1984
Page 2
EXISTING CONDITIONS
The site lies at the southwest intersection of Bryant and Canal Roads
(Exhibits A and B). The property is a portion of Lot 24, Canal Acres
which was platted in 1927. it was annexed to the City in 1983 by
Resolution R-83-39 and Boundary Commission action. It is zoned R-10 •
designated R-10 by the comprehensive Plan.
family residences are located on abutting properties to the
and south as well as to the north across Canal Road and to the
across Bryant Road. The site contains a single family residence
•
• :h is served by a driveway from Bryant Road.
to land generally slopes downward from east (along Bryant Road) to
he West over the majority of the site. This downward slope is
interrupted by a slight rise over portions of the property to the
north and west. The site contains numerous large old trees. Many •
large coniferous trees and heavy underbrush are concentrated on
Parcel II's (Exhibit C) frontage along Canal Road. The Comprehensive
Plan identifies potential for portions of the property in a weak
foundation soils area.
The Oswego Canal is located approximately 400' - 500' west of the
property. As illustrated in Exhibit D, a finger of the 100 year
floodway fringe projects into the property's southwest corner. The
flood elevation in this area is 113' above mean sea level (U.S.G.S.
elevation datum). United States Geological Survey (U.S.G.S.) datum
references this elevation to be 1l1'.0' .
it1,,o
The property has approximately 90' of frontage on Bryant Road and
235' along Canal Road. Bryant is a County Road With a 40' Wide
right-of-Way and a 26' Wide pavement. It is classified as a
collector by the City with a future right-of-way width of 60' ,
JUrisdiction over Canal Road is undetermined, It is a dedicated (not
constructed) local roadway With a gravelled width of approximately
14' and a 35' right-of-Way. The city's urban residential street •
standard presently specifies a 50' Wide right-of-way unless otherwise
approved. Heather Ann Court (north from Canal) is a local City 0
street With a 16' Wide pavement,
Currently, sanitary facilities for the dwelling on Parcel I are
provided by a septic tank. A 12" sewer trunk line extends down the
Oswego Canal With a lateral stubbed at Canal Road. An 8" sanitary
sewer line ends at Bryant and Westridge DriVe. The property is
served by a 10" Water line in Bryant. A 24" storm drain exists in
Canal Road from Bryant to Oswego Canal.
COMPLIANCE WITH ZONING CODE REQUIREMENTS
The proposal meets or exceeds the R-10 gone district requirements
(Leo, lot area, lot Width, lot depth, etc.).
w
Staff Report/SD 12-84
June 20, 1984
1?age 3
APPLICABLE DEVELOPMENT CODE STANDARDS
The following standards are not applicable as they apply only to
major development: Building Design, Transit, Parks and Open space,
and Drainage for Major Development. The site does not include any
Historic Resources, Stream Corridors, Wetlands, Hillside
. Protection/Erosion Control. No fences are proposed.
Floodplain - This standard applies to all development within
. an identified floodplain. A portion of this property was
identified by Public Works staff as lying within the floodway
fringe of Oswego Canal and Tualatin River 100 year floodplain
(Exhibit D). The floodway fringe is the area of the
floodplain lying outside the floodway. According to LOC
17.005, structures may be allowed in the floodway fringe if
the lowest floor level of a structure designed for human
, occupancy is at least one foot above the elevation of an .
intermediate regional flood. Lower portions of a structure
are to be floodproofed or otherwise protected from significant
damage by inundation. Compliance with this, standard will be .
reviewed during building permit process for Parcel II. City
Public Works staff has requested the flood elevation be
referenced on the partition survey. , ,,
Weak Foundation Soils - This standard applies to all
development which involves proposed structures located in
areas identified as potential weak foundation soils. A soils
report will be required prior to future development on Parcel
II.
Residential Density - Density for the proposal has been
calculated as follows:
Gross Development Area = 28,474 sq. ft.
Less Right-of-Way on
' Bryant Road = 900 sq. ft.
Less Right-of-Way on '
Canal Road = 3,526 sq. ft.
Interior Streets = 0 sq. ft.
Less ?loodway = 0 sq. ft. '
4,426 sq. ft.
Net Developable Area 244046. sq. ft.
Makimum Number of Units = 2.40 units
(24,048 sq. ft. j-j 10,000 sq. ft,)
1033
.
1 ,
4
Staff Report/SD 12-84
June 20, 1984
Page 4
Less Density Transfer Area
Floodway Fringe = 2,250 250
Over 25% Slope = 0
Landslide = 0
Stream Buffer = 0
Public Open Space = 0
2,250
Base Number of Units = 2.17 units
(21,798 10,000)
Allowed Density Transfer Area
Floodway Fringe = 2,250 sq. ft.
Over 25% Slope = 0
Landslide = 0
Stream Buffer = 0
Public Open Space = 0
2,,2NU sq. ft.
Total Portion of Density Transfer
Area Allowed: = 2,250, sq. ft.
Total Developable Area Allowed _ 24.048 sq. ft. .
Total Developable Area
Allowed RT10 Zone = 2.40E Units
(2,7574 10,000 sq. ft.)
Application of this required methodology demonstrates the proposal's
conformance with the residential density standard.
Parking and Loading - This standard is applicable to all
development which generates a parking need. An off-street
parking area for two vehicles (excluding a garage) is required
for single family residential development. Parcel II has
adequate area to meet this requirement.
Utilities - This standard applies to all development requiring
connection to Utilities. Utilities (i.e., sanitary sewer,
water distribution, sidewalks, street lights, streets, etc.)
Whether on/or off-site are to be "'
The cost of all Utility improvementsvaredtoobell idvbyopment.
developer. ,paid by the
The applicant is responsible for providing sanitary sewer and
Water connections to the site. Both Parcels I and II must be
• connected to sanitary sewer. Connection will be made to
either the stub at the West end of Canal Road into the Oswego
Canal trunk or the main at Bryant and Westridge Drive. The
1934
,
Staff Report/SD 12-84
June 20, 1984 a
Page 5
sewer trunk in the Canal was installed by a private developer
who will be reimbursed as hookups occur. The fee Will be
changed at the time of building permit.
el Water service for Parcel II will be provided via the 10" water
line in Bryant Road.
The City Department of public Works has indicated that Canal
Road, in its present condition is not satisfactory. The
Department has required: N
1. A 15' wide strip of land along the site's Canal Road
frontage be dedicated to the public for right-of-Way
purposes.
2. Half street improvements be required on Canal Road
where it abuts the site. These improvements consist ,
1r of a 10' wide pavement, 3' wide gravel shoulder, 44
street lights and property line sidewalk. A
performance bond may be submitted in lieu of this
construction.
City Public Works also requires that a 10' wide strip of land
along the site's Bryant Road frontage for right-of-way
purposes. The Clackamas County Comprehensive plan (revised
June 26, 1980) specifies Bryant read as a minor arterial (Map
V - 1). The Plan further specifies a 32' minimum curbed width
with storm drains in urban areas along minor arterials. Curb
line sidewalks are also required. However according to County
staff, where not practical (because of terrain, proposed or
existing development), the County does not require these
specified road improvements. In these instances, the minimum
requirement would inVolve providing a paved driveway apron
(from edge of pavement to property line) with a culvert for
drainage.
Access - This standard is applied to major development and all
partitions. Each proposed parcel abuts a street with the
required 25' of frontage. ,
Street Lights - See Utilities Standard.
Drainage for Minor Development - Application of this standard
'is to insure that any alterations of drainage patterns due to
development do not adversely affect other propbrties.
Conformance with this standard will be reviewed during Parcel
II's building permit process.
CONFORMANCE WITH THE COMPREHENSIVE PLAN
This proposal conforms with the Plan because both parcels meet the
1 R-10 zone district requirements and the area density requirements.
'nµ
0 u.
-
Staff Report/SD 12-84
June 20, 1984
Page 6 !Th
CONFORMANCE WITH LCDC GOALS
The City has been ruled in conformance with State Land Use Goals 1,
• 3, 4, 7, 8, 9 and 13.
Goal 2 Land Use Planning - This goal is met through adoption
of a Comprehensive Plan and review of State goals.
Goal 5 Open Spaces, Scenic and Historic Areas and Natural
Resources - There are no specified areas on the site
having open, scenic or historic resources according to
the Comprehensive Plan.
Goal 6 Air, Water and Land Resources Quality - This goal is
met at the City level by the adoption and application
of Standards dealing with resource preservation.
Goal 10 Housing - The request is consistent with full
development of this parcel under the R-10 zone. It
will not affect the proposed housing supply.
Goal 11 /12 Public Facilities and Services, Transportation -
The majority of adequate public facilities and
services are available or committed to the site of the ( "i
recently annexed Area.
Goal 14 Urbanization - This site is within the Lake Oswego
Urban Service Boundary and the city limits.
Goal 15 Willamette Greenway - The site is not within the
Willamette River GreenWay.
ACTION TAKEN
The staff approves the proposed minor partition subject to the
following conditions:
/ 1
1936
•
• � ° \ .
Staff Report/SD 12-84
June 20, 1984
Page 7
1. A minor partition survey (as depicted on Exhibit C) be
registered with the Clackamas County Surveyor's Office.
• Spot elevations shall be referenced on the survey to
establish floodplain areas.
2. Legal descriptions (metes and bounds) be specified on
legal instruments for, title transfer and be recorded with
the Clackamas County Clerk's Office.
3. Evidence of the above survey registration and legal
instrument recordation be provided to the City Planning
Department. No building permits can be issued until this
evidence is provided.
e
4. Sanitary sewer and water connection plan to serve both
parcels be submitted to and approved by the Department of
Public Works. If Oswego Canal trunk is used, segregation,
of fees be submitted to the satisfaction of City
Department of Public Works.
• 5. A 10' strip of land along the site's Bryant Road frontage
be dedicated to the public for right-of-way purposes.
G. A 15' strip of and along the site's Canal Road frontage be
dedicated to the public for right-of-way purposes.
9. A soils report prepared by a professional soils engineer
be submitted addressing the adequacy of the soils to
support a single family dwelling on Parcel II.
10. Half street improvements including property line sidewalk,
street lights and road improvement along the property's
Canal Road frontage are required in accordance with city
standards. A performance bond may be submitted in lieu of
this construction.
11. A paved driveway apron is to be constructed in accordance
with Clackamas County specifications for the existing
dwelling's access on Bryant Road.
EXHIBITS
A Vicinity Map
B Tax Map
C Proposed Site Plan '
• D Fl,00dplain Vicinity Map
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