VAR11-77 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PLEASE NOTE: The original paper record has been archived and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.
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4,00 PAUL HOSKI SON 1
Variance (V 11-77)
Street Standards ,
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AGENDA
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TIGARD PLANNING COMMISSION
December 6, 1977 - 7:30 p,m, . .
. Fowler Junior High School - Lecture Room . .
10865 S W Walnut Street - Tigard, Oregon 410"
:4
I Call to Order:
i 2 Roll Call:
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3 Approval of Minutes:
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4. Communications
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5 Public Hearings:
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, A Staff Report
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• B Applicant's Presentatior.
' C Public Testimony:
, a Proponent' s . .
b . Opponent's
c, Cross-examination 7 ,
, D Staff Recommendation
a Staff
b Cross-examination
•. Commission Discussion and. Action
.
5 1 Zone Change ZC 22-77 (Scheckla Estates) NPO 6
A request by Bill Godwin for general plan and program review of
a proposed residential planned development for a 18,92 acre par- ,
cel on S W Sattler Road and Hall Boulevard (Wash. Co. Tax. Map
2S1 IIAD, Tax Lot 6400)
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5 2 Zone Change ZC 34-77 (Caffall) (Tabled from PC 11-1-77) NPO 1
request by R H. Caffall for a zone map amendment to change
-one zoning designation from Washington County Zoning RU-4 to
City of Tigard Zoning "R-7" , Single Family Residential, for a
1 . 59 acre parcel at the north side of 100th Street between Ash
and McDonald (Wash Co- Tax Map 2S1 2CD, Tax Lot 3100)
5 3 Conditional Use CU 40-77 (Selig/Henslee) NPO 7
A request by Selig/Henslee Architects and Planners for a condi-
tional use in a single family zone for a proposed elementary
school for a 10 35 acre parcel at S.W Katherine Street west of . .
121st Avenue (Wash- Co - Tax Map 1S1 34C, Tax Lot 1204)
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AGENDA
TIGARD PLANNING COMMISSION
December 6, 1977
Page 2
5 4 Conditional Use CU 39-77 (Getty Construction) NPO
A request by Richard Fimmal (Getty Construction Company) for a
conditional use permit for seven duplexes in e "R-7, Single
Family Residential" zone on the south side of Bonita 'load, east
of S.W Hall Boulevard (vlsh. Co Tax Map 281 12B, Tax Lot 1700
(east i)
Variance V 11-77 (Hoskinson) NPO 7
A request by Paul Hoskinson for a variance to the City's street
standards (sidewalks, surface pavement, and right-of-way) in a
"R-7, Single Family Residential" zone at 11885 S,W" 113th (Wash.
Co Tax Map ISI 34DC , Tax Lots 3500, 3600, 3601 , 3602)
6. Miscellaneous.
6. 1 Request by Roger Belanich for an interpretation of Condition 15
as it pertains to Zone Change 3-77 (Mercury Development, Neigh-
borhood Commercial Planned Development, at S.W 121st and
Scholls Ferry Road)
Other Business:
8, Adjournment
;ft
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MINUTES
TIGARD PLANNING COMMISSION
December 6 , 1977
Page 8
o Getty stated they didn't plan to subdivide the lots
into 5,000 square foot lots, as allowed under the
conditional us P process, and reiterated his desire
to build a "nice" duplex unit with owners living in
them.
o Goldbach stated that not only staff conducted de-
; sign review, but an appeal to the Design Review
• Board would also review the proposal.
o Corliss agreed with the introduction of duplexes as
an approriate use in the neighborhood.
o Brian questioned parking.
o Laws stated it would be answered during subdivision
and design review.
Goldbach moved and Brian seconded for approval based on
staff findings.
Motion was approved unanimously.
5.5 Variance V 11-27) (Hoskinson)
A request by Paul Hoskinson for a variance to the city's
•
street standards (sidewalks, surface pavement, and right-
of-way) in a "R-7, Single Family Residential", zone at •
11885 S.W. 113th (Wash. Co. Tax Map 1S1 34DC, Tax Lots •
3500, 3600, 3601, 3602)
A. Staff Report:
Read by Laws
B. Applicant's Presentation;
Paul Hoskinson concurred with staff findings.
C. Public Testimony:
a. Proponent 's
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MINUTES
TIGARD PLANNING COMMISSION
December 6, 1977
Page 9
b. Opponent' s ;
o Dale Ott, S.W. 116th, owner of Lot. 3601, which M`..
appears on the map as included in the subject
site, questioned why his property appears. fi
is
o Laws clarified with an explanation of MLP 's and
recent plot sales not appearing on our records '
it is a mistake and should be struck from the
application.
o Sakata hoped this would not create a land-lock.
o Ott stated his land was in the flood plain and
serves no use other than an extension of his
property.
•
o Popp questioned the validity of the map pre- •
sented.
o Hoskinson stated that his concern was to save
as many on-site trees as possible, and, wf°ith
the proposed road specifications and setback,
the houses would be set high, out of the flood
plain.
D. Staff Recommendation : `4
' a. Staff
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Staff recommends approval of the variances as requested
to the local street standards of the Subdivision Code
with the following condition:
1,. That a 25 foot right-of-way be provided for the
extension of S.W. 113th Place with the following
.. dimensions:
o 24 foot wide road surface with rolled curbs #;
o A ten foot wide parking strip on a public ease-
ment
be provided adjacent the road surface.
b. Cross-Examination
o Jo Wilson, S .W. 116th„ questioned whether the rl, Y
water run-off problem had been considered
enough.
MINUTES
TIGARD PLANNING COMMISSION
December 6 , 1977
Page 10
o Popp explained the constant problem of water in
the area and that thd 100 year flood plain was
changing; he also stated the Army Corps of En-
gineer was updating and surveying the entire
14.ater problem in Tigard in spring of 1978, that
he was very aware of the problem but also wants
to cooperate and assist someone wanting to de-
,
velop. 4
o Goldbach felt this development would be a small
first step towards substantial development in
this area and questioned the completeness of
the Army Corps study's feeling that a certified
hydrological study to show the impact on the
flood plain to surrounding homeowners was needed.
o Hoskinson stated the firm of Harris and McMon-
'
agle had staked the flood plain and shown the
drawing to be accurate.
o Ott questioned whether any fill would be needed.
o Hoskinson stated the homes would be built out of
the flood plain.
o Laws stated the development would be subject to
subdivision standards and review.
o Goldbach felt the Army Corps of Engineers weren't
necessarily reliable in their findings .
o Laws stated they were professionals and accepted
as valid their findings ana that revised, .up-
dated data was forthcoming from the Corps.
E" Commission Discussion:
so Popp reminded commissioners to speak to the variance
presented tonight.
o Brian stated the applicant must show extraordinary
hardship and had failed to do so'.
.c.
o Corliss felt the hardship problem and water problem
could not be separated.
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MINUTES
. TIGARD PLANNING COMMISSION '
December 6 , 1977
Page 11
o Popp stated the 165 foot flood plain must stand un- :=_;`
til disproved. -
o Goldbach. continued to question the validity of the
Corps study and felt the variance was for the ap--
plicant e s convenience, as no hardship existed. if=
,
o Laws recalled previous interpretations of the hard-
ship law by the Planning Commission had been based
` on intent rather than literal word interpretation
and continued to state that in. the future any other
road from 113th would necessitate a similar type of 1.
specifications and that this proposed road would ;`.` ':.
provide continuation for emergency vehicles as well f'`
as other vehicular traffic; the hardship applies to
existing physical conditions and should be applica- k ,'
ble here. 1: ;
.
o Brian felt a sidewalk should be required.
Sakata moved to deny the variance based on her inter
-
1 that the applicant failed to demonstrate ,
hardship in accordance with Section 17. 48.020 of"'-the k-
Tigard Municipal Code and Goldbach seconded.
o Laws clarified that rolled curbs would be included. i' --I.
Motion was approved in a three to two vote: Popp and 1;:.
Corliss, no; Goldbach, Sakata, Brian, yes.
• 6 . Miscellaneous: r "
6. 1 Request by Roger Belanich for an interpretation of Condi-
tions 9 and 15 as it pertains to Zone Change 3-77 (Mercury f ':
Development, Neighborhood Commercial Planned Development, 1
at S .W. 121st and. Scholls Ferry Road) . '
A. Staff Report:
1
o Laws referred to a letter from Mr. Belanich stating
the problem from the previous zone change granted
for his site, S.W. 121st and Scholls Ferry Road. £ ;`
Condition 9 then stated S.W. 122nd was to be vacated
before any building permits would be issued; Condi-
tion 15 stated that a 5,000 square foot build.in
could be construe -d before a traffic signal was
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STAFF REPORT
AGENDA 5.5
TIGARD PLANNING COMMISSION .
, December 6, 1977 - 7: 30 p.m.
Fowler Junior High School - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon .
Docket: Variance V 11-77
.:,
Request: For a variance to the city's local street standards (side-
.:, walks, surface pavement, and right-of--way) in a R-7, "Single
i
t Family Residential", zone on a 21-"acre parcel
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, Location: 11885 S.W. 113th (Wash. Co. Tax Map 151 34DC, Tax Lots
-ft 3500, 3600, 3601, and 3602)
,A Applicant: Paul Hoskinson
i I. Findings: • ,i -
1. The site is designated on the Tigard Community Plan, 1971 ,
-., and the NPO 7 Draft Plan "Urban Low Densit-r" and zoned R-7, .
"Single Family Residential" . The site is surrounded by
single family dwellings.
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2. Sections 17.44 .020, .030, and .040 of the Tigard Municipal
Code states that streets within a subdivision shall be
provided on local street standards (50 feet of right-of-
way, 34 foot road surface, curbs, and five foot sidewalks
' along both sides of the street) .
3. The applicant is requesting that he be able to deviate
from the local street standards by providing a 25 foot
right-of-way, with no sidewalks, roll curbs, 24 foot pave-
ment surface, and a ten foot wide parking strip (which.
would be privately owned and maintained) for a proposed
five lot subdivision.
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4 Section 1748 .020 of the Tigard Municipal Code authorizes
the Planning Commission to grant a variance to the subdi-
vision
code, provided the Commission finds from the facts
presented at the hearing all of the following:
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(1) That there are special circumstances or conditions
' effecting the property which are unusual and peculiar
to the lands or development of the project involved
as compared to other lands similarly situated.
(2) That the variance sought is necessary and the minimum
required for the preservation and protection of a
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n''; STAFF REPORT
..r.� AGENDA 5 .5
TIGARD PLANNING COMMISSION • ":-.
December 6, 197:7
Page 2
substantial property interest of the petitioner to
the degree that extraordinary hardship would result
from strict compliance with' the regulations of this
chapter applicable to the particular subdivision,
major or minor partitioning involved.
(3) That the granting of the variance will not be detr;,.-
mental to the public health, sa'ety or welfare but
will be consistent therewith 'and shall not be injuri-
ous to the rights of other property owners in the
near vicinity nor constitute a departure from or be
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in violation of the Comprehensive Plan of the City of
Tigard.
(4) That the applicant's proposal osal for variance in a sub-
P
division or major or minor land
j partitioning conforms F..:..
to and is consistent with all other regulatory re-
quirements of this title and Title 18 of this code,
that adequate provision is made for traffic circula-
tion, recreation, open spaces, and similar factors,
and that variance sought has been considered by other
public agencies concerned with fire protection, sewer,
water, and other utilities, as well as environmental
factors, and the written comments of such regulatory
bodies as applicable are submitted as part of the
record.
5. The applicant's statement of hardship provides the follow-
ing basis for variance to the street standard:
•
(1) The reduction in right-of-way from 50 feet to 25 feet '`
will maximize the use of high ground. (Staff Note:
The rear portion of the proposed five lot subdivision
falls within the 100 year flood plain of Summer`
Creek) .
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(2) The reduction in road surface from 34 feet to 24 feet
will match with the existing street to the east (113th
Place) .
{
(3) The deletion of sidewalks will conserve the buildable ':`
area. ;:`
(4) A roll curb versus a standard curb will facilitate a
ten foot wide parking strip to be made available on
privately owned and maintained property. '{
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STATE OF OREGON, Room",'''''''t'',.'4,'" •-. X4.4
COUNTY OF WASHINGTON, ss. 10885 S'.W -Waltut`Street=-Tl cirOre `.
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AFFIDAVIT OF MAILING
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STATE OF OREGON • ) .
County of Washington ) ss.
City of Tigard ) --
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I, Judith Ann Heise, being first duly sworn, on oath depose
and say:
‘.,
That I am Secretary for the Planning Department for . . . - .
-,, the City of Tigard, Oregon
That I served notice of hearing of the Tigard Plan-
ning Commission
of which the attached is a copy (Market 2xhibit A) upon each . .
of the following named persons on the .-.Lt._..1 day of
197 ,9 , by mailing to each of them at the
address shown on the attached list (Market Exhibit B) ; said •
notice as hereto attached, deposited in the United States Mail
on the jr,-, ,,„ a day of C")--)FL) ,eL4,A , 1971 , postage
prepaid.
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' Subscribed and sworn to before me on the Q1)17, e'':° day of
1,\,.) 0\,/, , 1977 . ....'
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C ,Difn No
Notar Pu lic of Oregon '
4 1 ci 119 ..
My commission expires:
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;• ZONE CHANGE - CONDITIONAL USE - YARIANC ,- TgMPORArY USV - NON-CONFORMING
USE REQUESTS . .
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APPLICATION File # V - I
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Fee RPO ' d, A / 0
ReceiPt # 1Pelq, L
Tigard Planning COMMI$SicIA ' 639:-4171
12420 S .W, Main St . , Tigard, Oregori 97223 Date liped, )
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PLEASE PRINT IN INK OR TYPE
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i Ar.,tion Requested 411.p..e.,- ,447 . , : Aq4, ---,- ,
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Applicant is : Owner , Contract Purchased_ . ,, Developer ‘,4, , Agent _
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PROPERTY IN — • .
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VOLVED: Tax Map # Tax Lot(s) :55--C.X 7-4ye,,z2 .1;p0/
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Address Area :2 -1- (acres)
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Existing Buildings (# and type)____ ____
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Proposed Zoning
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SUBMISSION Title Report "Fa.sa.nn o..*n R, e.nni.-.q,-,^nnu-..*.i rnn e m.e n,..nt..—.s..-.
REQUIREMENTS : Legal ' Decripton Vicinity Map
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Tax Map Site Development Plan
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Tax Lot(s) C._/ -..y,s./' ,-- •)6-7.01-..,. /-/ 3
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Tav: !‘liap Site Development Plan
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:$R0IFt110�.. `,`•3 P. o f ox 1 27 ® TUALATIN, OREGON 97062 ® PHONE 638-6861 fa RUSSELL WASHBURN, CHIEF -
October 21 , 1977
John L.aws,..Pianning Official '
Tigard City Planning Department 4 S, ',
Tigard City Hall 1,4�
Tigard, Oregon 97223
. Re: Person and Person Homes, small subdivision off 113th, Tigard
Dear Mr.Laws:
I examined the site for making an additional four building'.
sites by connecting two small dead-end streets off 113th. The
two small streets are presently only 40' right of ways with
24' of pavement. The proposal would be to make the paved area
to serve these four- houses about the same way, that is 24' wide
and provide no parking on the street and provide additionally
some 10' wide parking areas near the building sites to take the . .
place of the on-street parking.
This proposal alternative seems reasonable based on the fact that
this would only serve 4 building sites. Ii: would link two short
dead-end streets together. It would provide a turnaround near the
end of 113th Street of whic►i none will be able to be provided by
the street and additionally this allows this to be built based on
the flooding problems in back of the house.
If you have any further questions, feel free to call me.
Yours truly,
c6i1 (/.
Joseph A. Greulich •
Fire Marshal
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P.O.Box 23397
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Dennis Goldbeck
11775 S.W. 114th •
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COPIES. The information hereon may not bc l.,.
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reproduced or sold without written consent from
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; the City of Tigard, Oregon. l' .
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I propose to limit the street standards by the City of
Tigard in the following manner:
1) to limit the designated access from 50 to 25' ;
this is to maximize the use of high ground.
2) to provide 24' of paved access in accordance
with Proper Street Construction layed out in
the City of Tigard Sub Division Section. This
24' paved road will match existing feeder roads.
A
3) to vary from street standards :by deleting
sidewalks from both sides of the street to
conserve the environment and building area.
4) to use a rolled curb as spelle0 out in the
stroet, standards to provide access to a 10'
rarKin r.;. strip which will be privately owned
snd mantained.
In essence the above revisions and variances from the
standards to provid-, limited access to a maximum of five new
building lots. Ponc,‘ .ty to be two and one half/acres.
The condition that primarily oonixols deve‘lopement of
the property in ollestion is the 165 contour that mat'ks the
100 year flcod rlail of tl'ol Summer Creek (see plot plan) .
The contour was estiblishod by 1 nrnfessional survey and
plotted accord *,nrly, The existance of the flood plain limits
the buildable area ls indicated. Taking into consideration
a 40 foot a :cef:1.9 voi 20 foot front setbaoks , any trees on
high ground would have to be cut down, taking away from the
. character of the property.
-
The variance is neccessary to provide the best residential
use of the land. If the property is properly developed, each
future property owner may enjoy the benifit of a natural
environment. There are a number of trees on the property.
and if properly planned, most trees could remain. However„
if a full road is demanded most trees will be removed.
(See plot plan for accurate location of existing fir and
alder trees. )
As the developement is planned, there will be a little
variance from the intent and purpose of the zoning code. As
mentioned before, the planned density of the property is far
below the maximum allowed u/acre versus 2i/acre. There will
be no physieal , economic or social damage to surrounding property
and values ef prolee-ty in the area. In all probability, the
development will rie1 value,' to the neighborhood. The two
existing oiler homes bordering the property will be improved
astetically ee ract of the compensation to the present owners.
Safety of all invol'red ha e been taken into consideration. The
25 access /1th a mlndatory 10' parking strip is approved by
• the Fire Dertment. The road itself will serve very few homes
and traffic will be limited, providing safety for pedestrians
and childree. X el'eve that this plan provides one of the
best-if not the use of the land. As previously mentioned,
the flood piein Eeeettly limits the building area and a full,
road greatly ,?..urtr ilto the building area-plus many existing
trees will '%e seved .
AS far as n!tlewalks are concerned, there would be an
inconsistency in their existance® Even is only one side
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were required there is no continuity as the plan shows-each
connection end is ort 50' . Develorment cost from this land
is high due to the length of road reauired-the feeder pavement
is already 24' . There is no plirpose to increase it provided
a parkilg strip is included. The prime .1-*Pson for limiting
the dedicated area to 25 is so the property set backs may
begin at 25' 0 As the plan shows distance is crucial. Any
suggestions to improve this plan wou3d be appreciated.
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SEE MAP
SEE MAP 1 1/4 SECTION CORNER 2S I 346
2S I 3BA S.W. COR. JOHN L. HICKLIN D.L.C. NO.54
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