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ZC29-79
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. f Y(• ∎•• rL '4,:.'...:?k;..a ;;I: - A `yk/L,'' 141, I, t yGrtAZt ',44). R§ .51 WNT R LAKE GEN.PLAN REVIEW , • File B ZC 29_79 _ , r. a n,-...�-...,._,.r!s..:x�-..-r�;uk.�„K�-L,.e•.F.t..n•�-.-.-...�-,�a.-".°rf.�-...r..n......u.'.,.,.1�..�.."_-�, ..«-..r«-iuµ.......«rw.«...r-.w.+>a.,., j.?...,....�.a..�,. .w.. �;,i / • ,,A • s {-i• 1 ; . , 1. 1 f ,I w y i • • 1 't1 1iY 1 f .., fl A'{ . t , 1, , a' w L, f r . ......-L— tt }o, t 3 I'. d il T, vf 4 4.44 4 . '111111111.1"gallail45"11411.12.151111111111"111111.111111111.1111m.1111.111."1"1111111119211141111"..111*ImmimmullumMilmala itammem .. . .„ - ' , „ 4 I , '' (0 /7 '•'- , 1 ,-- ,,,I, . ( .01- ' - • \ ' ' '1 ; I. , OF , 11ELNI 21. 0 , ,„ . . WASHINGTON COUNTY, . -- \ , June 25, 1980 i ,d Mr. Russell Krueger , , / 4320 S.W. 110th Avenue • Beaverton, Oregon 97005 , - REFERENCE: ZC 29-79a/ZC 29-79b " Location: Easf' of 135th Avenue between Scholls Ferry Road . and Walnut Street \ . , . , Dear Mr. Krueger: ,, / Enclosed is a copy of Ordinance No. 80-56 which was approved by the Tigard , i , City Council at their regular meeting of June 23, 1980. Your request was approved with the following conditions as set forth in the enclosed ordinance. 1. Phase II -' ZC 29-79a (apartments) shall be brought before the Planning Commission at a later date. , . 2,0 Phase I ,-. ZO 29-79b (R-5) shall comply with the requirements of the • Tigard Municipal Code, Chapter 17, Land Partition Ordinance. 3. Actual construction on each single family or duplex (attached single , ' " family) lot shall be resolved relative to configuration, zero lot line, and setback requirements on the Preliminary Plat Plan. This Plan shall be cleared with the Building Department and Public Works , Department prior to consideration of the Final nat. It shall be . . clearly noted what is to be constructed on each/every lot in Phase I to avoid differences at the construction stage. Also zero lot line conflict on each/every lot would xli with requirement for easements. ,,- \,-, 4. A HomeownerS Agreement, if one should be adoptad, shall be reviewed ,„ by Staff and may be reviewed by the City Council, All Conditions, ' . .. ,' . Covenants and Restrictions (CM'S) shall be submitted to the Staff for review and comment prior to recording of the Vine' Plat. 5. Phase I shall be subject to Site Design Review by Staff prior to the isdUance of Building Permits. 6. Neeesgary right-of-way dedidation on 135th Avenue shall be made as _ A. ' ' directed by the Public Works Director. Kalfi-street improVements to , Collector Strdet Standards shall be made fot the full length of front- , ‘,. . . age on at Lots 200) 300, and 400 on Map 1S1 33D0. A Loeal IniprOVetient • Diatrict tay be considered fot this installation initiated by the T i . 4 4 4 4 $ developer and supervised by the City of Tlgard, All construction *of , in the publid right-of-way shall be approved by the City prior to I >', cOmmencetent of work, ".. ----- 1240 S,W, MAIN P,o, BOX Z307 TIGARD, OREGON 0223 PHt 639-4171 ---------40.--J i tililit 11.11001 • ' ' .1 -' ` lOG�Bl�hi�/ •„ '! ii�1IUMIR6 Y�At��l •.' . 10�#IAwk•i�L�1A�lm��1l�•. t'o i '. C Mr. Russell Krueger June 25, 1980 Page 2 7. A Variance froili the 10,000 squar,4 foot requirement for duplexes in a R-5 Zone is hereby granted by the Planning Commission. Minimum duplex . ' `` lot sizes in this development may not be less than 8,000 square;. feet. Refer to Condition #3 above for further clarification. 8. Dedication of 3.4 acres to the City of Tigard shall be made for City Park purposes. A meets and bounds legal, description for this property 4'; shall be provided at the time of submission of the Final Plata. 1 9. Emergency vehicle access to the apartment units will be resolved when f, r Phase 11 is presented to the Planning Commission. r 10. Consideration shall be given to Tax Lots 400 and 401 to the east of proposed "A" Street off-site. Temporary driveways or some altertlate r. ,J means of service should be considered. w 11. All public local streets shall be fifty (50 ) foot dedicated rights--of- way with thirty-four (34') feet of paved surface. All collector streets shall have sixty (60') foot dedicated rights-of-way with paved surface .- ': to be determined by the Public Works Director, and sidewalks on both sides of the street. Actual placement of sidewalks shall be resolved 14, through Site Design Review with the Public Works Director. 12. No Occupancy Permits shall be issued until all conditions placed upon this development by the City of Tigard have been satisfied and inspec- tions verifying this have been carried out by the appropriate department. ,0%1'' 13. No minor land partitions shall be made in reference to this project 1., unless formal application is made to the City of Tigard Planning Depart- I merit and the minor land partition is approved and recorded. , 14. No changes will be made to approved plans or specifications unless formal ' application is made to the appropriate City department and changes are approved b that department.PP �' P Application for changes will be made in ' writing and shall include applicable drawings c 15. trading plans and construction plans on all public rights-•ofnmway shall be submitted and approved by the Public Works Director prior to com- ^. mencement of work. ' . . i .. �.. r. y r ... i, !.. .. V b � 16 Public water service and sanitary service shall. be installed to this site prior to the issuance of a Building Permit. ' existing. ... it� . .. placed.. underground Street ,; 17. All or proposed utilities shall, be laced • t lighting installations shall be approved by the Public works Directorr� y g . t+ shall be issued until the expiration of the twenty 1t3. No Building Perini. • be ' (20) day appeal period from the date of approval. \ h , I y. , . . MEINEMMEMBEriMEMMitainniMENMIIKON101, ' \ „ .-_ .�---.______--..-_t.,_,__ _ —•.—T---.�T �_,— re t, , R. i M J I 1!.. : , , . Mr. Russell Krueger '` page 19. Improvements may be bonded prior to issuance of Building Permits. , 20. That street improvements be constructed to the approval of the Public Works Director prior to the record .ng of the Final Plat or issuance of a Building Permit. 21. On-site drainage plans for drainage °luring construction shall be approved by the Public Works Department prior to commencement of any construction. ; If you have any questions regarding this matte,,, please ,Feel, free to contact me. Sincerely, , Doris Hartig City Recorder iH:lm Enc. Note: The• following acknowledgement must be received by the .City of Tigard with- in fourteen (14) days of your receipt of this letter. Failure to return this acknowledgew.ent may result in action by the City OA: Tigard. I hereby acknowledge this letter documenting the act on of the Til;;ayd City Council:, I have received and read this letter and I agree to the dad.siotr here documented and to abide by any terms and/or conditions attached. Signature (applicant) Date It J . .. . �, •i, Signature (owner) • Date 1 1 1 I r, 1 al Y 1 , • fr �ml� (a) City Administrator reported that this was merely an up-dating of our ordinance to conform to the new state codes. He reported that the Build- ing Official recommended approval. (b) Motion by Councilman Scheckla, seconded by Councilman Cook to approve. � . Approved by unanimous vote of Council members present. ¢. �• 26. REDUCTION OF LIBRARY HOURS (a) Irene Ertell, City Librarian, reported that she had just lost a full-time CETA staff position, and this on top of the already stretched manpower, ,. " 7 ` would require either a reduction in service hours or additional manpower, i She went on to say that she understood the current budget restraint, and recommended that Council authorize the reduction in service hours by clos- ing the Library to the public on Mondays. (b) After discussion by Council regarding appropriate notice to clients and rt'.: implementation date,, it was the consensus of Council to approve the reduction in library service hours. ;r r v. 27. RESOLUTION No. 80-59 A RESOLUTION OF THE TIGARD CITY COUNCIL TRANSFERRING FUNDS ' y+TwFwY�l�y FOR UNFORESEEN EXPENDITURES. (a) City Recorder/Finance Director explained that this was merely a year end shuffling of funds to meet budget requirements. She recommended approval. (b) Council questioned the $2,200 item for Colony Creek landscape removal. 1( Planning Director explained that this was to remove raised medians in the ' street as they Were causing access problems. He felt that as this had been developed in this way either because of staff or Planning Commission error, and as he had extra funds in the 1979-80 department budget, his department should pay for the removal. 1'4 (c) Motion by Councilman Scheckla, seconded by Councilman Brian to approve: h Approved by unanimot,ts vote of Council members proont. 23. RESOLUTION No 80-60 A RESOLUTION APPROVING THE BUDGET, DECLARING THE AD VALOREM TAX LEVy FOR THE GENERAL FUND` AND HM(ING APPROPRIATIONS FOR THE FISCAL YEAR ENDING d'UNE 30, 1981. (a) City Administrator recommended approval... 1 . (b) Motion by Councilman Cook, seconded by Councilman Brian to approve. Approved by unanimous vote of Council members present. ' 25. CANVASS OF VOTE - Loaves & Fishes - May 20, 1950 (i) City Recorder reported that the Vote on the Special Levy for Loavos & °a t 'Fishes was 2,780 Yes, and 785 No PAG8 10 - COUNCIL REGULAR MEETING MINUTES - June 23, 1950 r ��t . 5 . Motion by Councilman Cook, seconded by Councilman Scheckla to approve. •r, r rr Approved by unanimous vote of Council members present. 22. ZONE CHANGE PLANNED DEVELOPMENT DISTRICT, ZCPD 29.79 (Winter Lake) r ,:• • A request by Russell Kruger for a General Plan Review for Phase II of Winter Lake i located between S.G . 135th and S.W. 130th, north of Morning Hill and Falcon Rise Drive (Wash. Co. Tax Map 1S1 33D, Tax Lot 300 and Tax Map 1Si 33DC, Tax Lots 100, • 300, 400 and 500) . (a) Planning Director stated that this was for a large development containing 87• family dwellings and 138 apartment units-, as well as a large park area. He recommended approval. +,r . • (b) ORDINANCE No. 80-56 AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICA-- TION FOR AN AMENDMENT TO THE 1970 ZONING MAP OF THE CITY i.. OF TIGARD AND FIXING AN EFFECTIVE DATE (Winter Lake) . Motion by Councilman Brian, seconded by Councilman Scheckla to approve. Approved by unanimous vote of Council members present. 25. RESOLUTION No. 80-57 A RESOLUTION OF THE TIGARD CITY COUNCIL MAKING APPOINTMENTS TO THE PLANNING COMMISSION. • (a) City Administrator reported that applicants had been interviewed by the Selection Committee. He went on to art that the committee recommended the appointment of Craig Helmer and Donald Moen. recommendation of the Selo��ion Committee and appoint Cr to approve the (b) Motion by Councilriari Brian seconded by Councilman • • ' Craig Helmer and Doc,ald Moen to terms on the planning Commission. •4k Motion approved by unanimolia vote Of Council members present. 24 RESOLUTION No 80-58 A RESOLUTION Or THE TIGARD CITY COUNCIL' . S� , MArING AN APPOINTMENT TO THE PARK BOARD. 1 (a) City Administrator reported that applicants had been interviewed by the Selection Committee. He went on to report that the committee recommended ' a the appoints,ent of Audrey I artalrr. (b) Motion by Cour,ciltan Brian, seconded by Councilman Seh ick.la to approve the recommendation of the Selection Committee and appoint Audrey (artakr to the Park Board, Approved by uttat iriious vote of Council members present. DING SECTION 14.04 AND 14.O5, TIGARD �,�� o�RDxNANCB No� 5,.,��7 MUNICIPAL CODE, To 2 )opTzaN nV TSB 1979 UNIPCRM BUILDING COM AND DECLARING AN BMERGBNCY AND 'IXING AN ., ELi pgCT/VB DATE ° PACE 9 COUNCIL REGULAR MEETING NINt TES June 25, 1980 ' + r+'IMkr.rr.rru.,r x•.r>e•r,..r,•,v ... r . ,• /5- CITY OF TIGARD, OREGON ORDINANCE NO. 80-5 4 AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION FOR AN AMENDMENT TO THE 1970 ZONING MAP OF THE CITY OF TIGARD AND FIXING AN EFFECTIVE DATE. (Winter Lake) PLANNING DEPARTMENT REFERENCE INFORMATION: Tax Map 1S1 33D, Tax Lot 300 AND Tax Map 1S1 33DC, Tax Lots 100, 300, 400, and 500, Project Address East of 135th Avenue between Schoils Ferry Road and Walnut Street, File Numbers ZC 29-79a/ZC 29-79b, Present Zoning Designation Washington Count- RS-1, Zone changed to City of Tigard R-5 "Single FamllyResid2ELial" AND City of Tigard A-12 "Multifamily Residential", Applicant Russell Krueger/Winter Lake. THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Finding that the lands hereinafter described are now claSsified as Washington County RS-1, and further findings that pursuant to procedures, tho abovestated application for a zoning map amendment was presented at a public . " hearing held by the Tigard Planning Commission on May 20, 1980. All interested persons were afforded an opportunity to be heard at this public hearing and tlit-yreak•Ler, the Planning Commission filed its report with the City Pear, a Copy hereto attached and by reference made a part of The Council adopts ' the following substantive findings: A. That this application is in conformance with the A-5 "Single Family Residential" AND A-12 "Multifamily Residential" designation on the NPO #7 Plan Which is a portion of the adopted Tigard Comprehensive Plan, and B. That the propoSed zoning is compatible with the surrotnding neighborhood aS determined by the Tigard Planting Commission. . ", SECT/OM 2: Therefore, pursuant to the requirements of Chapter 18.88 of the Tigard Municipal Code, this request for an amendment to the one Map of the City of Tigard is hereby approved subject to provisions of Chapter 18.20 of the Tigard Municipal Code as embodied in adopted Exhibits and "C" attached and made a part of this ordinance. 4Rhibit "A"; - Legal Description, ERhibit "8"; - TaR Map, Elxhibit."C"; - staff Report And further subject to the following conditionS; 1. Phatle It - zC 29-/9a ( partments) shall be brought before the Planning commig810)1 e.b a later dabe. ORDINANC8 NO, ZC 29'1a/= 20-79b • yy ' •W • • w V • . • • 2. Phase I :- ZC 29-79b (R-5) shall comply with the requirements of the Tigard Municipal Code, Chapter 17, Land Partition Ordinance. 3. Actual construction on each single family or duplex (attached single family) lot shall be resolved relative to configuration, zero Lot line, and setback requirements on the Preliminary Plat Plan. This Plan shall be cleared with the Building Department and Public Works Department prior to consideration of the Final Plat. It shall be clearly noted what is to be constructed on each/every lot in Phase I to avoid differences at the construction stage. Also zero lot line on each/every lot would conflict with requirement for easements. ' '/ 4. A Homeowner's Agreement, if one should be adopted, shall be reviewed by Staff and may be reviewed by the City Council. All Conditions, Covenants and Restrictions (CCR's) shall be submitted to the Staff for review and comment prior to recording of the Final Plat. 5. Phase I shall be subject to Site Design Review by Staff prior to the issuance of Buildi tg Permits. 6. Necessary right-of-way dedication on 135th Avenue shall be made as directed by the Public works ,Director. Half--street improvements to Collector Street Standards shall be made for the full length of frontage on 135th Avenue. These improvements shall be made including the frontage on Tax Lots 200, 300, and 400 on Map 1S1 33DC. A Local Improvement District may be considered for this installation initiated by the developer and supervised by the City of Tigard. All construction in the public right-of-way shall be approved by the Gttty prior to commencement of work. •dry• 7. A Variance from the 10,000 square foot requirement for duplexes in a R-5 Zone is hereby granted by the Planning Commission. Minimum duplex lot sizes in this development may not be less than 8,000 square feet. Refer to Condition #3 above for further clarification. • . Si Dedication of 3.4 acres to the City of Tigard shall be made for city Park , purpose's. A metes and ,bounds legal description for this property sha l be provided at the time of submission of the Final Plat, 9. emergency vehicle access to the apartment units will be resolved toheii Phase II is presented to the Planning Commission. 10. Consideration shall be given to Tax Lots 400 and 401 to the east of proposed "A" S(:reet off-site. Temporary driveways or some alternate means of Service should be considered. 11. All public local streets shall be fifty (50') foot dedicated rights-of4-way with thirty-four (34') feet of paved surface. All collector streets shall have sixty (501) foot dedicated righte of-way with paved surface to be determined. by the Pub1io Works Director, and sidewalks on both sides of the street. Actual placement of sidewalks shall be resolved through Sete Design Review with the Ptblicy Works nirectot. . b L 4 20 10-70a/2C 29-79b Pag4 2 • -...■ ■■... ......,,,.. ....,.....■■...,.......mr....... ...., . .■,,..■.... ... .,........,■,.... 0 • . II , . , • , 1 (' • ., • ■ 12. No Occupancy Permits shall be issued until all conditions placed upon . . this development by the City of Tigard have been satisfied and inspections verifying this have been carried out by the appropriate department. I . 13. No minor land partitions shall be made in reference to this project unless , . , formal application is made to the City of Tigard Planning Department and the minor land partition is approved and recorded. , ' 7 14. No changes will be made to approved plans or specifications unless formal application is made to the appropriate City department and changes 'are i ! approved by that department. Application for changes v,111 be made in writing , and shall include applicable drawings .. 15. Grading plans and construction plans on all public rights-of-way shall be , ., , submitted and approved by the Public Works Director prior to commencement . of work.. : . . 16. Public Water service and sanitary service Shall be installed to this site - . prior to the issuance of a Building Permit. 017. All existing or proposed utilities shall be placed underground. Street lighting installations shall be approved by the Public Works Director. 18. No Building Permit shall be issued until the expiration of the twenty (20) day appeal period from the date of approval. f b N 1 19. Improvements may be bonded prior to issuance of Building PermitS. 1 20. That street improvements be constructed to the approval of the Public Works I Director prior to the recording of the Final Plat or issuance of a Building Permit. ' 21. On-site drainage plans for drainage during constriction shall be approved I by the Public Works Department prior to commencement of any constrildtion. , .1. SBCTION 3: This OrdinanCe shall be ef.,:.4.JtiVe immediately after its p:1,Ssage by I . the Council and approval of the Mayor. , PAS8VD: By tt pi 4N/ktv vote of all council members present this ...ri2, 0ti- i day of ' _J 1980, after being read two times by ( . number and title way, • . . Recorder - City of Tigar APPROVEZ: By the Mayor this -46,5 day of _ILIA / 980. t ) 1 ■.• Mayor - City of Tigard c , • tiMINANCt NO, 80 2d 29-679a/zC 29-19b si P4c40 3 4 , , „,:r :gip •, ..... a . .. —— _:•....__.. CITY OF TIGART3 AFF1D,f , OF PUBLICATION PUBLIC NOTICE . �; NOTICE IS HEREBY GIVEN that, . ` STATE OF OREGON, the City Council will•consider the.fol.:: COUNTY OF WASHINGTON, ss' lowing at Fowler Junior High School. Lecture Room, 10865 SW Waln t, Ti- 1 ose 3h Schafer g , Oregon, on June 3, 1980, at. 8 . • •, .. , ::11 .n .3 . 1 ,{„• ZONE CHANGE PLANNED DE-” being first duly sworn, depose and say that I am the publisher , _.............:_,..,..,,. VELOPMEN"I'DISTRICT, ZCPD 14-80, and CONDITIONAL USE,,CU 7-130 and ' ... .,. .,,.,.•of The Tigard Times, a newspaper of general circulation, as defined SENSITIVE LANDS 'PERMIT; M 4-804.` r (Senior Citizen Center)NPO No. 1, by ORS 193,010 and 193.020, published at Tigard, in the aforesaid county and A request,by William R. Bruner for' 'a Zone Map Amendment with a.,Prelim-.' • state; that the legal notice, a printed copy of which is hereto annexed, was inaty and General Program Review re- . r quest from R-7"Single Family Residen- . ,.''. published in the entire issue of said newspaper for 2._. .:,:..., successive and 'tiai" to 12-7PD "Single Family filkesidential Planned Development Dia- consecutive weeks in the following issues trict" and a request f or a Conditional .' 'VJse to build a Senior Citizen Center on i _.,.........,--,1uhn.e.:,:+i.a;....g4.�..� .; 198.0-- -....:.:::.................::.... ,y::,.,::..,...,.:_:::,. 3.257 acres located at the corner of , �;; Q'Mara and Edgewood Streets (Wash: Co, Tax Map 2S1 2UB;T Lot 600). 42-2,/pi (S!- ure) ZONE CIiANGE,'ZC II-$4�i(Patricia ; ' • Jacobsen) NPO No 1 Subscribed and sworn to before me this ,..„......19t.h,:.:,,,.:.:,. day of „,,,,,,,a A request by Patricia Jacobsen for a Zone Map Amendment from Washing- ton County RU-4 to City of Tigard R-7 a .,4, "' ...June.':.. . 19..SO "Single Family Residential" located at 9850 SW Garrett (Wash•Co. Tax Map ,a r :.:,..."� ..:....,.., ....�, .:.....:......... 2S1 2CC; Tax Lot 400). • Notary bylr, of Oregon ZONE CHANGE,ZC 12-8f3 and CONS • � �� Slt 1 E� ; DITIONAL USE CU 6-80 (Faker and • (1tt:,. AA. request , o. 1 my commission expires ,.,.,':�,�,�'E��,,.�.� 1,Ja�19. • g ;Y. Eaker azi Associates • --`-- ________ - fora Zone Map Amendment from,C-3 , ,,` "General Commercial" to CAP "Corn- ' mere al Pi of.„ and a .Condition- al Use request for a professional office building on ,97 acres located at 13020 SW Pacific Highway (Wash. Co. Tax .; Map 2S1 2CC,Tax Lot 900 .. L ZON Ia CHANGE PLANNED RE; E ,,• OPMENT DISTRICT, ZCPD 8-80 and xa , CONDITIONAL USE,CU 8-80 and,VAR- IANC ;, V 5-80 (Alpha Properties) NPO No,7, '' . A request by Alpha Properties for a r .. Zone Map Amendment,with a Prelirni- nary and General Plan Program Re- . view request from Washington County :. •. RU-4 to City of Tigard R-7P0 "Single r. ., amity Residential Planned Develop- i' .. _ 'meat District"and a rfgtte t for Condi- , 4 tional Use to build duplex (attached single family) Units aired a Variance re- ;',, ;,;. quest for a otul,de-sad located at 10485 ,,, i' SW North Dakota /Area (Wash. Co, 7 1., T Map 1513 DA;,Tax tot 10O , .,' ' N Nt.irt, PLr�ANNED ryD - 4.,1,4,'04• r VEL Mail rr S''Ric ZCPD 29-76 'I I y 1 ,; (Winter Lake) NPc)No.7 :�i: .:, t ' p e A request by Rtissetl Kruger for a Vii'. i,P: ,General Plan ReVieW for Phase 11 of '',V14,. ,, • + Whiter located betvitee►n SW 135th • ,, and SW 130th, Borth of Morning Hill 1,"a '..",.. t •,. and l alcon Rise Driire Wash,Co,Tax '. Map 1St 33D,TAX Lot 300 and Tax Map f . 151 33DC,Tax Loth 100,300,400, and • 500).. • 41, , i,, • , 1 i •r , 1 , 1�. ' . ' - AMNAmimo... A.IN711.,.. .ammams....m...Are,worqumo.....b.m.eammw.a.onnnvemunmmmarramomr tl . ' .. i. i . A . , ( A „ I C je ( ''l''' i • , , e )r41',',} , I ) . / '1. 1"?,''='' '., St.4611314k CI :'''''''' '14°.:F TI, s'"Ji 4':.) . . ,,. ,- WASHINGTON COUNTY,OREGON. 9', ' May 23, 1980 ,. . - J ... , , . Mr. Russell Krueger 4320 SW 110th Avenue Beaverton, Oregon 97005 , . .• , REFERENCE? ZC 29-79a/ZC 29-79b ,. Location: East of 135th Avenue between Scholls Ferry Road and Walnut Street (Wash. Co. Tax Map 1S1 33D, Tax Lot 300 ' 1 and Tax Map 1S1 33DC, Tax Lots 100, 300, 400, and 500) . I , Dear Mr. Kruegar7 , The Tigard Planning Commission on May 20, 1980 ha8 voted to recommend to the Z,1 City Council that Phase I - 89 Single Familv, Units on 50000 square foot ;',' lots General P10. Review be approved stbject o the following donditions: : I. Phase II - ZC 29-79a (apartments) shall be brought before the Planning • Commission at a later date. . * „A . . .'.: 2. Phase I - ZC 29-79b (R-5) shall comply with ti requirements of the Tigard Municipal Code, Chapter 17, Land Partition Ordinance. 1 3. Actual construction on each single family or duplex (attached single family) lot shall be resolved relative to configUration, zero lot line, I , , and setback, requirements on the Preliminary at Plan. This Plan Shall ,n be cleared with the Building DepartMent and Pmblic Works Department prior .. to consideration of the Final Plat. It shall be clearly noted what is to be constructed on each/every lot in Phase I to avoid differences .1 at the construction stage. Also zero lot line on each/every lot would conflict with tequirement for easementSh 4. A Homeowner Agreemeht, if one should b adopted, shall be reviewed by Staff and May be reviewed by the City Coucil. All Conditions, Covenants, and Pestrictions (CCR's) shall be Subtitted to the staff for rOview 1, ■ and Comment or to recording of the Pima Plat. ., •, 5. Phase I shall be subject to site DeSign ReVieW by Staff prior to the ° issuance of Building Permits. 1, 7 1 ' ) I . 1 2420 SiW. MAIN P,O, 80X 0397 TIGARD, OREGON 9:023 PH: 639,4171 , , ..._,___________________ ,-.' ..m11111111,111MiniiiiMigallINSMOMMIMIMIlial '/Niii.l...1.11.1. . .- 1 . n r r' 4 'r. k *■ 1, 2C 29-79a/ZC 29-79b Page 2 5. Necessary right-of-way dedication on 135th Avenue shall be made as directed by the Public Works Director. Half-street improvements to Collector Street Standards shall be made for the full length of frontage on 135th Avenue. These improvements shall be made including the frontage on Tax Lots 200, 300, and 400 on Map 1S1 33DC. A Local improvement District may be considered for this installation initiated by the developer and supervised by the City of Tigard. All construction in the public right-of-way shall be approved by the City prior to commencement of work. 7. A Variance from the 10,000 square foot requirement for duplexes in a !' R-5 Zone is hereby granted by the Planning Commission. Miriimuxnr duplex • lot sizes in this development may not be less than 8,000 square feet. Refer to Condition #3 on the preceding page for further clarification. 8. Dedication of 3.4 acres to the City of Tigard shall be made for City Park purposes. A meets and bounds legal description for this property shall be provided at the time of submission of the Final Plat. ,.,`q;• 9: Emergency vehicle access to the apartment units will be resolved when Phase zl is presented to the Planning Commission. 10. Consideration shall be given to Tax Lots 400 and 401 to the east of proposed "A" Street off-'site. Temporary driveways or some alternate means of service should be considered'. 11. All public local streets shall be fifty (50') foot dedicated rights-of- , 4 .`„b way with thirty-four (34') feet of paved surface. All coy l-tIOtor streets shall have sixty (SO') toot dedicated rights-of-way with ' ,red surface " to be determined by the Public Works .Director, and sidewalks on both Sides of the street. Actual placement of sidewalks shall he resolved ' .:. through Site Design Review with the Public Works Director. 12. No Occupancy Permits shall be issued until all conditions placed upon this development by the City of Tigard have been satisfied and inspections verifying this have been carried Out by the appropriate department. 13. No partitions^ s �1 be made in reference to this project unless formal applicationismade to the Cit y of x;,,g ara Planning Depart- ment • and the minor land partition is approved and recorded. 14b No changes will be made to approved roved g will PP Plans or specifications unlOss formal application is made to the appropriate City department and changes are • approved by that department. Application for c1mnges will be made in writing and shall include applicable drawings. 15. Grading plans and construction p� is right ayy shall ubl o s_of-,�., plane on all .p be submitted and approved by the Public Works Di ^ector prior to Commence- ment ent of work. fi V • ,- 'r t,+1 1 7 } ♦ . , i — (C.X,, W. 1 t ' ZC 29-79a/ZC 29-79b Page 3 A 16. Public water service and sanitary service shall be instal,l,ed to this Y site prior to the issuance of a Building Permit. :.,, 17. All existing or proposed utilities shall be placed underground. Street • lighting installations shall be approved by the Public Works Director. 4.`1 18. No Building Permit shall be issued until the expiration of the twenty (20) day appeal period from the date of approval. 19. Improvement8 may be bonded prior to issuance of Building Permits. I, • 20. That street improvements be constructed to the approval of the Public Works Director prior to the recording of the Final Plat or issuance of a I . Building Permit, ,! 21. On-site drainage plans for drainage during construction shall be approved by the Public Works Department prior to commencement of any construction. This recommendation has been written in ordinance form and will be considered ,• by the City Council at its June 23, 1980 meeting, Fowler Junior High School, .', Lecture Room, 10865 SW Walnut Street, 7:30 p.m. At that tine, the City e Council has the followslig options: approve, modify, deny, remand back to the Planning Commission or determine to hold a hearing on the record established 4 at the Planning Commission. „s, No additional testimony will be taken by the Council at its meeting. • ' , You will be provided written notice of the Council's action. • Sin W 4 ,j.die Howard Planning Director Artivinc NOTE: This acknowledgement must be signed and returned to the City of Tigard Planning Department. Failure to return this ackizowledgemeht will result in no further action on this project with regards to issuance of !wilding Permits or engineering approval , // gg y ',' Signature (applicant) Date j 1 I. . Signature (owner) Date I.� 1 ` p 4 II :.r '.. .._...._.....,-._......r._...._.._.,,-.,._ ..,.,. ...._,. a ..1,__ .i r.... .... __.........._... .._ .._._._..__..„.IL-,._..,_._,.........._..._.. .. _..-._... _. __ ca __.._ • • � 1 AGENDA ;.l TIGARD PLANNING COMMISSION May 20, 1980 - 7:30 p.m. Fowler Junior High - Lecture Room 10865 SW Walnut Street, Tigard .s r, P .i 1. Open Meeting: 2. Roll Call: 1` •5 3. Approval of Minutes from Previous Meeting 4. Planning Commission Communication: 5. Public Hearing: A. Staff Report B. Applicant's Presentation C. Public Testimony 1, 1. Proponent's• ,x. 2, Opponent's 3. Cross-Examination • 5.1 ZONE CHANGE PLANNED DEVELOPMENT DISTRICT, ZCPD 14-80 and CONDITIONAL USE, CU 7-80 and SENSITIVE LANDS PERMIT, M 4-80 (Senior Citizen Center) NPO #1 ;'° 5.2 ZONE CHANGE, ZC 11-80 (Patricia Jacobsen) NPO #1 5.3 ZONE CHANGE, ZC 12-80 and CONDITIONAL USE, CU 6-80 (Esker and Associates) .1` ”! NPO #1 5.4 ZONE CHAN, . PLANNED DEVELOPMENT DISTRICT, ZCPD 3-j80 and CONDITIONAL USE, ,< CU 8-80 and VARIANCE, V 5-80 (Alpha Properties) NPO #7 5.5 ZON8 CHANGE PLANNED DEVELOPMENT DISTRICT, ZCPD 29-79 (Winter Lake) NPO #7 5.6 ZONE CHANGE PLANNED DEVELOPMENT DISTRICT, ZCPD 1-80 (Copper Creek) NPO #6 1'.; 5.7 ZONE CHANGE PLANNED DEVELO PMENT DISTRICT, ZC^PD 13-80 and SENSITIVE LANDS PERMIT, M 3-80 (I ittleson,h3rown) NPO #5 4 5.8a ZONE ORDINANCE TEXT AMENDMENT, 7,0A 2-J80 (City of Tigard) 5.6 ZONE ORDINANCE TEXT AMENDMENT, ZOA. 4-80 (City of' Tigard) 6. Olin Bt1Sines8: ,,:•' 1. New Business • 8. other Business • 9. Adjournment `r t y. 4 — A �• CM . • • awwa, • .A . • as .•••• a .M':.._.-_..to t.,F•.,.:i:..r fsr c.a w3.11w sS .ry#wp t..Psw-• • • T� � M PUBLIC NOTICE TIGARD PLANNING COMMISSION May 20, 1980 - 7:30 p.m. Fowler Junior High - Lecture Room ` 10865 SW Walnut Street, Tigard 5. ' Public Hearings a 5.1 ZONE CHANGE PLANNED DEVELOPMENT DISTRICT, ZCPD 14-80 and CONDITIONAL USE, CU 7- 80 and SENSITIVE LANDS PERMIT, M 4-80 (Senior Citizen Center) NPO #1 A request by William R. Bruner for a Zone Map Amendment with a Preliminary and General Program Review request from R-7 "Single Family Residential" to R-7PD "Single Family Residential Planned Development District" and a request for a Conditional Use to build a Senior Citizen Center on 3.257 acres located at the corner of O'Mara and Edgewood Streets (Crash. Co. Tax Map 2S1 2DB, Tax Lot 600) . i 5.2 ZONE CHANGE, ZC 11-80 (Patricia Jacobsen) NPO 41 ir A request by Patricia Jacobsen for a Zone Map Amendment from Washington County RU-4 to City of Tigard R-7 "Single Family Residential" located at 9850 SW Garrett (Wash. Co. Tax Map 2S1 2CC, Tax Lot 400) . •f a 5.3 ZONE CHANGE, ZC 12-80 and CONDITIONAL USE CU 6-80 (Eaker and Associates) .71 NPO # 1 ; ' A request by Eaker and Associates for a Zone Map Amendment from C-3 "General Commercial" to C-P "Commercial Professional" and a Conditional Use request for a professional office building on .97 acres located at I ! 0, 13620 SW Pacific Highway (Wash. Co. Tax Map 2S1 2CC, Tax Lot 900) . 5.4 ZONE CHANCE PLANNED DEVELOPMENT DISTRICT, ZCPD 8-80 and CONDITIONAL USE CU 8-80 and VARIANCE, V 5-80 (Alpha Properties) NPO # 7 ?: jj Amendment With a Preliminary request by Alpha Properties for a Zone Map Ame ,a A • to City of Tigard R-7PD Single Family from Washington County RU-4 and General Plan Program Review request Residential Planned Development District" and a request for Conditional Use to build duplex (attached Single family) units and a Variance request for a cul-de-sac Located at 10485 SW North Dakota Street (Wash. Co. Tax Map 151 34DA, Tax tot 100) . 5.5 ZONE CHANGE PLANNED DEVELOPMENT DISTRICT, ZCPD 29-7 � r 29-79 (Winter Lake) NPO #7 A request by Russell Kruger for a General Plan Review for Phase /1 of Winter Lake located between SW 185th and SW 130th, north of Morning Hill and Falcon Rise Drive (Wash. Co. Tax Map 181 33D, Tax Lot 300 and Tax Map 151 33DC, Tax Lots 100, 300, 404 and 500) 4 • \. • aniumminswitmeremiammgmlimpleimmunia r 44.4. ck * P[YBL1C NOTICE Page, 2 . M y 20, 1980 y S.6 ZONE CHANGE .PLANNED DEVELOPMENT DISTRICT, ZCPD 1-80 (Copper, Creek) NPO #6 A request by Tualatin Development Company for a Preliminary Plan Review I / for Stage i of Copper Creek for a single family planned unit development located south of SW Durham Road between SW 98th and SW Alderbrook Drive (Wash. Co. 2S:1 14B, Tax Lot 100) . 5.7 ZONE CHANGE PLANNED DEVELOPMENT DISTRICT, ZCPD 13-80 and SENSITIVE LANDS PERMIT, M 3-80 (K.ittleson/Brown) NPO #5 + A requ,2st by Eldon Edwards for a Preliminary Plan Review for a planned unit development in a Light Industrial Zone A), R-7 "Single Family Residential" to M-3PD "Light Industrial Zone Planned Development District" on Wash. Co. Tax Map 251 1, Tax Lot 1400; B) M-3 "Light Indust-:rie.l Zone" to M-3PD "Light Industrial Zone Planned Development District" on Wash. Co. Tax Map 2S1 12A, Tax Lot 700 and Tax Map 2S1 12BA, Tax Lot 100; . and " located at 7415 SW Bonita Road, area of 26.57 acres. 5.8a ZONE ORDINANCE TEXT AMENDMENT, ZOA 2-80 (City of Tigard) A request by the City of Tigard for a Zone Ordinance Text Amendment for Chapter 18,24 creating zoning regulation for the A-20 (20 dwelling units per gross acre) and A-40 (40 dwelling units per gross acne) "Multi-family Residential" Zones. d 5.81 ZONE ORDINANCE AMENDMENT, ZOA 4-80 (City of Tigard) A request by the City of Tigard for a Zone Ordinance Text Amendment for Chapter 18.36 of the Tigard Municipal Code relating to the "Highway Commercial" (C--5) Zu ze. ' z • h For T.T,+ to publish 5/7/80 and 5/g/80 Vzmd Cy X1 a: .s { 1 MINUTES ,. TIGARD PLANNING COMMISSION '' May 20, 1980 "' : Page 6 I . Variance V 5. 80, bas on staff findings and recommendations, with the ;, addition of Condition, 10 the Recommendations: "That four additional parking spaces shall be ovided in the development at site design • review." The motion was s' ••nded by Kolleas and passed unanimously. a 5.5 ZONE CHANGE PLANNED DEVELOP m T DISTRICT, ZCPD 29—?9 (Winter Lake) NPO #7 •., A request by Russell Kruger for a General SW Review for 1 . ■ Phase II of Winter nkC3 i o':at�:'ia„ between S�Y�f 135th and SW I, ' 130th, north of Morning Hill and Falcon Rise Drive (`lash. s { Co. Tax Map 1S1 33D, Tax Lot 300 and Tax Map 1S1 33DC, Tai: Lots 100, 300, kOO, and 500). 1. Howard read the STAFF REPORT and RECOMMENDATIONS. The APPLICANT'S PRESENTATIOrr was made by Ron O'Brian. of Bancroft, ..,.,i Peterson & Associates, Inc., 110 'N.E. 3rd Avenue, The, Hillsboro. � 1,: applicant agreed in general with the staff report and recommendations. l' ' Mr. O'Brian suggested it would be more appropriate as Condition 8 to require the metes and bounds description of the donated park area to .' ,, !l; �; be "provided at the ti.tao of submission of the final plat" rather than I } ! the preliminary plat, as written. Staff agreed to this. O'Brian disc- I. cussed the conditions giving rise to Condition 10, and Howard explained ' , ; development that will take place in the foreseeable future in this :-. t whole general area. i M . I , 'Brian asked with respect to Condition 11�that the requirement I . , for collector street pavettier{r, width be reduced to 40 from 44 feet, or \ left to determination of the Public Works Director. Speaker questioned O'Brian particularly with his agreement to Condition 3 i ; eli tlinaced c er tain objects in marketin g tactics described in the applicant's , written material. He Wa8 agreeable to this condition. He described P. the architectural review corn ittee contemplated and its function. 'I PUBLIC TESTIMONY was given by Steve Wilson, 11610 8W 135th Aveenue, . Who asked as an adjoining property owner to have some input into the architectural pluming of adjoining buildings, and that some considera- y tion be given for privacy screening; and he questioned what provision for sewer and water for his property could be made. Hovt'ard stated-� gated, site ( T design revieW vas the p1 consider the first his concerns,' �c�� to co d r> t •brio of h He suggested fir. Wilson and the owner of ;'1�ax Lot 400 should be talking / i . 1 with the developers immediately about Water and sewer connections, since both wo;xld be close to their property lute,,. Howard agreed to help hirit Work with the applicant on thiso Speaker asked. what Tax Lot 300 Wass j.'' i( O'Brian expl .ined it was part of a flag lot included in thei ' development. I ■ C. r w t ;id MINUTES TIGARD PLANNING COMMISSION : ' . May 20, 1980 ' ;Page 5 ,;. located a 10485 SW North Dakota Street (Was,' . Co, Tax Map 151 34q., Tax Lot 100). f Richard Reed read the STAFF REPORT and REC MMENDATI.ONS. ; The APPLICANT" PRESENTATION was made by , 1en McCurdy of Alpha Properties, 6850 SW `O3th, Beaverton. He agr, ed to the staff Findings and recommendations d offered to answer questions. Upon being asked, he affirmed it was the intention of Alpha Properties to retain the :' project as rental propo ties. , � PUB TEST_MON ' was presented by: , y' ' • *** Steve Spiegel, 10•th and North Dakota, who favored the proposal. **. Betty Cookson, 10524 SW No Dakota, who expressed concern that the flood waters °aver mo of the area than is contemplated in (; this plan, i CROSS0.EXAMINATION AND REBUTT,, s With respect to Mrs. Cookson's j ob3ection, the commission felt the. it Thad no choice but to abide by x� the Carps of Engineers data with re pact to flood elevations. (Note: Commissioner Herron was ='xcu,sed from the meeting at this point.) ,]' COMMISSION DISCUSSION AND ACTION: 'opp expressed concern for the .' . adequacy of parking spaces within the project, feeling that 18 i •. street parking spaces would be inadequate to serve the residents. ±. C'ansiderable discussion followed in , hich t was brought up that all the parking designated was outside '61e 100 ' ear floodplain. The opinion was expressed that the would be 1 the ha in allowing a portion of l some parking spaces to fa within the flood , because of the topography of the site and the subs antial po 'bion to be dedicated for greenhray. I ` . . standards appl• d e " w . the applicable section of the Code ; and Popp agre-det. Howard read Popp asked the b e o a�ari� c s Pp ' he situation vtpol.d indeed q ialify for the variance asked for. There •. as discussion of '" where four more additional parking spaces might be ottated, and questioning of the iltorziatives p oriented in Condit ,on 9. Reward presented the thinking behind the alternatives offer-d a ,d the poSsi., • itiesn phveioib3olihiflmatd by the Public ks .reotor,y the fioW of Pa o Creek a� 1 b:�1 .xtc 1u dd: g p p ng t , this ;point. 1 Popp . OVER approval o f MCP � �� Conditional Ilse G Sago, and r •.L i:. • MINUTES TIGARD PLANNING COMMISSION May 20, 1980 Page 7 or b 0'w/ COMMISSION DISCUSSION MID ACTION: After brief discussion in which if it was pointed out there would be more issues to be considered when the apartment portion of this development is considered, Smith MOVED for . " approval of Zone Change ZC 29—?9a (apartments) and ZC 29.-79b (R-5), r" .\ together with General Plan Review for Phase I--89 single family units on 5,000 square foot lots, based on staff findings and recommendations, with Condition 8 to call for legal description of donated parcels for ,.I park purposes at the time of submission of the final plat (instead of / ) preliminary plat) , and Condition 11 modified to have the second sentence read, "All collector streets shall be sixty (601) foot dedicated rights of way with paved zur.faceo to be determined by the Public Works Director, and sidewalks on both sides of the street." Kolleas seconded the motion, '1• which carried unanimously. , At this point the president asked staff the status of Item 5.7, which is for a development in sensitive lands. Howard read a letter from the applicant asking withdrawal in the face of an adverse staff w' report. It appears the issue will be heard at the July meeting. 5.6 ZONE MANGE P:LMt b D PMENT DISTRICT, ZCPD 1.-80 (Coppe•I Creek) NPO #6 A reque=t by Tual tin Developniont Company for a Preliminary r Play Rev, ew for tags I of Copper Creek for a single family planned i it d .relopntent located south of SW Do.rhatu Road bet seen S t 98th and SW Alderbrcok Drive (Wash. Co. 2S1 14B, Tax .rut I00), Howard rea•. the STA 'P REPORT and RECOMMENDATIONS. Richard W k=r of wakes Associates, Inc., 11080 SW Allen Blvd., ' Beaverton., m de t e APPLICANT'S PRESENTATION, He agreed in general with the st f re ort and recommendations, but discussed in some detail Condition t 'cai i.'.g for modification of a number of lots, parts of which were planned within sensitive lands, Re asked this condition be delete Th= a was no PoBLIC TESTIMONY offered. CeMMISSION DI8,:4SS ON AND ACS TIN Smith Urged insertion of a 1. vi sec excavation in sensitive lands. In diQCttasion 5rovi.�'ion ca113.ng fo � did ex ive o f h itive l.an s .same, Howard at ngestcd (1) t.ho iota within the sens tive sands Coal bl i redeoigned to exclude the steeply-sloping or Jolts and ati11 r"taLn. the tinimum 5,000 e ta ' • P q'. , re foot size on truly bui dable land, and ( ) there could, with the loss of perhaps only one 10 , be a street form d in the area of Lota 20, 21, 63 and 62 to connect th southorfrt cads-e c with the large loop street to the stroll, thus • • • . ••I • '"''7""'>.1.I^'w+ « rw.«..w•.n.,n'-ir,T... . r..s-+•e0.'e-� • i r . ' 'S'. .,d I u,. YdV 1 a.... x P ►' MI NU TES ` , TIGARD PLANNING COMMISSION May 20, 1980 Page 8 s? affording much better circula on to the loop street rest e6ts. x''Unk expressed opposition to the fla• lotting ,of lots 1 through , and ' ' '( Speaker asked how far from Durh Road the Zone R-5 exVnded. Mr. Maker felt the average lot size, in view of the PD designation, to be the more important consideration He then explained the rationale ■ for the lots with back yards on teep slopes as 4iowing large houses with decks, perhaps on piling, o1(erloaking the wp`oded slopes; whereas excluding the sensitive land fro lots would require small houses unadvantageously placed with res ect to the mgut desirable feature--* r the naturally green 'draw or smal canyon at the rear of the lot. . Speaker expressed concern fo the future of Lot 1, containing 19,000 square feet. He felt acce s adequate to serve some possible ,.b future partitioning of this lot stould be provided. In further discus- sion Mr. Maker acknowledged large back: yards which included steeply- sloping land would, according to tie formula, allow higher density, Ae ., Popp MOVED aprrcval of ZCPD 1.!8Q, together with Preliminary Plan Review for Stage I of the Copper Cieek Development, based on staff findings and recommendations, but th Condition 3 to read: "Lots 1, 4: 7: 8: 9, inn 18, 19 and 2Q, s all be modified for better traffic circulation pattern," Helmer seconded the motion. In some further discussion Smith favored retention of the steeply"-sloping aread in common ownership and care, while allowing modification of back yard set backs if necessary in order to fford the most advantageous siting of the residence on the lot, It was felt the various concerns of the commissioners had been addressed and would receive consideration in the , formulation of the General Plans The motion then carried unanimously, Fy 5.8a BONE ORDINANCE TEXT AME$ MENT, ZOA 2-x$0 (City of Tigard] 1 Howard eX p laina the features f the draft of P r o p o#ed ordinance e governing A.._2, A 20 and A 40 Heoid ttial Zones, ke called a ttantion to the fact there a. e no conditiona 'trees alloWed in these zones. He discussed also im act on the st. aller lot pattern. in the West � P Portland Heights SUa bdivialon, toget er With the reasons for the provisions in 18.24.150 (6) as prop sect. �. q u. Popp sugg' a ed this whole issu re ses additional stud y b y the commissioners, d thorofote any ac ion should be deferred to the next meeting, to be held June 30 On MOT O b duly Made and seconded the matter was de erred to the June ;3 m et .tig• + - ANCE At E 'DM T Z+bA. 4-80 (City of l'igard) , being 5.$� ZONE 0��DIH a remand of Chapter 18.3 6,, Hightay o erd ,al done (0.i5). Howard discussed various aspects of the lot coverage--- landscaping, parking, 41=441•1•111011•041411444■1144i.1.144 : ,)„, _i )c,. v ,.., ....., ' , , , ,,, , D,A. , / 4. ot,.. „ I . „ , ,, n ,, e , ' l'' ' ' " f 60 - ( 4 '.,,, • '1‘ ^ ' , q . STAFF REPORT ;II AGENDA 5.5 e '4 . TIGARD PLANNING COMMISSION 4 (Y 1 , , May 20, 1980 - 7:30 p.m. 0*/ Fowler Junior High - Lecture Room 0 , :. . 10865 SW Walnut Street, Tigard ' 4' (-10,1' 1, t,ii . , , ,, A, LA'l ''14c '1 e- 1) A , , k o,• DOCKET: ZONE CHANGE, ZC 29-79a partments) - ZC 29-7 b (R-5) , (Winter Lake Planned Unit Development) , , . . APPLICANT: RUSSELL KRUEGER OWNER: Map 1S1 33D, Lot 100 and 7e, 4 ? ' 4320 SW 110th Avenue Map 151. 33DC, Lot 500 e- , # Beaverton, Oregon 97005 RUSSELL KRUEGER id Same Address Map 1S1 33DC, Lot 300 and 400 , ' GEORGE SCOTT /7' •11640 SW 135th , , Tigard, Oregon 97223 \ ■ APPLICATION DATE: May 5, 1980 (..'''') ,'4 4 REQUEST: For a Zone Map Amendment (ZC 29-79b) from Washington County , 0 RS-1 to City of Tigard R-5 "Single Family Residential" for . that area designated on Exhibit 2, page 3 of !linter Lake , Single Family R-5PD Multifamily A-12PD of July 1979 and 0...— Zone Map Amendment (ZC 29-79a) from Washington County R8-1 • to City Of Tigard A-12 "Multifamily Residential" for that area on the same Exhibito sere page of same document. Areas '• ., so designated Will be clearly defined on the recording of the final plat . Applicant is also requesting a General Plan Review for Phase 1 - 89 Single Family Units on 5,000 square foot lots (38 duplex or attached single family dwellings) . SITS LOCATION: Phase I and Phase II: East of 135th Avenue between Scholl Ferry Road and Walnut Street (Wash. Co. tax Map 1S1 33Do Tax Lot 300 and Tax Map 151 33DC, Tax Lots 100, 300, 400, and 500) . i PREVIOUS ACTION» On DeceMber 5, 1978, the applicant's request for a Zone Map Amendment with PteliMinary Plan Development ReVieW approval was Tabled for two reasonSt (1) The applicant WaS finalizing a puchase of land adjacent north of the , subject site that he Wanted to include in the total plat. (2) The City of Tigatd and the Neighborhood Plan Organizatibn f7 Were still donSidering the 4 . land use and zoning designation for this area. . , On Little 19, 1979, the Planning CommisSibh Detied the applicants Planned Development and Stated the following for the applicant to resolve in hOW application ' . . OF' $ ' 4. i4 4 t 1, . . k t STAFF REPORT AGENDA 5.5/ZC 29-79a and b • TIGARD PLANNING COMMISSION May 20, 1980 Page 2 1. Calculations should be specific regarding density in relation to PD and Sensitive Lands. 2. Information on the schools in the Tigard School District should be obtained. 3. Sensitive Land areas within this project should be addressed. A drainage way area in the eastern portion of the project needs to be considered. 4. Park and Recreational issues should be resolved with the Park Board. • On August 21, 1979, the Planning Commission approved Zone Change, ZC 29-79a and ZC 29-79b and directed the applicant to address the following issues - Emergency vehicle access, the drainage way issues and the floodplain issues. A re-examination of the floodplain was requested, On February 5, 1980, the Planning Commission considered the Staff Report on 6 Special Use Permit, M 1-80 which addressed the floodplain, drainage way, and emergency access issues raised at a previous meeting. M 1-80 was Approved with the following conditions: 1. That the question of emergency vehicle access be resolved at the General Plan and Program Heating. 2, That site and public drainage construction plans 133 approved by the Building and Public Works Department prior to issuance of Building Permits or Bonds. P 3. No changes will be made to approved plans or specifications' unless formal application is made to the appropriate City depaxtmentandohanges are approved by that department. Application for changes will be made in Writing and shall include applicable drawingS. 4. That the proposed drainage system shown on this application be added to the General Plan, I. FINDINGS OE FACT: See attached Staff Report of August 21i 1979, indings have not changed substantially. Applicant has addteased all concerns of Staff and the Planning Commission in Narrative dated may 8, 1980 and made a part of the reCord. , 6 41k i•a, . m Fax � • STAFF REPORT AGENDA 5.5/ZC 29-79a and b TIGARD PLANNING COMMISSION May 20, 1980 Page 3 II, CONCLUSIONARY FINDINGS: Reference Staff Report of August 2L, 1979. Conclusionary Findings have not changed substantially. Applicant has addressed all concerns of Staff and the Planning Commission in Narrative dated. May 8, 1980 and made a part of the record. Reference Staff Report, Docket M 1-80 of February 5, 1980 and the subsequent action of the Planning Commission. • . III. STAFF RECOMMENDATION: Staff recommends approval subject to the following conditions: 1. Phase II - ZC 29-79a (apartments) shall be brought before the Planning . Commission at a later date. 2. Phase Y - ZC 29-79b (R-5) shall comply with the requirements of the Tigard Municipal Code, Chapter 17, Land Partition Ordinance 3. Actual construction on each single family or duplex (attached single family) lot shall be resolved relative to configuration, zero lot line, and setback requirements on the Preliminary Plat Plan. This Plan shall be cleared with the Building Department and Public Work Department prior to consideration of the Finial Plat. It shall be clearly noted what is to be constructed on each/every lot in Phase I to avoid differences at the construction stage. Also zero lot line on each/every lot would conflict with requirement for easements. 4. A Homeowner's Agreement, if one should be adopted, shall be reviewed by A Staff and may be reviewed by the City Council. All Conditions, Covenants, and Restrictions (CCR's) shall be submitted to the Staff for review and comment prior to .recording of the Final Plat. • 5. Phase I shall be subject to Site Design Review by Staff prior to the issuance of Building Permits. • ri dedication on 13 6. ry g `" ,_ be made as Necessa ht• of way dedica 5th Avenue shall b directed is Street Standards shall be made for the full length of to by Worts Director. Half-street r b the Public ovement • . . Callecto frontage On 135th Avenue. These improvements shall be made including the frontage on Tax Lots 200, 30� and 400 on Ma 1S1 330C. A Local Improvement � P and . . initiated b"•° the District mad' be co sidered for this installation ina.t� by developer • and supervised by the City of Tigard All cons thpublic . .- � construction on xn the right-of-way sh. l be approved by the City prior to commencement of work. /4111,„„a",,/0""i'',4°1 •., w ,.., ...,... .... .... ,,,.,_ ,.,,,, .., .....•,.• ....� .,y + 3 of f rn a,f.iu `rt, i. " 'YTS pM !• A.P.1.1. ..R1.59.MTIPPIMUi AIIMMIIMIIP , , r _ , • ,. • ,-- i ,, c`li {‘,44, I. ' A, •' 1, STAFF REPORT 1‘ . AGENDA 5.5/ZC 29-79a and b I. TIGARD PLANNING COMMISSION May 20, 1980 k Page 4 ,. i 7. A Variance from the 10,000 square foot requirement for duplexes in a R-5 Zone is hereby granted by the Planning Commission. Minimum duplex lot sizes in this development may not be less than 8,000 square feet. . Refer to Condition 43 on the preceding page for further clarification. • 8. Dedication of 3.4 acres to the City of Tigard shall be made for City . Park purposes. A meets and bound legal description for this property -' . shall be provided at the time of submission of the " r410 ," 4. , Plat. ., 9. Emergency vehicle access to the apartment units wi I be resolved when Phase XI is presented to the Planning Commission. . i ., 10. Consideration shall be given to Tax tots 400 and 401 to the east of 7"-4". proposed "A" Street off-site. Temporary driveways or some alternate means of service shoUld be considered. . 11 All public local streets shall be fifty (50') foot dedicated right-of- I,, ' I ways with,eirty-four (30) feet of paved surface, All collector streets shall V'''4sixty (60 foot dedicated righof-way00' with minTivum—fortrfotr-' (44-4--fee4 b. paved sfdrtd sidewalks on both sides of the street. „, I Actual placement of side,alks shall be resolved throu.h Sit,p ..-..,..4gn L.Revtew With the Public orkS Director.2004040010:” '- -ff" ' • , 1 ,, 12. No Occupandy Permits shall be issued until all conditions placed upon• this development by ilhe City of Tigard have been satisfied and inspections e verifying this have been carried out by the appropriate department. , . 13. No minor land partations shall be made in reference to this project unless formal app ication is made to the City of Tigard Planning Depart- ment and the min r land partition is approved and recorded. ,. . 14. No changes will/be made to approved plans or specifications unless formal application iS finade to the appropriate City department and changes are approved by tqt department. Application for changes will be made in writing and s all include applicable drawings. 15. Grading plans and construction plans on all publid right-of-ways shall be submitted and approved by the Public Works Director prior to cotMehdement of work. .. Public Wate service and sanitary service shall be installed to this site prior to the issuance of a Building Permit. 17. All exist' g or proposed utilities shall be placed Uhdergrothd. Street I I lighting 'nstallatiots shall be approved by the Public Works Director. / ./ 0 ) 'D , it 1 i e ' " ., P'('''l ? D , a e e , - ' i I, ! ) II . , : (t, STAFF REPORT AGENDA 5.5/ZC 29-79a and b +. TIGARD PLANNING COMMISSION May 20, 1980 Page 5 18. No Building Permit shall be issued until the expiration of the twenty (20) day appeal period from the date of approval. 19. Improvements may be bonded prior to issuance of Building Permits. 20. That street improvements be constructed to the approval of the Public Works Director prior to the recording of the Final Plat or issuance of a Building Permit. • 21. On-site drainage plans for drainage during construdtion shall be approved by the Public Works Department prior to commencement of any construction. , "4(1 ow , Planning Director iffiry • • +-.r..,.._.ni_.-......,......nm.....v....n-n....+vrr..+r....a.... u__........................ .-,., ..J r y1'� •1 MEMORANDUM T0: Aldie Howard • FROM Frank Currie �,L�%"""'�`.�"�...... -.rw - DATE: May 20, 1980 SUBJECT: WINTER LAKE REETS y n Aldie• 1 have no quarrel with the classifications suggesting 40 •r and 44' streets in Winter take Subdivision. However, I would quote the following rough guidelines we ate tentatively considering for street classification in the upcoming comprehensive street plan: Major collectors for serving residential areas (2500-6000 vehicles/day) Parking 2 - 8 lanes 16' Travel 2 - 14 lanes 28' TOTAL 44' logic - 8' is sufficient for parking 10' delineated travel lanes with 2' "shy" distance from oncomming traffic and 2' ,/ "shy" distance from parked cars Minor collectors serving residential areas (1500 -- :',000 vehicles/day) I Parking 2 - 8 lanes I„r ' ■ Travel 1 -24', two way, undelineated lane 24' TOTAL I w ould expect that a traffic projection for street "A" should be requir ed, considering its Ultimate "through" characteristic from Scholls to SW Walnut would indicate,perhaps, something more than 2500 cars per day. We have already had discussions with Oregon Department of Transportation con- cerning traffic signals at 130th ("A" street future) prior to traffic signals at 135th, a suggestion or things to cotes. At any rate, a traffic study and projection should be the indicator, 0 a V 1, BANCROFT 4 R.E.BANCROFT P.E„ S PETEPSON8(' J.H.SIGMUND PI.S, L.D.MEINZ P..E.. ,• K.R.KRIEGER RE, • ASSaalgES J.M.PETERSON PLS. INCORPORATED R.M.O'BRIEN A.P.A. CIVIL ENGINEERS, LAND SURVEYORS&PLANNERS 140 N,E,THIRD AVENUE HILLSBORO,OREGON 97123 503/648,4101 May 14, 1980 Aldie Howard Planning Director City of Tigard 12420 S.W. Main Tigard, Oregon 97223 Re: Staff Report - Winterlake, Planned Unit Development • Aldie, After reviewing the reference staff report, I request that Condition No. 11 be modified to read as follows: "All public local streets Shall be fifty (50) foot dedicated righ -of-ways with thirty-four (34) feet of paved Surface. Collector Streets "A" and HID", as indicated on the preliminary plat, Shall be Sixty (60) foot right-oil-Ways With forty (40) feet of paved surface, and S.W. 135th shall be a seventy (70) foot right-of-way with forty-four (44) feet of pavement. Sidewalk shall be instilled on both sides of the streets. Actual placement of sidewalks shall be resolved through Site DeSign Review with the Public Works Director.° • r I have attached copies of data from traffic engineering publications. Exhibit "A° is from the Traffic Engineering Handbook, and suggests that for residential collector see , the Minimum Width in feet for urban StreetS be aS folio w8 Parking Lane 10 feet Traffic Lane 10 feet Wider traffic lanes are suggested if heavy truck ttaffie can be anticipated, however, i wottid not anticipate large Volume8 of Such traffic on either Street "A" or Bxhibit "B" is from the /transportation and Traffic Engineering Handbook, which indicates basidaily the same suggested minimum widths aS EXhibit . , / Aldie Howard Re: Winterlake • May 14, 1980 Page -2- rutther, I question the classification of "collector" for Street "D", since it is a relatively short street, and since collector streets (S.W. 135th and "A" Street) exist on either side (see circulation plan for area) . In any event, realizing that Street "D" will have no direct driveway access, that the area served by the street is relatively small, and that parking utilization (par- ticulrly along the apartment site frontage) is anticipated to be very low, a forty (40) foot paved width will be adequate. Thanking you in advance for consideration of the above, and if you should have any questions, or need further information, don't hesitate to call. Very Truly Yours, BANCROFT, PETERSON & ASSOCIATES, INC. Loren D. Meinz, P.E.r Enclosure LDM/lt Cc: Russ Krueger • (Pt 3 „'� , • .,.i. •:q1 d ,.. .. a .. • , • • . . , ` r A , .. ,..................._..,....._..._......._..,....,._.,_...,..........,,.:..,_._,u_- -4444 _ _4._-_.,..,,....,._._.. __.___.,m_.. -_.,_._,._._,....._.-,...�.__._.__,.,,.._..._.....__._._. _n_ ...�..,__._ .,__,..___...,..._....... ._. 4444__.. _ ._..�.....,.,, -_• • , E 'b,i 1.5 1--�- �r wt(, q '/ cy�/fit �`� I 1 ,$, , it'Y , �r.a i' 1 ,. 'l . ,: , ,,' ��t! ar 'A r w s L:r .1 `. .-1.4�, r, r'�G r k.k.Y .,'rs. >• �.. ,�� axr•P. �' N ' t• � §',.;P' .w. .•,,,,i ��yL,�ls a,w ,,,,,,I,w) ¢ 1.4,; , ,rr•„_ .. ,J;, 1 ' • '.t� - -,,, Alu.-.'s�eNt,.79 tl.f,:,_;; Lr ...x74. \ 0 rY ,:«,t * e',•w'WHxi�3f7(rYNr+' ` 1 6� G,Fe:•Ir• i4Y 1.'.”X25•..��. .YI Q s r .��, .1% •y�� ;fir H. ;.,'.11'>•'. ,h. n'f��•' °�i rt. 624 TRAFFIC ENGINEERING HANDBOOK GEOMETRIC DESIGN OF ROADWAY! ,� 1 -'6;.,' ,. Table 17.21—Suggested Minimum Width of Shoulders and Traffic Lanes for ' Table 11.23—Suggest). ', '''x . -;y� 1l' Rural Highways ----- - �' �, ,.....�._.�.......,... .-.�.,.; .„...,,.4a. Typo at Object �My• �' _.' n, ' Dimension in Feet for Highways. ' 1 ?'4t t1.' it of Following Number of Lanes and Conern!Importance i 1”• v-. ° --" •. t' li ,,4'• ,. t..C:1,, Continuous barrier curb.....,,.;;,,,,...,„ '1-Lane 2-Lane 2-Lane and ' • '•,' �- t-Lane High 1t tttrntlttell't'1 rrie curb.,.I , r " +' � ° 't Low Intermediate bititt iXtra Iti�h barrier'ourb„r • '• t�, - '—'—r I C;uurrlrtti ' �,' !` ) Through trans lane,.,.,,,,,.r.,r.,,.. i1 16^11 12 rarnpet 0[Calilna,.,.,,..,,.,•••..,,.....•ii ' :'' Si Uaal,lei+houl�tcr*.,...,,,x,,,,,,,,,,,,, 4-8 8 10 I1bntmentor pier..,.,,,r,,,,,•,,,•,•,,,,.1! . ff . i' 'j : *Dina not Include rounded•ofT portion of outside shoulder edge. i A Policy on Arterial Highwa, '' 5auri.e. S ' 'i Officials, Washington, 13, C. 1957, pp, 11 ' 1 •. ,, Source: A Policy on (;eornetrlc Design o/ Rural fllghways, 1954, p, 225, and Geometric Design • r ,'< way Standards o Highways sOther Than Freeways, 1951, pp, 9-10, American Association of State Hight- at fairly high speeds. To accotng i • ,N'pi Table 17.22---Suggested Mtniniurn Width in Feet of Parking and of curb face and total rise (or he:` 4 ,444 ,•, ' ' ' } A.'-'.::i iz Traffic Lanes for Urban Streets . S1dpe ., w.. • ( .i, )k,,t, ' a I 0 (Horizontal to vertical) ! • •i`v,r';;,i,• 'oft btnt• Local 2 .I: 1 ..: Between 2 1 and 1 s L u i' rq,1 �F Expree2 Arterial '`':y: F.i ,,/ r' ,•/'6' H '' ,. yf way 1 1 ,' r..,..w, , , ;$1n'gle'Vniitiiy S1n;xia Fluidly + ,...,a+ „i !,, '- i ;"g,,,r,•111 g'*. Reaidtfati(tt.Aced Other Residential Area Other t ►' ,, ?i' �+. , Ti:,, Ugh traffic lane i2 It to 11 10 ii Barrier curbs are designed to F� Curb larking lane or i-sbie 1 exceeding 1 , 3, horizontal to Vet . ,. ,• +,,,,,,,-;-..; ' p� t,hdu�(10e,,,,,,,,,,,,,,,,, —!r 1 .w .�..::::....+:..... - ,. r For urban speeds, barrier curbs o . - :'1.,'' '' :i. *Parking may be limits' to one side tinder light tralfad volumes. , i: 4 convenience and to permit clear . '. ;+' ",n ,r,�'t' Sours:; Standards/or Street Facilities and Services Procedure Manual 7A National Committee , •": ' ' 1.' '''t on Urban Trnnspottationt Public Administration Service, Cxiieago, 1951$ p, 23,' t curbs of parabolic,01'two-step do , t 'a'� �' ` . locations, "'d• ' According to Tabies 11,21 and 17,22, 8-ft shoulders oe smaller, and 10-ft lanes , , , " ''I "' K Medians. Medians are regnir ,: k }w,,. �f. or srhialler, are Suggested only for streets and highways of low importance. These , , dimensions • r The minimum practical width o . .,'i� 4 ,�,:A,i dimensions provide minimum clearances between passenger cars and extremely close turns and to prevent enoroachme -.- clearances for tracks, They should be employed only on low»volume roads Where r;1 ' �' , , i other functions, as follows., i- ,welts are few, parking occurs infrequently, and low-quality operation is to be , •,. , ..,�� ;; :f i' tolerated, To provide pedestrian ha..„-. • I ,4:a;} �; � High-volume reads with minimum 12-ft traffic lanes and 10-ft parking lanes 1 To provide location for tri , , Xt,.i^,t. provide detit'able between-vehicle learances which create smooth operating condi- i To provide left turn,lane.,- ' 1. .tt i'. , To `shadow" a crossing p , ;, , tions, increased drive'1r ease, good capacity, and reduced hazard, Parking lanes of "shadow", • q, ,. , To shadow a crossing t 10 to 14 ft widths may well be provided when future volumes indicate eventual To pt;rmit,t,l turns front ii '"• ' 4. `+ need to prohibit curb parking,ct the lane is then of adequate width for efficient j , '.` !; through movement, it is generall;► recognized that A. • ;`'� •;.". .,~, Studies of tininterrupted flow have indicated the minimum and desirable cletir� noise, driving tension, and heae ances from edge of through pavement to obstacles at the side of the road as shown ,i , p other nonColilsion Bocce,. in the l, '`"'t i 1 i of 1•U'=ft median Width Is re u ;�r x 43 hi Table 17,23, ' '�` „� � landscaping, x ,', an •',• '' ,, , ,,, 'Where a mountable curb is employed, no extra paverhent width is required to t '� � � � � , Head-on collisions occur ,nfr ,; ,t : preserve the effective width of the adjacent through tragic lane, but I to 6 A of r r°Ye, roads of i�l .. ' particularly deplored by the ttb, �'; �, ,;«'�p• extra pavement width is needed for this purpose where barrier curbs are in"stalled. median ':•'• t '; Rp , median accidents for g ' '• Guard tail and more formidable obstructions should be located at least 6 ft rrorii the ,, , ' •r 1i• Width of medians Very little dal ,• , r,�t,e1,,,i through pavement edge, but minimum clearances may be allowed In special cases, , , ;, .' . ; , .b ;"4 such us tin long bridges, of gifting drivers of dot-of-emits ',�,. w at least SO ft are desirable on hi'. . • I,* °�ti'� '' Design k? etrebs. curbs are of two types, mountable and barrier. Mountable W.� "" t,„e4-,w � curbs should be designed so they may be crossed eagily 't�tlthnut disccSmfort, even uu lb l4 B4,..r eneo with, 'a� °.^" "* '' i., "Accident jpe( ,; 41', •, r,.r";•4't, ij>1Lld. 2e6, : oh MOO ne Behavior, 13ttllettii t371 1�-1ig' " a ,.::.s,*, •., ' ,:. 'Ai'l,i'''i,,,t ''' ' ''' . • ,i " ' .„ f *' 4.,Y f , .,Tr , ' I, ,y tst,f„ . f x �{" M :fj " k t r' ,f'rt? ,1” , "',, al L,,tt in fftg,1:, f.'.. .1(µ 7jyr .';'' r$ Y, •„ Y •\ , , {jr:f :, 1"r,'':;rr.'',* /.N y i, ' , tr, , , u ?t • • r;a' ' ,• ,a p:, a V• 'kf,l r 11 v , 4444 ,4444.„_. ....,�,.,,�,,.�-. ,4444... µ n �.,,.�„ 4444,.,.. ,,,i. ,�.,a.,. , ., 4444,,...,,,, .,. ,.• .” 44i. n 4,4,4,4' 1 t1. rt, It I l f,'''''' i ta. r —:—?t ti '1� B ,,,x,•4:. e x9 ilr'S'P,{lil N • t'l�n•a• 1" t ;�; et Ft ,' " 7aa"w a flrs1 r ,,, Ib; �1i" :ww .41.i AW 3 k Ci'.;JSs7�t,clis.'.•rbaj��� WrxCtik�.:l�uArto.,,4 .4 r:Kk.1 WIti il6a4;:5..0 ..74.14d..I.dx3i,A64.5; _a4�u . WL +IVOCJtk• a ii i ,gy' 13` t a • 624 'Transportation and Traffic Engineering Handbook , • ' • : A weaving set �. prised of two or more traffic lanes. On freeways where eight or more lanes are pro- by merging artd vided, two or more reversible lanes may be included in the cross section; sometimes mined by capaci t. express lanes are separated from lanes serving shorter distance travel resulting in a additional widtl- "dual-dual" facility, weaving section,' °'`r , On all freeways, expressway's, and other arterial highways traffic lanes should be Appreciable I'., at least 12 ft wide For local:roads and streets, the desirable•minimum width of a cantly reduce tl ;' l• . traffic lane is'11 ft,41thnugh 10-ft or even 9-,ft lanes are adequate for low traffic vol`-. climbing lanes, v.'.- limes' with few trucks; The full traveled way width for the approaches should be number, of truck ?a " • carried across all structures, downhill lanes f.rt , Undivided highways on tangents or flat curves have a crown or high point in the must descend ate',11 middle and slope downward toward both edges,The downward cross slope(crossfall) should be consi(4'. may be a plane or curved section or a combination of both, Divided highways may Climbing la ' have each traveled way crowned or may have a straight slope across the entire width immediate recoi� of each traveled.way.Table 14,11 shows normal cross slopes for various type highway for the through.4 ' g surfaces, edge of climbit1.:, When two or more lanes are sloped in the same direction on multilane pavement, emergency stop(, each successive lane outward from the crown line should have an increased slope, wide is adequat .$ The lane adjacent to the crown line should be sloped at the normal minimum slope, The start of ',,, _. and the slope on each successive lane should be increased by 116 in per ft, When of a typical truce''" • curbs are used along high-type pavements, a cross slope of in, per ft on the outer climbing lane sly•., S'' lane is the practical minimum to reduce water sheeting on the traffic lane adjacent This can be del to the curb, gradient in era P, p , TABLE t4,t1 The climbing lay TA attain a speed Normal Crow slopes " Pavement Surface Type in./ft ft/ft etti/m Shoulders. , • _._ .._ adjective: (1)T ' . High 1/8-1/4 MI -.02 1.0=2 intersection of Intermediate 3/16-3/8 ,015-,03 1,5--3 the width outs,,' :. Low 1/4-1/2 ,02 ''.04 2,o-4 gravel,Shelf,or _ bituminous tre • Auxilr'4r�y Canes, An auxiliary lane is that portion of the roadway adjoining the usable shoulder), traveled way for parking, speed change, turning, storage for turning, weaving, truck the rounding t climbing, or for other purposes supplementary to through traffic movement, Merge is used, 1 r When parking is pertnitted adjacent to ti trout; lane, an additional pavement: paths reserved .' , . ( _ Y•, i . (see Chapter 1 s' T t to akin Well-design r, width,ref;��1t� or 12 ft � to 4 ti�t� should be provtded.(5 p ). 'The p�,rl�l-:y spaces should then generally be Marked ft from the curb regardless actual that have tiny I / ,. , ` but cannot al pavement width available, as shown in the Manual on Uniform 7'i•a�re� control , ," ";, Devices" to ensure proper use of the parking lat��e, The additional pavement width multifold, provided necessary for proper operation of the adjacent traffic lane,Also,a parking rovtded!s necerssar i lane of 10 ft or wider can be used as a through traffic lane during peak hours or con. 1. Space is' ' : vetted into a storage lane, a turning lane, or a permanent through traffic lane if on the,t� • necessary, 2, Space tsL. •; A speed change lane is anituxiliary lane,including tapered area, prima,. ly for the 3, A sense" 'li acceleration or deceleration of vehicles entering or leaving through traffic lanes (the 4, Sight dij(1- design of speed change and turning lanes is discussed Later), 1°A Polley ON , / kt . to ganuet on ttii�'dr,,, Truffle cdutrol Devices, p't:bt:aM 1-naliwAY AbMINSSTuATt0N, U.S, Sr1PAaV Highway oiiiciatt ‘„ MI Nf of TttANtilOntATtoN(Wushiugtoh,D.C.t Cibver'riindrit!tufting office, 1971),p.203, r.:, yr� . LL �.�,y�.why e�! /au 4`1 W ii. , , s�r�ry""t'' r±'raz e":Ge■t er'p',"1!�} ';�..-po T..+# ,,no '.y t..vr lla!mi ,, w +7) .So t. r ro!s1.0:Aor�1 vii,`tit'AtSO IkMI�' fr'" Vl!M' (*motou d a. f V` �.4.. ,,4. 'y,„ ''-"�'.,!or 4, 6 to ar'',, a 11 .'0 • "rt' ' r) 7 .''�M1 • . . tar w I r 7• . • ' ' ' • . . .. 5. .. , , ,„ .. . . . ' ' i ... '.. .,, . , . , 4:',;.' - ,••••••••• ,_. '•••••• 4 „ 1., Ck.. ...................,..........i • .., A , .. ,,A,••, , . ' .. . • .• '..41'C''.lt;•••.'.....''''''....'.....'''''''''''*.''''."'....**'..\° '..*'.. *.":1 il I I i j • . „. . ' , t I • •••.....'.. :1A. • A , , ....4 , T .... .500 I . s I 1 , .• , 4,.'.•. . r— , I T:L. 200 . ., „• , . 4• 1 .• I . , :'. . • , \, 00,01 . ,k, ec4,.,,frli" °I'er,it;,..,s. ,, '''''"*"-----...._........— i•- .., 4. ';.','.1, 41..''4',,,,.44,ftVIt,,g N'• '' ,`.:_I ...pi."..*Vpi,,,,,;,,i,to.,,q. ,., V „ ' ‘," 6qt.,:llek: F,i 4.6 lib PLAN .44t . tr, ,,,,,±■ i,t4.4 „„ ,%1.1.)*A9, t J V.4.., . ,,T1 4,1c1, ,,,, ..!, . ,, , _ , FTWABLE ..c- •. -,,,, ...., e,-4-12t41,..,.o.,,,i.,,,;., ,, '04°' .. ..k -, ‘44) .....4,„ ....), i • p ,,--:. - .371 • ., , -, ,,,,J,,,...„.„:„.„--c ‘ / 6..;,,,,,,,,,,,„ .......„, i t I 1 ■ \ ; iivisr,e, , /44„,,,,., i,,,,,,.6: trkt" EBBB *I .4 ,„,,,,.414,1", FUTuRe. 5:-A-Reei" I A,: 1 \,,,, .:,, bommoir- 1.44,", : ri.:,,,,I. t`'• '54''::, 1 1—"- 1,O . i, -• t. , .. ---11 .1_, '''''t-,41,11444 ::' QV''''; ...: .1 .....L. ... . - 7,-41!, I.. ei' '-. . i,.,F,. i.-7,,,,:,,, 44,,e; ,!, , • , ,.., ."4,01• ''■,.'4r . . ', • C \ ‘ . i',' 7,1,,,I.I:.,.,.;'.40,4,,,,.,„,,,-4,,, .,,,e;ist ., s 0 TL,:,,,,„,,,,........................,,, ■, \ -1.00 44-01 iit . , , . I„,'' 1 . . . •, i 0 5 .1".- 0 "7•1 lig” cr:1 I= .4i,' ,;'.;' I ■t C,44 . . . Ac4e•->A14////i4Ht I ' • fl • I I .41' .'',,. , itarie . 4 A IIII kitA 7./.7. •,fr ,Aa.,11 v1,91 ' • t,Ir 1 01 83....... •i AAt I •, A I , , Jr L 6ITY LI kkrr —1,. sr, svr G ,, . , ...,, ....../ ,, -....,.... l'10.00.0 6011.00.100101.r0..04011 . .0 •i .• . .....,11.ft -.....) . . . 4'`..............-....-.......-... - .. ) , ' Ii I, 't■ 4. I7, ., , •• CittaiLiPMCONI Lial.N it ,... 1 0 ■■••■+ 4.47...)0° . , . . , . . .;, . . , . __ _ ——-—----w.ru•nsi5,IN•w..1p-- ____________ __ ----------,--------- .• ,. ,-.■ A , s • •, . • . „ . • I \ $ ' '' ,• . . • , . , 4 . . . r . . ',. ; . . . . . . . . , . . AFFIDAVIT OF MAILING . . . . . . . , . , • • . . . . STATE OF OREGON ) . • 11) County of Washington ) es. . City of Tigard ) . - . . • . . , . . . . I, Viola Christensen, being first duly sworn, on oath despose and say: , • • . . . That I am Secretary for the Planning Department for • . ., the City of Tigard, Oregon V That I served notice of hearing of the Tigard, Planning 1 Commission V • ... . . . of which the attached is a copy (Markedefixhibit A) upon eacl of the following named persons on the Fz77 — day of ae. ' — 1,9841, by nailing to each of them at the address shown on t e attached , . list (Marked Exhibit B) , said notice „ap hereto attalled, deposited in the United States Mail on the 92:2: day of 10'' , 19qn_, .,jr.,.., ........--.......... , postage prepaid. e . , . • • • .• „, / '°' .../ -102044AY ■ /i . . Subscribed and sworn to before me on. the ___4141e- day of [ . [.... ..._____ . , ., . •,.,,i, . i .:. ,...., -,....0..,7 , ,. ,iad24,.....i,d __,:,.,Af . ..." .., _..., ', ) i '. '' 0 0 „,. ".. .':-.-f Notg, Public of Oregon / 4 ..) Y' , ) I 0 MY °Dmmisi°n exPires1LALL-221— ,..; t r A ., ' V v .A4 . 1,. i 1 I. N tl 1 i 1 i Li 1 4 I , , , , aimmiuminut ,urii joirmaiiiiimil- ,. , -.iinumk. tioasimmaiiiiiiimig . . :, • . _,_ . •.. .. . NeTIC4 .. '�"OF .° PUi1', M . • NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION AT ITS MEETING ON TUESDAY, May 20, 1980 , AT 7:30 P.M., IN THE LLCTURE ROOM OF FOWLER JUNIOR HIGH SCHOOL, 10865 S.W. WALNUT, TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: • APPLICANT: RUSSELL 'KRUEGER OWNER: RUSSELL KRUEGER (same address) and , ~ 4320 SW 110th Avenue • . GEORGE SCOTT . .. Beaverton, Oregon 97005 . .11640 SW 135th ` . Tigard, Oregon 97223 ` REQUEST: For a Zone Map Amendment (ZC 29-79b) from Washington County RS-1 to City of Tigard R-5 and (ZC 29-79a) from Washington County RS-1 to City of Tigard A-2. For General Plan Review for Phase I `- 89 Single Family Units on 5,000 square foot lots (38 duplex or attached single family dwellings). LOCATION: East of 135th Avenue between Scholls Ferry Road and Walnut Street (Wash, Co. Tax Map 1S1 33D, Tax Lot 300 and Tax Map 1S1 33DC, „ Tax Lots 100, 300, 400, and 500) . FILE NO.. o ZC 29-79a and h 1 t �i an ,et %I ii �Va 40 A lap 0,�° a��� 4 k fall - 11 �r -ir A -: 0 3-4711 til M 0,,I , ,L,,,..„1„, ., ri jl 400ir II il _.,,...-7-1) f) / .% 11 '`; 1 '�'i(. 1 ,„,, , I)4 1 ,t \ ql ...1c-Nr%J%4`,), (;);/4 p' 1/ i ttl-t . \14 N.1 ("0 4 -ft "ail li �1 4,`'�'vc� e���,� . 1r: x N I i x'11 ,:.,,/' ii -f°i••,...J. n r; try 41 ii ii 'i /.6. 4 1' . THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OP PROCEDURES `0 OF THE PLANNING COMMISSION, ANY PERSONS HAVING INTEREST IN THIS MATTER MAY .ATTEND AND BE HEARD, OR, TESTIMONY MAY BE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD OF TAN INITIAL HEARING. , SHOULD YOU WISH TL) APPEAL, A WRITTEN LETTER ADDRESSED TO THE CITY RECORDER MUST BE RECEIVED 1' ” PRIOR O THE ZS EXPIRAT'II�D�yFJZTH I��TGJEIVT��1D�.�'S 'w'I:�R.�i,C!TIC�.NEI�IS�AT,IDk THE RE�bIC;NG"► IV NC)'Ii.'CE' ,1 TO APPEAL FOR FURTHER. 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WINTERLAKE , r ' .. • . r '' ' PLANNED UNIT DEVELOPMENT May 8, X980 [. . N.. .n' I . , • A, 1: 1 , ■ , ,.. APPLICANT ..., , . \ ; . Russell Krueger \ 4320 8.W. 110th Avente ( Bverton, Oregon 97005 , o ; Phone: 646-8911 ,. f?.• ,,' ' * . , . . .,, , • ' . . . •; . .. , ( 4 ' ,• • CON8MTING tNGINt8R8 AND PLANNtR8 ' ' . . Peterson & Alts 140 A.t, 3rd Avenue . '-' ..; - R1110boro, Oreqcin 97123 k‘t.4o. ,!• ../ Phohet 648,4101 , . . . ..„ ., ,,,, „...,.....„..., .„..... „;...:4., ' '. 4 . ampwswasommor .. ; ' Winterlake Planned Unit Development May 8, 1980 Page -1- APPLICATION This report addresses a request for General Plan approval of the first, of two phases, of the Winterlake Planned Unit Development, zone changes from Washington , County RS-1 to City of Tigard R-5 and A-12, and a preliminary plat. BACKGROUND e 1* The subject property is located on the east side of 135th Avenue, between Scholls Ferry Road and S.W. Walnut Street (Exhibit "A") . It contains 36.8 acres and is proposed to be developed in accordance with the following table .•. , USE ACREAGE 0 c! UNITS % OF SITE Single Family, 21.4 127 56.2 Duplex and (SFR 89) Right-of-Way (Duplex 38) multiple Family 12.0 138 32.6 • : Park 3.4 -0- 9.2 1 TOTALS 36.8 265 100.0 ; The Winterlake Subdivision will contain 108 residential lots. DUplexes will be located On 19 of the lots', and the remaining 89 lots Will be developed with single family units. Sote of the single family units, if not all, are proposed With zero side yard set backs. The front and rear yard set backs are proposed , to meet the minim a um set back requ th irements of the R-5 zone. Tht Single family• lots generally range from 5,000 to 6,000 SqUate feet in area, and the duplex lots range from 8,000 to 12,000 square feet in atea. The Preliminary DevelOpment Plan and EE2pal, along with a zone change to R.'5 Were approved by the Plannihy Commi8dion on AUgU8t 21, 1979. Additionally, the Zone change 't'o A,m12, the preliminary plat, and the development concept of the apartment8 were approved in principle. The major areas nceth raised by the Planning Commission during the review ptodeSS were emergency addeSs for the apattMeht0„ drainage, and flood plain isSUeS. The drainage and flood plaih sties were reSolved by Sensitive Lands Special Use * Pattrato Cate Vile # M-1-80i which Wad approved by the Planning dOttraligaiOrl VebrUary 5, 1980. Thit application was approved subject to certain dOhditiond • as outlined in the Sensitive tartd8 seotioh og this report, , • i r' ► t tii • 4 • • Winterlake Planned Unit Development ,, May 8, 1980 Page -2- REASONS AND JUSTIFICATION FOR PHASING r 1 As indicated in the schedule section on page 27 of the attached "Winterlake" re- port, this development is proposed to be constructed in two phases. The single family units and duplexes are phase I, and the apartments are phase II. The ! ' final building elevations, site plans and landscape plans are required at the General Plan review stage. However, these detailed plans have not been finaliz- ed for the apartments, and are not ready for Planning Commission review. There- fore, we are requesting a two stage review of this General Plan review applica- tion. The first stage is the information before you, and the second stage will be the detailed plans for the multiple family units. The multiple family site will remain vacant until the second phase of the General Plan review is approved by the Planning Commission. However, all of the public streets will be improved and the City Park can be improved without any delays. OVERALL CIRCULATION Exhibit "A" shows an overall circulation plan of the Winterlake Subdivision and the general area. The northern ;stub of Street "A" provides access and street frontage for the future park site. The northern stub of Street " I" provides . secondary access for the southern portion of Tax Lot 500. '?phis street stub will allow a potential future street to either access onto 135th Avenue or terminate as a cul-de-sac. • i i 1 111 {III UTILITIES AND GRADING I ' Utility plans have been prepared and no problems Were found with utility °apedi. ties, or the ability to provide the full range of Utility services. Moreinfor- ' oration is available in the attached reports and the utility plans prepared for this General Plat Review application. The grading will be minimal, and the amount is shown on the utility plan. • r ' WitbINO D481GM The duplexes and the single family residential attached and detached units are f. proposed to be compatible.. ,high quality Will insured the Corning Hill 3iti tiehi q ality units within and :gum '►erlake S�ibdivisions. This quality Will be insured by appropriate deed restrictions, governed by an ardhitedtual review doMmittee. A variety of build- ing designf� and buildin tneteria•; '' g is Will be used: The units will be earth tones p 1n color With heavy em haSis on nAtural 'wood textures. The roofing materials •. will be a hOltture of wood shakes anr4 composition. An eXisting house is iodated . pan hot 4l . which fades 135th Avehue, this struoturei' .p p e refurbished d more properly located, to allow for second dwelling unit to b s proposed an in the future. r xaer, 410=11W,AIIMIRIMMI ;leA • Wintelaake Planned Unit Development May 8, 1980 Page -3- VARIANCES Four variances are requested with this planned unit development application. The first variance is for zero side yard set backs for all 89 of the single family residential lots. Typical building site plans are shown by Exhibit "B" to illus- trate the zero side yard concept. The units will be attached or detached with zeto side yard set backs, but a minimum separation of at least 5 or 6 feet from the adjacent dwelling on the other side will be provided if detached as required by the Uniform Building Code. Lots 17, 18, and 19 are examples of this situation. Other units may be attached or detached with zero set backs on both sides. Lots 22 and 103 are examples of this situation. The zero side yard set back concept allows more efficient use of unusable 5 foot s5.de yards. Maintaining a 5 foot side yard on both sides of a 50 foot wide lot reduces the number of potential building designs. Zero side yards increase the potential of grouping larger side yards adjacent to each other, as shown by Lots 19 and 20, and Lots 25 and 26. ThiS grouping creates more separation between units in various locations, than can be otherwise accomplished with a standard 5 foot set back on both sideS. The location and amount of proposed zero side yards is not known at this time. The level will be determined by market condition and preference of individual home buyers. However, there is a need fot all of the lots to have a zero lot line potential in order to provide good flexability and housing type mixture through- out the subdivision. The second variance is a request to reduce the minimum lot site from 10,000 to 8,000 square feet for the duplex lots. A lot 8,000 square feet in area, 1.8 it sufficiently large to easily accommodate a variety of duplex hots designs. The reduced lot size can be justified by the provisions of the City Park open spade. The third variance is for the option to locate all sidewalks adjacent to the • ng curb within the subdivision and alo 135th Avenue, rather than adjacent to the property line with a 3 foot parkway adjacent to the curb. The reason fov this 1 request iS that the size of the lots within this subdivision i8 relatively Small and more foot traffic from automobiles parked on the street is anticipated. The opportunity to step out of a car onto a sidewalk, as opposed to a landScaped atea, is more appropriate. The Sidewalk standard along 135th Avenue has been increased feet to adcommodate bicycle traffic, and only 5 feet of landscaping remains (see street section on land8cape plan) . In this sitUation, the remaining 5 feet of landscaping is better utilized by elocation adjacent to the property line to help provide Sufficient toorn for a 2 to 3 foot high landscaped screening mound. The fourth variance is a requedt to mound the landScaped public tight-OD-Way parkway along 135th Avente according he street section on the landscape plan. • There is a neodity to locate part of the moUnd within this parkway so that the mound doeS not encroach to much into the side Or rear yards of the resi-, dential lots. Ftirthet, this design alternative provides a more dedirable and aesthc,uically pleasing landSdaped parkway, . 4 , a tit *.• , Winterlake Unit Development May 8, 1980 Page -4- SENSITIVE LANDS PERMIT A copy of the Sensitive Lands Permit report is attached. This report concludes :* that no flood plain exists on the subject property, and that an acceptable drain- age system can be constructed. The following are conditions of approval of the Sensitive Lands Permit: p, 1. That the question of emergency vehicle access be resolved at the General Plan and Program Hearing. 2. That site and public drainage construction plans be approved by the ' Building and Public Works Departments prior to issuance of Building Permits or Bonds. 3. No changes will he made to approved plans or specifications unless formal application is made to the appropriate City department and changes are approved by that department. Application for changes will be made in writing and shall include all applicable drawings. 4. That the proposed drainage system shown on this application be added to the General Plan. The emergency vehicle access was reviewed by the Washington ' g Y y W hxngton County Rural. Fire District #l. They indicated that the multiple-family development plan was ac- ' deptable, execpt that building group C , at the northeast" " theas" corner of the site, 'i must be within 150 feet of a d ivng surface (Exhibit "C" . Thid can be easily acdomplished by moving the cul-de-sac to the north approximately 25 feet, and ro riategdesi n which mG'Gts fito a duplex and 4-.ri-plex type structure. An ap- propriate separating the C five-plex into p p g a re.department requirements will be available at i i i i i r� � the Second phase, multiple family portion of this General Plan Review appl.uca tion. All other conditions listed above will be complied with. " . • LANDSCAPING All of the streets will be lined with street trees approximately 30 feet G.C. Will pr marily' Maple, Pine, and Plane tree vanities. A planting plan has been prepared to show the approximate location of the trees. A dombinatioh • trees posed along 135th s are artnnsnS the apartment site, but are not installed until re constructed. " a .4 r •/ ,r 4r 7!x..w,-•.....•..w4✓-.rb�i`4 r_....•.pM,y, `• '', . b r " , 6 (- \L4 Winterlake Planned Unit Development May 8, 1980 Page -5- • • PROPOSED DEED RESTRICTIONS The deed restrictions will basically cover the following major points: 1. Zero lot line arrangements prior, during and after conStruction. 2. A design review committee to insure architectural quality and proper location of dwelling units, fences and landscaping. 3. Street tree installation and maintenance. 4. Permitted set-backs, uses, and other requirements related to City Codes and Ordinances. 5. Common Driveways. 6. Maintenance of buildings and the lots. SUMMARY • The Winterlake Planned Unit Development complies with all ordinances, codes and policies of the City of Tigard, and is substantially in compliance with the pre- liminary plans already approved by the Planning commission. This development will help satisfy public need for smaller lot sizes and rental dwelling Units. j It has been designed to take advantage of the future City Park and natural aes- • thetic and visual character of the land. The end result will be the creation of , an integral part of an overall, well planned new doMmunity that will definitely be an asset to the city of Tigard. A ■ 4 0 • f A :..f„t..,r45.,,...,1 ,..0...,••.,,,,,,..- . ... ,.;y.1n�. r.:N;. ,2,,-,:.,.x..a r-7..r....._.... : ...b. 1.Y'�:,t 1,,:h...... 44 nc,.,:.}..r,., , .1„14.,�i. .a ..... ... f ,,.. 'i .',r.?, r,•n Y. ...fit. 4.',4'..,,, .r:.'{ ,.t -r.,t 1,1j�. } 'J i•+ }Ib,y 4 331` 1 J +::i 'it', ro tr Fytt,,g trty�t F., ,r, R . 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' ' it ' , ,. .,.. .41 rAd STtICa ..,R4 X1 \ ' ./ / 1.*%1dt:51,CrA,L ,,3U1L1:)‘t\iG SN'ts' P1....Ats4S. .'.'t „,,,,,,,,,, •,,.; . , ,,,,,;,,,,, ,.,,,-, ,, ,.„4,,,,,,,,,4'7/A,t'l.,4'''z,''1:';t.'"'?'.,j,,2'.1,•;,;i”',1'',.''1;0:",'i,rr:'1:'_i,,„l'A!,k,,,'','';,'"',',',1i, .','■ ;;;',,'',.;,..:',t•.1',,,,,','''..','*,',.1 i..,,,;(;;;, ,iAti;',6'''' ,';,1.,„ ',,,,,, , , ,. ,,,,, . :.,,, '4.,-'',,',.,.'' ,:■,'" .' ' .," ', )i: ,'''' ',".. * ' '1,;.k '',''' ''1:''.'.,,3 ',' :' „,,,v4, ), V.,,,,,7t'0 / 4., .'",, ,.1 .',, ,F,Pf !, .q., , ,4,,' ,,..",, t ' '",.".+t ,1, "—il,,,,...0 ,a,,,,,yArr..e,4,;,'Iq:',:' ,),. V3'',)‘-‘7' .',.• !,..(4:, .,,. 1`■.';',. 'r■,..,',V:.,„ V''', 1111: il ■,0';”, ' ,•. fr.`',4.., • . .... r'''',.. * a '4. ,, •' ,,s• t ....— . ...A, 4 ,; . . 4.."'. "4.#., • : ....44.- U ( 4/4 4 ,...#1 4 4 u•tl, 44 : .t4,7" #,,,,, ./ ,) 'r;,!',`' : '.:',4• ...,4r . . "*.!* , • .• • • , ,,%...• c. :,. ..,'... ,.3. ; to • .. . GTO ".c"-il' ‘, . r•, , , Nce?e, - ., •) . k IA .7.4. /7 880 S.W. Blanton St, .„.$ = i ' ,. 4, if,' l,i,r 1,■ , 1 „, '1; ' ,, • '.; "If" P , i- Aloha, Oregon 97005 it‘ ,..„- . it.... 4. 1(1 i,,,,,,r „,.. 1 if 7 503/649-8577 1''' DSES°*,e, kV t'A' . i V 9, .4, Y 4#1 1 r4 Mst ;,.r.,z4,. i 4 `..`," i A f , '), January 24, 1980 ,,,,.,,,.., " . ,,,, ,., , 4 '..,,'1• 11 ih,';',.\'', v q ...,,,; Benkendorf - Evans, Ltd. .4., P • i■I",,,t 1 4' 620 S. W. Fifth Avenue . ,4 Portland, Oregon 97204 1(0..„ r ‘ Gentlemen Re: Fire Department access to buildings ilLWinter Lake Project ,.. We feel we can endorse the proposed Winter Lake Project located at S. W. 135th between S. W. Walnut and Scholls Perry Road, with the , following exception. The multi-family complex, indicated on the ■1",i',0, preliminary plat as "Cft is too far from the cul-de-sac (i.e. approxi- ,.., ,1 mately 250 feet to the northern-most corner) for adequate fire equip- . ment access The minimum distance we would accept is access to all portions of the building not to exceed 150 feet. Our recommendation would be -L,-.... to relocate the cut-d !-sac or provide an access road along the east property line. 0,,...,.., Very truly yours, ‘1.. I WASHINGTON COUNTY FIRE DISTRICT NO. 1 ...,,,....../ „ , Richard 0, Butts, Senior Inspector b ■4*, 1 W ;cl, ,,P.ti■.,'.*, ' ■ ' , ,,,,''1 • Fite oteverition do8s Mot cosi It pays 14-y 14 ra\ r C f ...„'''i:. .4',, , , ,, „__„...., ,, ,,„,-, , ,,,, , ,, ,, ,,, .-4.” t. ! ( ,,. , . , ,r■t.,, ',' 0 . • • u ', 1. , $ ,,,.,71 4,,,,u^ „4, ug ,,,, ,: ,4 .1,u ,,,u;",` 1, ,, ,‘t,•,. 4 ,?..t...A ,,,',1 #,,%,4.,,''''7,174/nu#4' r,,,,n,'n. # '' 4,',2 ;1,:d (1..;f' '..7::": '.'"'' .r: ' '.":'`, 11,,:i,1't:" , ":"', ...**,; '"!'",4 '.. 1., % :'''.' .i' ,.',,,,/, t, ,', TT r., '` : -4 'A.,..,,tp:-YiAt.' ':NY.• ...' "..••s, 'is's s ''st'vs s ' s ' s . filitt;; ;,•,.,, , ,, , . ..,,,,,,,„; . , ,..s: , ' s s ' "''''' ''' '1 • 'l' . '.' ' '''' '..' '. .' ' ‘ ,.,i:„.;.,,,,.,,,,,,,,I,,.,,,„,: l''t:s! 4 :;,' ' .14q:,:„.,,;;;, , . • ' i :',;i;:',',..,;' f,i'''f'.:'■":I, . * , 1'16• ."' P* ' • ff,,;fr.1,,. 10 / ,' . ( , 4',', 4 4.'. CITY OF TIGARD PLANNING DEPARq.0.ENT F , ,s,.:;,:,w 0, t,;,,v, . ; 7 47, '1414..4 s. .4, ...VII,i'., '' 4 , et .",,c.' °„'-'...I , 10.T.'0" SCHOOL IMPtCTSTATE9Et'fl T q A 11..., , . . .1 .4.,4. ,v .; . FOR RES I DE NTI,AL DEVELO'z't,t21NTS OF 4 UNITS OR MORE 4'1 l''''•,' ' ,4,1•,'.if■ • 1 'S."2'''-,i? '•,,i,','f'1% 4,•,,,`1,-,1••i.,•■':L. . . ,,,, 1'. k .1,..,:;.•■■';-,,,,i • ()nation .. . •„,,,,,,,,„,, since one aspect of develo„yment impact relates to schools, the following in f I.r.,ti :i .■':1: ;,.:1 ra US t be comple.ted, and this sheet submitted to the Planning Cepaztrr4nt with the effected application. Please call 639-4171 if there are any questions, ,.,,,:, ,, , .,,,,,i+t....,.. . ' 1.. THE FOLLOWING IS TO BE COMPLETE'D BY THE DEVELOPER --------. -------- ' . ' :1,t,, i_,..,.. .. ,,1/4' f.,,., .„...T, ,,, . . ,s,,,, ! .14.1te ! -'-. Name of person or Eirra developing the property f.(1 .51E-L/ Ic‘X-Witostf,V--' . ''.4,1,,`„,, 1.,6`,',./:';",:'', pc„,,,, ,,(•,,,.., f„,„,..,,,- Person to contact t TA66vori ***R-_-mr...5uN ,,•,,,,,,,, , 4.,:.,,,, ...,,,,,t,,,, ,,,,,,„..w Phone number VP.I't:1 '.':!!,'•*.i ■'.,4'''',.%., !4'-'4 1:47 Vil:',..•,,e Mailing address .....i4sLNIe... 30 40R'. .1-11(ISEL-32,01:1(2- cf7123 1''"4 ....,...........,,.......*....,..............,....••••.......•............*..........................t............-.,...*-i ' : '''''''' f',•':1' "ffr.,4 7';',:‘,0::■ - Legal description of property being proposed far deve.i.op,ment (mall ziumber and. tax lot(s) number . ., S.L.L. .__A... (' //4-644:r.) i_ - . . , ,,74,,, -,., '1,.,7,,i ,-4*1 .t ,', '1 — In order to 'expedite responses from the school district involved, -..,•,,.: i;,. , inidcate a general vIciniLy description of the properly being proposed, for. I'?,i'It,i,,, 4,;•C/4! -4 ce veloprtent., ...,.: ,,...,-, ...,;`,q,;''..4''a 4, rill.)c ( 1302---Ario )3s--- iitqfficcigs- q Th'oF (V104/1„.S, p 1-4( A-, i(c-it /26 o . . . , ,...,,::t,',,,,4,'' ' ■ • t:/';'`. '''''''''F',';''.• ': . . , .1.;:. ,t.:,, ,,, ''''■:e.4 '''.i.'4 "li:'•,',::;',0,!'`, ' i 1,,. ,,t'.•:.''',.21°," § %''''::•'* p .,.,..t: , Does the proposed development xectuire a: (p1ease chock appropriate box) , .,,v,,;,, 44....,., Plan Alwridment t.,../ Zone Change . • -,,.',•.1,,,,,* : ,' •••:,,,,:,,-,-,'f i.../ , . i,i•., ''''',:,....;,.:,,:,•:„: Subdiviolon , 11-_, „,,,,,,ii,1,•:•• 1" ,.., Variance . 1•,•. 6. ., .,...'..,•,, '' / 1.,,•,,,i.,••, ,,.• !,1•,: :,..',,•,••,• tonditlonal Use Permit 17 , , , '2.6 5 , - IbLal number of d.welling urato being ptopooed ! „ 1 'r .,., '','' .4"4: ,' , . ,. . .. ,.. 44 4...4, ,. — i ., 4 .(4--...-.....-.,..,,t.,,,,,,,, 4,.■7.,,:..,•,.4:.”7::,",:',4.1't'' ...r—4-4'it t 4. 4,,4 . 44,4.,: .., ;., ,4 , ., "4'.,' ,,' . ."' . . "' ,,:" ,''' '"■''. * . f,.. .' ' "4. ,.", ■ ', ! .4.4,,'.,, .,*,,4 , 1 ',4I',i t"':14 ;. < v L.F,1,;.. .',y} f .t; Page 2 . i tA'(',, .0 r r vtl 4`?rY'' , ..4 _. Type of units being proposed: '`'`" .. Number of Units ;, '.';.�: Single Family I 35, F� ; a:,,,,s Duplex Number. of Units �. _ 1,; K , ht, ,,.,,,'4 ' Multiple . Num er of Units ..' '�•'r'r',, Multifams.ly Number of Units I ,fS";IA. ,t,44;h'1',' .0 Hoc; many. bedrooms +�.n each unit: „" •arq:;; Single Family ;r ",!`4C;: Duplex -`3..--- e�, 4F.kg o.x. . ' ' .1y ,,;tr„H+ Mfixl.tlo1.ex r ' '' Multiple Family 61_01114 i Dtw. Ap-f) 74 W iri. . ; , : "['ltd 15, Hoerr mangy acres arF+ �.n�olved itx this pxoposel. 4,;,,,,,. 3 6, '6 • ;'W,.:'` When is construction likely to begin: year W I1 J 1 mon `' ' 115.,' it, ',�{�∎lt, Is the development: to be completed in phases? j( -5 , If so, ?',, :#:, ',Lt,•`... many and d over what time period � � ll '`112-5 u�C k C t ..,1." 41'4 Pia' 2- PfrieKrc 'a"?'` When is the last: unit scheduled 'to be completed: year mor� h� t�l i t,; �; tb';f•�t,) II- SUBMIT THE COMPLETED F'OR,.�M TO THE BUSINESS OFFICE OP THE SCHOOL DISTRICT IN 1 Ft,r •,wr.+ WHICH THE SITE BEING PROPOSED FOR DEVErOPRENT IS LCCAT'D ■ {.111 tie+1 _-_ ,.r+.,.p•.,...,, .,,.ter.. ,. 11,, ,, :, ,: Fri ,D.,,,'.� 'JIII. THE FOLLOWING IS TO BE COMPLETED E1 APPROPRIATE SCHOOL DISTRIC T o ICII i,1,. +i Y..; ' r::,.,j SCHOOL NAME EXISTING Et R;»' EST. CAPACITY' ,,,., , �........ ...: 1,, q%' ...1 :1 • 1, ',IV'4,11 E1err nta y . .,;.�.., I,,IA " y'`', In to rtte di at 1 1 1 , Additional Comments: '+ .',9" 1Ynrw..:i:i,. ., .4S _ A' ;.,�.,�.....,..,. ).Lrr�, k �a. ' .T 1;, L /0 i d9 informat»,�.on provided byi: (,,. ,_ .p_ti , ....,_L.,Y.; ft A., � r �,e hc�r�e fir, ` o„43 ,�, 1.,Il�/t.e�' • ,u'a to M ._�..'� .'.•.,•.�'/ r.1�..p,..P-2e '_ _- �1i F 0 ,,`C Iv A'CUX'.H TO DEVEt,?PER FOR SU8MISSION r rra A /CATIO 1 ( tame & addresa ort page 1) 4 1, '' , is . 'e�. .. ,. ..� ,. ,.,....�,,.,.� ., ' A., .n..,,..u,r in,,f +1 A .+ •1� q k I ,I ) Ii`:°1 4 ti l' '.4,1''''./*" +'M. ' .. .. r .,-.%, fi-'r";r kh °r .1 c"";"%y. M, L 1,' +""� v!'1 �F'w9a',i,•,a �«:1.4 'F r,` , ���+, '+� 'YY �., � �Il' `I • y^�1, Aµ +, .�n" ,�� •,4�la a yi � o '"yt :v r ..uF. ,. a 'q tR ;; .:...,...;� .....:.... .... ..• Y ':',•!r.r��•...•. ..._ ..... .. .... ... r...., . .. -.. ..... ,.. J,►,::'GI 'W@I. ., .. ,...n,:e.. ._. �.Y.,:r 4.�..}� y •It is .cr •., Y�.I. 7 ,"; Is'.. t •}''''• ,.'4'.4 }�.FRI•t r },7` • d 'r- tr � ' ', 1,r 1" .G`r •n j , ' p 7 i , t + p y i4`t T',. . • Y}'•. ! t,t., lrv1ti}9;:; . �t�t {t•(.. ., • , • . . • ..°4,{ f • ,1"`=• The attached impact statement shows the' anticipated number. ;; t�T't" •`or students •the school district would prof ect frcnn the dwellings • .• • ;� K., . in your proposal.. It also shows the'projected number of _ • • M}y �j,I. ,'�,.�:� students from al.t. subdivisions which, have received final �.. ,e approval that fall with n the school boundary listed. Please ' ,, .'2„0;., T` i ,'!,, •• keep in .mind that for the 1a;'9• figure (anticipated number of students• r'.. • from final approval subdivisions), the intermediate school figure . • .i.„, includes subdivisions from 4 - 5 elementary,schools and the . . ... t°; .r y high.school includes 9 elementary schools, G . y r, ''. The following factors are used to project anticipated number " " II.. r}• 1'3' 'of Stuets. ' . ,4 • Sin to fa n..l. • M k .t1.• 440 elementary•w age children per household ^ • } ..16 intermediate '- age children per household .. •i , }rM. •; r _ @l2 high school - age children per household . '... ousehold '` r y yt., Condominium �r•.x .11 ele .entary -- age children per dwelling • . •tt�, "�••' • •• .06 intermediate - age children per dwelling .;',',•' ' z .03 high school - age children per dwelling ' •i• _Multiple family c ' t • • . . .11 ementa• �.• -- age children per dwelling r; �" r p. r � w , .02 intermediate w age children per dwelling , . t,,,,,. • • .02 high school - age children,per dwelling ` •,••• :,7••,c'., . • l''''' " • . g tri, t' A r��y f, "r�;..t.. Y 1..7� 3+ r , "Yt, ' • i r'C, , y• t • . ,} )V F'; •-' • Yr I ry 1 u r i ij; • . ;;y: u ts, h� ity' . :.-.•' r t'',' V . s r,r.', +yr •r , I, • • 4 t• rM rt, y .w 1 A • I I k ,...e...•i.HiY y. �' 1 1'��! 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Main ;S . , Tigard, Oregon 97�.».3 „i. ,q '�.,:;=.., The Contact person named in this application will receive all major correspondence ,:',4'' k' / , from. the Tigard Planning partrcent and t:nat person as responsible for providing. same ;`,,,'..7 tiitti•.,,' to owner, architects, engineers, consultants, etc. S` Fi M1y '' In this case the "contact person" is: 1 3.,:,‘:' ! Y 1,�uM1 N: 1EETY1rLLA I N ___ Y'" f }' k. � .�'. .r7� ry' Mt 4,,: , /moo/�� �$'gJyp {/ygnry 61'8.-1103 <�', MSPhONE 616 alt r;:4"f;�'~: All comtwzsi.cati.ons from this department shall. include the appropriate file nuier„ °'•�` .4t e'" The file number in this case is • ''' ":' I have read this section and I agree, as the "contact pexsnn", to provide ` .?:.;',..',,A.;,;:,. r f' <�,q• oration to other persons with an interest in this project., ..N,, . Nw•.wa.+.+.ror••ww<+trw#..�N..wry�..wa��^.vr+.•,.^�+'.,.�++ +.wY,�U" V•+ ' .rrr...._r.«,t •mrMrr.f l• a r' _ 1 Lai/ ..„ . , • I y 't i,$Nt.''` PLEASE PRINT IN I.NI O,t TYPE • +:fir y It, ',:'ctio i Reques e , .8. .) :ti)(PHA$) T.,)i ZD1�g. MANGE To /A"IZ. c, ' ''S rF 6,`ti.t, p1,Zcari i s NaneM�� ,ELL. 4 �-t..t :E N ..__- -_�, phone ,'�''-6-'a ri { ,�;', °,':�p'1 a n t+s tdress 4 2 O 6'f I t AU � t - 47 COS }, �rh _ tr et (city) e) (zip) " y 1�,, (state) tr!N' _. 6M (rL 1 5 S.- D 1 tVitIer f 4, '' f y 2 i SCOTT L. 300i 400 I I�' 3 G. :infers Address �'�"+ ..� (re i 1'164 ILO g°¢� 'S42. [', 5.1„ ,” (street) (city). (state) (zip) �,5;, .'' . �Ir" p 4; ,4';•r'r;pp31c:�iit is Owner X Con z act Puxohasec 'Developer Agen r�,g . 1,',.!q`' Other a y!�y� y. /'{,/� y�{ y.}+� of i y r/�y yt/y yy \y� Fyyt V�q.{ 'J r:,:', Y`Y+�i er Air �l.i�/anition oJn appili ca ion: I , y. ". -^1 A". .�.J.► r �.I. ..........__________., ■41:',/,''''.:!,) i ' d / 0. - lir . . . ,,,,,,. !i'tiY :.«qw,1, . 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'.'.+ri 1._ +.1:�«Aa..�........y,..w,»,.� ;, :tie:.,--, ;;;M/8$10% A4i�f Vii ,. 4 w�'1 e ��'r�:i1 L.1�4'� i t tyy�t( .1, ly.t.� n.1 q�`.,� �w....a+r*+�,:. i..ww.....t.rutw+� �p j V d Vii.¢`. .}e' ',t W C.t 1 A M ,14 J'147 p " , r i !/w�i!k..�l J.• to. ,, i 44� ax DC dry✓ . ,,, } ' v .y(�{ tr7.,n t Las {}r; « W.'W.wa1W rW y '^ y„ Y,N+.ri1K.W�.�+ �..) ."J` 1�yw Y �'14d Y ,� ' i Or ',t C , y . tl w .. , `, , ,5 . 7, t•1 ,, / 7 t .0-,,,.',,,,r.(,,, . 4 r" 1 t S ,' ��i. ,t a , t � ,.�� ( ,a, 1.r,.r ��e ,1 �' ' �" � t t'S.r tyl...,.. 4 ` , ,u. -6 �!4 9� �1 '�� t� i zl x' 1 „,.,,,,,,,,,„....::: ...,,, „4 0.,,„,,,:_,v,,.,,;,„,R„,F.,,44•,..:,,,,,;,N,,i...,',I,I'..,,...: 4,'4.''”" v...4,4,..4.,..:,..f, ',..' ,,,, ' .:. ''''''''''' ;' ''''"''''' ''''''' 1':N-'''''''''''V'''''''''11::.;'''''''''';'''''''''''''''''..:'4''';111.,,,t,'..,:,,'..',...,::,,,,,::;.;1'.."::.',.: ,,,,':', '+■':','''': 1:,,.;;I',':‘, T .1.! '',....if '',':-■t!%, '. ', ',c‘ ,* ■ t.-1', ?•:2:"':' „. . (I, t":0Z,i."■ .,, BANCROFT , ,,,. , R,E,BANCROFT P.E„P.L,S, J.H,SIGMUND P.L.S, PETERSCN8c L.D.MEINZ P•E.,P.L.S, K.R.KRIEGER P,E, J,M,PETERSON P,L,S, ASK:CLUES RN.O'BRIEN A.P 1 .A. I ■t':',,..,L INCORPORATED 14',,, t,,, ---- ,tK CIVIL ENGINEERS, LAND SURVEYORS&PLANNERS ,..- ' 140 N,E,THIRD AVENUE v ,::: 3 HILLSBORO,OREGON 97123 -4-,:' •••",,,,f, ', i.n 503/648-4101 1-,',".`,"- iA ,,' ',„'".,,i :v i,,:%r;■,, 1;..,.... 1r' €4," ,,,,,,- WINTERLAKE )■i!.:';+ 1/21.0 PLANNED UNIT DEVELOPMENT may 2, 1980 r:(*j.:' ..7,1...,;.„:..,, .., , '., ;‘ ,, ,■•I -'■4:: 1,.. y,',4•V.... .,'■'2.' I 'il i''''''': APPLICANT ,•,:„ ; ..., Russell Krueger , 2041 S.W. 58th Portland, Oregon 97221 , I 4.0',..:. Phone:. 646-8911 ,r ■ t:', 1!,t• ' ,■. c'. i,:y.■h.'1 CONSULTING DINGINt8R8 , %., tancroft, Peterson & Assodiates, Inc. 140 N.E, 3rd Avenue ,.., Hillsboro, Oregon 97123 :., Phone t 648-4101 !4‘'I r 4; I, I"., I. I I `,',■'''' ''1: ".i4"',„,,, , .., ,,,,.......,.,..-,,,,,,.•-.:^......q",,eb",..""2 i'","' ' ', ,V' , `,...^1, ..1' ,,' '': ' ■t''', ".■■.'''' ,`,' 4'''+, ' : '1' .,,',.i‘' ,%.... ,,,,' :44',',',''."1 ,",:l'ii, ,V,telttoi','..''., ”, '.11'.,' ,.' '..,,t4+%.:,:4!, 4:„,,0:.' ,— ' t.','',',.'.' 4 l',':41,■,: . w. +. %W.; ,t;• .4, . ,, (4, Winterlake o , .0 Planned Unit Development PY :.9 May 2, 1980 .11 o , 1 Page -1- *.',+' 4".., APPLICATION ..,,;!"t,;':* — — ',.;‘,•., This report addresses a request for General Plan approval of the first of two phases of the Winterlake Planned Unit Development, zone changes from Washington :',,,.1, County RS-1 to City of Tigard R-5 and A-12, and a preliminary plat. :.4Y , v ,,y.'„ ,,,.1,:- BACKGROUND ‘' , .• The subject property is located on the east side of 135th Avenue, between Scholls Ferry Road and S.W. Walnut Street. It contains 36.8 acres and is proposed to be I .,12..* developed in accordance with the following table: . _USE ACREAGE # OF UNITS % OF SITE — —.........,_ ,44,,* Single Family, 21 ,4 127 58.2 Duplex and (SFR 89) ‘.... , I Right-of-way (Duplex 38) ,i,,, ' Multiple Family 12.0 138 32.6 ' '.. . Park 3.4 -0- 9,2 , ■y . ,1:". I.... ...r.r....... ,,,....... ".1‘i TOTALS 36.8 265 100.0 , ,., '.;,:- The Winterlake Subdivision will contain 108 residential lots. Duplexes will be — -, located on 19 of these lots, and the remaining 89 lots will be developed with ,f, single family units. However, some of the single family lots, if not all, will , be attached in groups of two, with a zero side yard set back on one side. The other side, front and rear yard set backs are proposed to meet the minimum set W back requirements of the R-5 tone. The single family lots generally range from N; 4,? i.■ 5,000 to 6,000 square feet in area, and the duplex lots range from 8,000 to 4 12,000 square feet in area. ,t 4' .(. The Preliminary Development plan and Program, along with a zone change to R-5 , was approved by the Planning Commission on August 21, 1979, Additionally, the zone change to A-,12, the preliminary plat, and the development concept of the apartments were approved in principle. The major areas of concern raised by the rJ Planning Commission during the review process were emergency access for the apartments, drainage, and flood plain issues. , . The drainage and flood plain issues were resolved by Sensitive Lands Special the i. ,t , Permit, Case Vile # M-1-80, which was approved by the Planning commission on February 5, 1980. This application was approved subject to certain conditions. , 4,71,, ■ ;4 040 ,4A 1" T :& ■ '0 I ii. , •,"4 4 ,., ' 4 /4, ,, k , 4 , ,4, .,■,,'44 ;,,,.1 .; • v. .4"I, , , :*: ,,,,;, ,.„ v,4 ,,,v, ., po. ,,, 4f• , ,,..,,,, , , ,.,,. ,.,. ! ,,, , .,,,,, 4, t ,„„:, , , ,„, .t. '. '''.' -4 '4‘4 4 i 4' 4:,4t4/4',: 4',.f 0,-; ',,. .' s , tR I ., ■;,,,,.W....,.,.•'•, 'F•.,',te,.,,, ... •.'".`.. . . .... ,{. ',,, ,.4, r•••,,.,..,,,'• .■, •,s ty,, `,. ..,';,••i :' ; •,,,,....',0,:•,, ",4:1,,,,, tV'kc:.: ';41,111"i'''': 61,f.'■C''' VA: W + ,, 1!'::::'J't,'%■::* e:.,' " i,„:,-, ?,r4r ,, ,.., .'y' Ne,i:t',1'. ee• k (1 ,....,,, ...•,k? L ,,,1":,', Winterlake N.:. ,-.:.:c...z.. Planned Unit Development e,,,',,,,s .!, y., May 2, 1980 , . ev y -.. Page -2- ,,,;,,,v,,,; :vt.J,; ,, :.v..; ) , ',.,k, REASONS AND JUSTIFICATION FOR PHASING -;2,t;': r,1,1-,-;',,,,,' ,v.r:,;,,,,,,t As indicated in the schedule section on page 27 of the attached "Winterlake" re- •:::::: ,,,, ,,, , . \,"'.., port, this development was proposed to be constructed in two phases. The single ,...,p family units and duplexes are phase I, and the apartments are phase II. The ..,.,4 A, 1,Y final building elevations, site plans and landscape plans are required at the „ , !'',,,,:0',',., General Plan review stage. However, these detailed plans have not been finaliz- t v:,.+ ed for the apartments, and are not ready for Planning Commission review. There- ,e...''''.'■4 fore, we are requesting a two stage review of this General Plan review applica- \ tion. The first stage is the information before you, and the second stage will , ..w ,.,,t,..4,,„7,a•, be the detailed plans for the multiple family units. The multiple family site ;r. t...,,. , ; will remain vacant until the second phase of the General Plan review is approved 6 by the Planning commission. However, all of the public streets will be improved 4,,,,, 1,:;;‘,i,.....,, and the City Park can be improved without any delays 0,.. „';','. ■:,,.t,, ',:, *i.' 4''• OVERALL CIRCULATION ',:':,,. - •''''''„'!.,. 4'. Exhibit "A" shows an overall circulation plan of the Winterlake Subdivision and \L6 ,,,,•,:4,, the general area The northern stub of Street "A" provides access and street ,;.:7.;,•,,t1, frontage for the future park site The northern stub of Street "H" provides / ' , secondary access for the southern portion of Tax Lot 500. This street stub will ,..'•' !4„ , '' allow a potential future street to either access onto 135th Avenue or terminate cf' (. % ,., as a cul-de-sac. ."Y...WA ■ ' i?, UTILITIES 1 ,,.* 0............... ‘44,,,,. , Utility nlans have been prepared and no problems were found with utility capaci- ties, or the ability to provide the full ratge of utility services. More infor- ,w ,'. ,... x:,,-, mation is available it the attached reports and the utility plan. . f-ii .,.: ,;,,' l• q' Af,' •.,, .,' .,,,'...,,, ,,;.,','1,.., ,...,... BUILDING DESIGN ..... , ( The duplexes and the single family residential attached and detached Unit are proposed to be compatible with the high quality units within the Morning Hill 1 i and Summerlake Subdivisions, ThiS quality will be ensured by appropriate deed i ,4,....; LJ1' testrictions, governed by an atchitectual review committee. A variety of build- , 1,,..-.. 1, ing designs and building materials will ke used The units will be earth tones in color with heavy emphasis on natural wood textures. The roofing materials ..' will be a mixture of wood shakes and composition, 1 ,'' , ,, 1 4:i ■',... , ' ‘' 1 1.'qr 1 , I rt 1 1',"• "'" ; '' ,' t , ■., .., ", '4, , f , ',"t. ' ''"'"''P'',"'r""r',"rn't'*"""'sr*".'77'71.'';,'t "' ", 4 1 4:.i*,,-,..,,,.,,,4,,,,4 i •,. ':,,,,4 1 1 ,t '.,.*, e ' :4," A :',:4''' . 4 :';' .', , • ' ..' , , , ''t 4 ■ i. " ., •• '•, . ','''; . ';.. ' '^ I, '.. '. 7• .,''s,■'''''. '11''.:.:4.,,!...""i,, ?".' '," ..'',.."•,; ", r,, '1 ','4'' ' ', ;:,,.'4"."',, ,',4 y "• :' :. :;•,:''„:', rl;v.:,t v ah:`.�1." .f':. t L: 1.;'ia ,^ ;t.,.i .,:Y x.,0.,' .r...I t,.,.:,. r t rl::Y r.;v: ...rr:i• fY F:. t;t' .'«.`v.• .:r.:. ..r.,C v :l ` ,.r.3 v ;1 3'',.N t, 11 } . v ,f rt,! vt+rr N '1;* k,:,:.i. tSl�• 11 "+ \., ? {1„ 4. V M1 I ( p ! 1 V �'' i A Y"t,, tR rt , ,t yR AA , + V,i Y tl ` , ft R , Winterlake 9'4} r Planned Unit Development f , '"' , may 2, 1980 0 Page -3- 1 1 . :".,)-1 r, '"ITT „",R % VARIA1 CES REQUESTED .1. ' "" Only two variances are requested with this planned unit development application. ,'i r{4F The first variance is for a zero lot line on one side for all 89 of the single "'` ``` family residential lots. It is unlikely that all of the lots will develop with ,,I,,.1 zero lot line units, and th0 exact number and location will be determined by , '',c, market conditions. However, there is t'i need for. all of the lots to have zero 4'.f `4 lot line potential in order. to provide g,od flexability and housing type mixtuxe ;'i1 },•: throughout the subdivision. J ,,4',',:, The second variance is a request to reduce the minimum lot size from 10,000 to ke r"'F,: 8,000 square feet for the duplex lots. A lot 8,000 square feet in area, is ' , "N1i. , sufficiently large to easily accommodate a variety of duplex house designs. The ,. ';+r,, reduced lot size can be jutified by the provisions of the City Park open space. '';'::.-7. rT, ' e 4 s' ,,'S ``11 SENSITIVE LANDS PERMIT t i Y4v,'!;' A copy of the Sensitive Lands Permit report is attached. This report concluded �° ;;+ that no flood plain exists on the subject property, and that an acceptable drain- Y; age system can be constructed. 1 ' r' R`I i{ I rr'. R'` The following are conditions of approval of the Sensitive Land Permit: 1 + ' s .1,'0 1. That the question of emergency vehicle access be resolvers .t th.e 6' ;,,t; rtt; General Plan and Program Hearing. ail t`. t + t1,% 1 7 j 2. That site and public drainage construction plans be approved by the , :, �', Building and Public Works Departments prior to issuance of Building t,,,, w vi1 G a� I w,,, Permits or Bonds. '; I`"'c 3. No changes will be made to approved plans or specifications unless ? a a,1` t N 'L `,„ ;,: formal application is made to the appropriate City department and changes , -r, are approved by that department. Application for changes will be made 1,:' r in writing and shall include all applicable drawings. t. 1; :, :; 4i* That the proposed drainage system shown on thes application be added ` to the General Plan. ,t, r , The emergency vehicle access was reviewed by the Washington County Aural Fire '' N District #l. They , indicated that the multiple-family development plan was ac- , d• Ni � di k a. ceptable, except that building group "C"B at the northeast corner of the site, 0, T '' mush be within 150 feet of a driving surface (exhibit "B") . This can be easily '' 't. accomplished by moving the Cul-de-sac sac to the north approximately 25 feet, and , ,. a separating the "C" f� into a duplex and tri-plex,. An appropriate design i '4, �.ve�-p�.e� 3.n 'ts which meets fire department requirements will be available at the second phase, `I' multiple family portion of this General Plan Review application. I, —4.4), i *.4 I I. .p I 1 l I i v.. y,�4 A .i ^•''''' a ,.w '''1.' "*:ff1 +«i'+'M"PM'�1 + 'I', ''''''l,,.v+,,, y,4 ,,qtr,' N r!, 4, t i ,t t ... . a; I. ^ .I..,� ...,t ,.;.. . , ^ .�',�` "cY'Y^^r vr7!+"i" .,., l�. ( .S,' .W .;11 +F t..... ,.;rY` ,4. F 1.',::, 4.'}+, I n ...,... :�r .1;. " _. ,. 1.r .», ,, ...K v ,"I.1., ; 4....♦y. :,. a- .K. y +tv'r�N"tM'', + .fu... v, st,r1 ., ,f n,. ,e .. 1 ►-... . it v, .... M ,.,,....• 1•. wl., :. at,• N ,i: K ,. :'' 4, p', a vt }r, r, 'I. "... f .a. :� �y,� ,�' rF 'e ..- 1.+. Y. ;xr. � • � 41'. �," 4.,U,1 P` ° ,' " {� M. "'(.'�.`,�Itr.��,I,'�.0 .r a+Y- r �' ,Y ! � t , ��Yt °t� ,1 vt;?ti ..' .R� X1.1 • IV rrt. Y . 7 Winterlake Punned Unit Development May 2, 1980 Page -4- ' \ All of the other conditions listed above have or will be complied with. • LANDSCAPING All of the streets will be lined with street trees approximately 30' O.C. They will be a variety of Maple and Plane trees. A planting plan has been prepared to show the approximate location of the trees. r., .• PROPOSED DEED RESTRICT/ONS The deed restrictions will basically cover the following major points: 1. Zero lot line arrangements prior, during and after construction 2. A design review committee to ensure architectual quality 3, Street tree installation and maintenence i y1r n 4. Permitted set-backs, uses, grid other requirements related o City Codes and Ordinances rw. } 5. Common Driveways . j, 6. Maintenance of buildings and the lots r , tI. SUMMARY i, The Winterlake Planned Unit Development complies with all ordinances, codes and policies of the City of Tigard, and is substantially in compliance with the pre- liminary plans already approved by the Planning Commission. This development will help satisfy public need for smaller lot sizes and rental dwelling units. It has been designed to take advantage of the future City Park and natural aes-- thetic and visual character of the land. The end result will be the creation of an integral part of an Overall, well planned new community that will definitely be an asset to the City of Tigard: ler 5''tr,•+ P,yd'N ( � 'Y ' I n Brien, A.P.A. Urban Planner r. 3ANC,'ROPT, 'PETERSON A8SOCr 1TES, INC R014/1t . I Y e .r,.r.., s+-.s.>...y y.,k... ,,,v. • .... r,..nm Y-u r. I,f • •.. .. • ' . • , . .......: . ...r. , . ., , . • . . .■ . , .. "/ , .....„... 7, .., / i . • ., ., I ................,<___1,.........r3,,,,4,, , to .....,....... . ",..0.,... ...,,,..., [1.• ..11: • 0 Vi2.....%:,...•... ...................•' r , ..... ...'a•.7.............„...• •• . .„.,.....'''''''''''''........•• . . . ., ...........r. . .. 1 ,........____ . TA-. 500 , . 1 , . b 1 r....... ..._ ...... ...... ....... ___ __-___ . , I T,L. 200 • Et..................._________„"\ I I ;i4ekfekt), ,„.. .1s, ,,,,, e . ..-• \. . n .,,... -' ,„ ..i,i7„.„,,, . • . . ?`1:"':,.4'40.'11,YR( TkutVZS . r.;;4,-,,„,' t • ,. .96 4 ' r 4 , ,Pr4t,,:%4t.. "V,r, ' . . v''''-144, ' itl.„ • PiV . ,, , till,O'P',I,' ''''' '.#,.'41 lc - \".< L 4'e, 4v.4 ?Vd.',11'4,:.' 0 1til,s,1• '14 5"0€,(71T3t-e 4 44 , .,,.. i „f... 4"411cl'rqP.,, ,,.4, ,'.4.1,,, , —r\ \ tic, int" ' d ''' $s,.,413,04,0, i\kfl's l't t 1/4,Ni ., r ^',7465 'NrIt0 . 1 t:1 . FUTU ge . ••, ,,..t01,..'0, ■ ......r....c* ...\:'''A A■4,11„1 \ ■ I \'' ,tge4...' 4,4 , • '•,', • ....L...1...„, EIB8E * ....... . , E FUTUR.E., STR,r. 1 i h..... ti 1 N, 1011. i•'f>,,fr.‘ . it444* I,'Well 4,2. ',..,e ..........'''' ,, I ,4•■•/ t,: 4 i,:' a 1,,, 4,'.'•,") • ' 1111M10111 —I-6i- _,... t NImob MA ow. .16 OM MA own •Stillo, ....i' ''• if Vi• 'V '9'1' C ‘ m . , 4 I. 44 1$ 1 •••7** \ \ "IL 1. o 40i 14 , ,. '.., 1 WIale-O-AK-e- i. ,...''''' -. 1 . 9 10 I e• 1 4 Ili , CM = . , e „.. 1 , 1 tk V ‘ >.._ t ,At,&, . • "44 , IIIIII . ., i 0 ...4 i is ,0 . 4 1 • I I OA. ',:'117.'e.0 . 4 i , ■ lie\ 11,-, '4„.,' ' . . !!/, ,r,,, Lv I .**13t 4 i 't ,,1 , f il' Or e,, e °4 j [("3.'.."''''': 4/, . IP 1r ,,, , A..PAItTV•tevrt • 1 4 b ST. sq 5 e. , elTY LI kktrs 1 i r' '''..., ii \,),,, 0 \ ''''''' \ . i Ctr-C-ULA4TIONii PLies,W1 , t.)4H1017 " 4.4 • ,, 4 . ..,, ,... , .. • • • • t. 1 , • ..k " .1. 4:11 N OtAIGT ON pi t rt4 IS, 711%, kee' 17880 S,W.Blanton St, * .t7; Aloha, Oregon 97005 503/649-8577 ORLW 'rre DIST. January 24, 19.80 • Benkendorf - Evans, Ltd. 620 S. W. Fifth Avenue Portland, Oregon 97204 Gentlemen: Re: Fire Department access to buildings in Winter Lake Project We feel we can endorse the proposed Winter Lake Project located at S. W. 135th between So W. Walnut and Scholls Ferry Road, with the following exception. The multi-family complex, indicated on the preliminary plat as °C° is too far from the cul-de-sac (i .e. approxi- mately 250 feet to the northern-most corner) for adequate fire equip- ment access. The minimum distance we would accept is access to all portions of the building not to exceed 150 feet. Our recomendation would be • to relocate the cul-de-sac or provide an access road along the east property line, Very truly yours, WASHINGTON COUNTY FIRE DISTRICT NO. 1 Richard D. Butts, Senior Inspector b r Fite prevention does not cosi it !Jays Pm" kom , • • • . '. ' . , ,,,,, , n.• ,, .. , . . , ' ,. _ . , . • • . ..• , iC • •• • • r.6 :afl\IF` CHANGE PLANNED : '.4 4• ,• ' - 4,,'• "TELOPMENX DISTRICT, ZCPD ..... `. A (Copper Creek) NPO No. 6 („ PUBLIC NOTICE • , • b AFFIDNI A recyr.cal TUalaiirie'Development TIGARD PLANNING COMMISSION . , Company for a Preliminary Plan ,: ;• . May 20. 1980 -730 ...!. 'STATE OF OREGON, Review for Stage I of Copper Creek for Fowler'Junior High -Lecture,Room ' .. , a single family pit fined unit develop- , 10865 SW Walnut Stree .Tigard . COUNTY OF WASHINGTON, ment located south of SW Dttrham ? 5.:Public Hearings . , Road between SW 98th and SW Al- 5.1 ZONE CHANGE PLANNED . •.. I, Joseph Set cierbrook Drive (Wash. Co. 2S1 1113,. DEVELOPMENT DISTRICT, ZCPD• 5 7 ZONE HANGE PLANNED 14-80 and CONDITIONAL. USE,.CU, , .5„. ' ': 7-80 and SENSITIVE LANDS PERMIT,. .. ,.., being first duly sworn, depose DEVELOPMENT',DISTRICT; ZCPD --- .M 4-80 (Senior Citizen'Center) NPO, • ., , . ' • . - ......,...,„.,of The Tigard Time r378.6'an-c.1,SENSITIVE tANDS PER- fined NoA 1 , request by WilliantR.Bruner for a' MIT,- M 3-80 (Kittleson/Brown) NO•, by ORS 193,010 and 193,00, pi Nd, 5 and „ Zone Map Amendment with ai ,, — . . ,( , . - A request' bY Eldon Edwardzfon I) Preliminary and, General' Program.' , • Sq • , state; that the legal notice, a Preliminary Plan.Review for a planned was review request from R.7 Single.. , unit,developinent in a Light IndustilSt , • Family Residential" tn, R-7Pa"Single) . : published in the entire issue of Residen- and Family Residential Platitted Develop- • Zone: A) R-7."Single FamilY intent District" and a reqttest for a.! • , consecutive weeks in the follov, ,titti" Planned Development District" on , Conditional Use,to to M-3PD "Light Iadustrial,Zone: build.a Senitr Ci.-4. , . „ , Wash. Co. Tax Map 2S1 1, Tax Lot tint' Center on 3.257 acres totaled at f ,. • ---.....--May.-7 &•--t).•; 1400;B)M-3"Light'Industrial Zone"to --- ' the.corner of O'Mara.and EclgeWoodW . • • M-3PD "LightiladustriaLZone Planned Streets (Wash. Co. Tax Map 2S1 2DS.i . . . Development DiStrior on Wash,Co. -- Ta.„.5,c42Lzoto6N080),,c,,,,H,,A,,NG: E,.:.!.z,., ii.„so, , 4 Tax Map 2S1 12A,Tax Lot 700 and Tax f I, , Iricia Jacobsen) NPO Ncr, I '• . Map 2S1 I2BA, Tax Lot 100: and : . i Subscribed and sworn to t located at 7415 SW Bonita Road, area ..„„, z A request by Patricia Jacobsen for a Lone Map Amendment *-from . • . ‘ of 26,57 acres, " , Washington County RU-4 to city or ' s , 5,8a ZONE ORDINANCE TEXT .,..,'i: '"."."...''''''''' •MaY. ' 19 - AMENDMENT, ZOA 2-80 (City of Tigard R-7"Sngle Family Residential' - ' located at 0850 SW Garrett(Wash,Co. , , ,• . Tigard) - ' " ' ' . - 1,„,--6,0 Tax Map.2S1 2CC, Tax Lot 400), . ----- A request by the City of Tigard for a „ ,, 5,3 ZONE CHANGE, ZC 12-80'and „ • Zone,Ordinance Text Amendnient•for, . . , _ faonrAci aAzesiounceeisatmtebasyp) NEAaPmkOeenrNdetomn.tclitl, CONDITIONAL USE Cti 6,80 (Ealcer , • . al Chapter 18.24 creating zoning regula- tA;isgits. . . . . . ... My commission expires . ' tibn for the A-20(20 dwedllwinegiluinngittsuipietsr gross a.cre) and A.-40(40 e tnt"iGoenernalearbalre?ifemitisteeisortcniaraoil:r: "Cont- • ----------"-- per groas acre) "MUM-family Residen-, tial" Zone.s. :1,niiiroc cse?onaciali '------" . .,..,. , . .t, mE5,N8btZzOoN:404D(cINitAyNjl'iigkalVridr D- 2P8a1c2cccH, Tigaxliwtoyt(9Woor. Co. office building on ,97 acres located at .T13a6x2= . A A request by the City of Tigard for a '. • 1 ZcohnaeptOerrdii8n.3a6ncoef Ttheextt Arnigaredndmnutenniteipfoor •5,4' ZONE CHANGE PLANNED• ., ., Code,relating to the "Highway Com- DEVELOPMENT DISTRICT, ZCPD . , ' mercia1"(C-5)Zone, 8-80 and CONDITIONAL USE,CU 8-80 . . (n. 4511 - PubliSh May 7i 9, 1980) _ . ana VARIANCE,. V" 5-80* (Alpha,i, : • ....- .1.41,....0•44, , , , ' • . ' ....***...7. .......................... - rroperties) NPO No. 7 ,-. .,, 4" A. Request by Alpha Propeyties for al, Zone Map Amendment,.'With a, . , 4 'Preliminary and,General Phut Program • , . .„. , KevIew 'reqUest.:front Washingtorie • i c?linty RU-4 tot-',Ity of'Tigard•R-7Plit' fpuoSerVnCegiolenPdtrIF;t:ininOtialDYli,sUntr:le34,t:11.ibtlitiC16111a..C17rdleaU°11P111.1e;t: ;',41113:- . •.........4....i.1,.........4.4/.64104.4 . ,7...............6.41.7,6 L',,• . 1 l'(baet dt at Ce dh e at.g,ittiottg4181s,fam 81AtkilY) 1"ffit tN' aotIVID-daekHosatec'l':,1114:'''''';')4. 1,8treet cWioaos)114.,Co, Tax Map IS1 341)A. i,;,eA:411i 41: Vatiance re tto t 's 'd 44.• 2 J.5,7.95rovoin:LaCkli:.:E,:::E,A,INN:kpti :11;',:;:"Ii,:titti'llti. ,:' ' ..,.. 9A eauet Ebt:tilu:1:1TPRX7' 135th and SW 187th4e,tcio.41rtrrlitotlitSitiWg Hill arid Vakon Rise Drive (wash c General Plan nevi xttget fbt ( 13"c'8e " " , • .. Mat) 181 330C, Ilvat,xotsb 101,10110'd, 41510x., t ' • . . • . - ,0., .. . 1 • . , , . . ..`, , '4„f,, , , , „ NlillIllrllIllgilliailNigl— . ., ... ..•.„„ . . . . '•;,;' ,, .:... . • , • . ,.:. . . . ' :$, . • : , t 1, ',1 " , • fr' : • „ •...C, IRVING (IRV) LARS6 ,. :.,:. ,, . . . . 11720 SW 68th Ave. Tigard, Ore., 97223 . . , .,, .. . ., . Phone: Area (503) 639-1497 ' - . . .,.,.... Consultant for the Minimization of Real Estate Broker and Investments Red Tape in Government Property Management and Appraisals H • . . . „ . . . .. ' . . • , . . . . March 7, 1980 . . • . ,,::. City of Tigard , • . . Tigard, Oregon 97223 , ,... . . . . . . . , . ,. . ..„ . . 4 1 have personally inspected 3.4 acre tract in the .. . ., . . ,• : .„. Northeast corner of Tax Lots 300 and 100, Winter Lake ., , . '.' between S.W. 130th Avenue and S .W. 135th Avenue, City . _ ., of Tigard, Washington County, State of Oregon for the . purpose of estimating market value. Tax Lot 100 was ... . . . , . Tax Lot 500 until recently. . , ., ., . I have considered all information which is required to .. .. , form a conclusion of mai.ket value, including the use ... .,•-• and physical characteristics of the subject compared to .. , . sales of comparable properties; the trend of the community; '..L the highest and best use of the Site. ' 1 am of the opinion 2.' \. . . , that as of March 7, 1980 the market value of subject property is $76,000. . , . . . . , . . ' . .. , , .• ... .. • . • 14. . 0 . . . • ' , • . , . Respectfully submitted, le 6.13,,,fri a,'"4"t. ' • r . ,. IRVING LAR8Og .. . . . .. . . . . . . . . • . . , . , .. . , . . ei e.,,,.,•,,e•,e,.. .4, ,• ,,,,fr,,,,,, ..,,/ Ka:,.''''.e,...,oi.:.-tlr''.,,. , . • , .. ,• . ., „.. • ••• , , • , .•4 CONSIDERATIONS 4 PURPOSE: The purpose of this appraisal is to indicate at . . opinion of the market value of the subject property as defined in the enclosed definition. • • LEGAL DESCRIPTION: An area bordering and West of S.W. 130th Avenue consisting of the East end of Tax Lot 300 and the Northeast corner of Tax Lot 1000 Winter Lake, City Of Tigard, Washington County, State of Oregon • consisting of 3.4 acres. See shaded area in , Exhibit 2 of this report. ASSESSMENT DATA: • Tax Lot 300 The entire Tax Lot consisting of 9.78 acres Land: 0179360 Tax Lot 100 The entire VAX tot consisting of 9,7 acres land: $1000600 .„ • • ZONING: • AS-10 however the area to the East and South hatt • been designated Tigard A7,-Pti. • • • • 1 • • N • 4 , r , t A HIGHEST AND BEST USE: • • The appraiser has concluded that all of the • subject property except the approximately 154000 Sq. Pt in the Flood Plain could, be used for single or multi-family residential uses. Its best use is based upon the proposed use of Surrounding property. . _ SITE: The enolosed Exhibit 1 shows that existing access to subject property is vie. SeWo 130th Avee from S.W. Scholls Ferry Road to the North. Although 8,W. 130th Avenue is a plotted street it actually is mostly a One lane gravel road. The terrain is hilly but not steep. All utilities are nearby. . • , NEIGHBORHOOD: The subject property is ±n a general area that is experiencing extremely rapid development activity primarily for single family residential propertieb. • 4 • • . r“.■ ,^; • • 4 ir *(, ' TEN YEAR OWNERSHIP HISTORY: • Tax Lot 100 (was Tax Lot 500) Map No. 1 S 1 33D0 June 16, 1965 to Lew Russell, Jr. • 3.7 February 21 , 1979 to Russell A. Krueger • 2041 S.W. 58th Portland, Oregon 97221 • Tax Lot 300 Map No. 1 S 1 33D April 18, 1969 to Lew Russell, Jr. May 6 1976 to Virginia Russell Hawkins 1/3 Frederick Henry Russell 1/3 • Gerald Vincent Russell 1/3 August 19, 1976 to Frederick Henry Russell Gerald Vincent Russell i March 19, 1979 to Russell A. Krueger 4320 S.W. 110th • Beaverton, Oregon 97005 •• s• 44 1 * A , ? /. -.. , .., ...,, '■. ;.•■ ,:-•,.... ', .' ,., • ' • • Q,,,, . k•,,, ..4 7 . ,k• ..7 .. .. . • , • . , . . .. . , , • • • VALUATION PROCESS: :. . . ,. ,. .,. The following is a synopsis of land sales described : . -.:, ''.' more fully in the addenda of this report. They , .. — . are compared to the subject for dissimilaritie8 ,,0,,• size 9 terrain, location, physical improvements if .. _ . • any, date of sale to formulate a conclusion of value: . '.. . - . , . _ . ,. PRICE PER ...'..' SALE LOCATION PRICE DATE SIZE ZONE TERRAIN ACRE ,. • • , #1 W/of S.W. 121st $215,000 Mar. 1978 20 A. less 7 A. in flood plain , .t! Ave. just South .';'.. of !IND11:in 13 A. Residential 15, 192 ' . t ., _ . •, Ferry Road and Data Source: Century 21 , Tigard, Ore. . '..:: Walnut St. . . , .. #2 N/Of S.W. Hart $288,000 Mar. 1580 11 A. ResidentWth sioe $26, 182 . . , •::..j Ra. and West of S.W. 155th Ave. Data Source: Art Lutz Realtors, Beaverton, Ore. #3 S.W. 121st Ave $880,000 1/15/80 48 A. "Do (Tax Bast slope $180333 , “ . J — , and Gaarde St. i Deferred • 0,4 Agriculture) ... 7 Data Source: At Lutz Realtors, Beaverton, Ore. . • #4 S .W. Barnes Rd. $8800000 Mar. 1980 27.27 A. e8i- East *329270 and Miller Rd. dential slope 41, Data Source: Art Lutz Realtors, Beaverton, Ore. , . Note: The similarity of dollar amounts •., . of Sale #3 atd #4 is coincidental. . #5 S.W. Weir Rd. $60,000 Mar. 1580 3.6 A. Residential South $16,666 • 2/10 mile West slope bf Murray Rd, ., Data Source: Sam Gotter Realtors, Tigard, Ore. Plag lbt bh north side of Weir Rd. , . . . . ., . . . . .• . . , .. . ., , . . . • , • . ; • SUMMARY OF THE MARKET ANALYSIS The property is not improved, therefore the Cost Approach is not applicable. The subject property has had no income stream therefore the Income Approach is not appropriate. The Market Approach is the one step toward a conclusion of market value. Sale #1 is located West of S.W. 121st Avenue just South of the FloOd Plain between S.W. Scholls Ferry Road and ‘ S.W. Walnut St. Access is to S.W. 121st Avenue. 13 acres are useable. After adjusting for dissimilarities, date of sale, size, terrain, the subject has an indicated value of $21 ,773 per acre. Sale #2 is located on the North side of S.W. Hart Road West of S.W. 155th Avenue. The property is useable. After considering location, size, terrain, the subject has an indicated value of $26, 182 per acre. Sale #3 is located West of S.W. 121st Avenue Northwest of junction with Gaarde Street. The property is zoned D (Tax Deferred Agriculture) however it is within the Tigard Urban Growth Area. After adjusting for location, size, date of sale, terrain, the subject has an indicated value of $22,000 per acre. Sale #4 is located on S.W. tarries Rd. near Miller Rd. The property is Zoned residential. After considering location, size, terrain the subject has an indicated • value of $32,270 per acre. Sale #5 is located on the North side of Weir Rd. West of S.W. 145th Avenue (Murray Road) . Sewers are not "' available. After adjusting for location, dissimilarities, physical improvement , and terrain thP :-,ubject has an indicated value of 01 ,000 per acrs. • Traditionally Flood Plain land in the area has a value of $2, 500 per acre° fl • • • I • WING (IRV) LARSON 11720 SW 68th Ave. Tigard, Ore., 97223 • Phone: Area (503) 639-1497 Consultant for the Minimization of Real Estate Broker and investments Red Tape in Government Property Management and Appraisals • SUMMARY OF THE MARKET ANALYSIS (Cont.) The following conclusion is submitted: Subject Property: Flood plain .344 acres @ $2,500: $860 Above flood plain 3.056 acres @ $24,645: $751315 Gives a market value of: $76,175 Rounded to: 06,000 • ■ • 11 ' l . . P • . • , 1' ,/• . , . p ■ P„.„. 4 - •P . . .„.„ ' . . . il . .. ,•• A C 111 I . .'. '• * k 1 ' ' to,ntyr • . , •\ iri (. . . , . 11 I/ ',.. . . 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Tt,4444tfid' 1 - N dil'111.1.::\li4: :.: .......4.1 . 3 • . • ..•:.40000' I , I ........ •.4...... "......6■•4................ [■ ,•111:4.i!!!!!!:9!: . 4004L 'EX I '4.;. 141 N 41 C,ON177 0 i . ka, ,,, . „,,,,,, , s., ,,,,,,,, , 47 I i t",z ma, `10 , . . okuibir . 1 F, 5 III I- , • • r • r / 1 ' ,fr • ( IRVING (IRV) LARS( ki , • 11720 SW 68th Ave. Tigard, Ore., 97223 Phone: Area (503) 639-1497 Real Estate Broker and Investments Consultant for the Minimization of Red Tape in,Government Property Management and Appraisals CERTIFICATE OF APPRAISAL , The appraiser here, does certify that he has personally inspected •.4 f- the property and prepared the analysis, opinions and conclusions ao„,t4i concerning the real estate set forth in this appraisal unless otherwise modified in this report. The appraiser has no present or contemplated future interest in the property appraised, nor has he any personal interest or bias in reopect to the property or the parties involved in the appraisal unless specifically modified in this report. The appraiser certifies that his employment or compensation for the appraisal is not contingent upon the value reported. The appraiser certifies that to the best of his knowledge and beliefs the statements, analysis,, opinions and conclusions expressed • in the appraisal are true and correct and no important or relevant facts have been withheld or overlooked. The limiting conditions affecting the analysis, opinions and conclusions are contained in • this report. • , . 1 • This appraisal report has been made in conformity With and is • ,z subject to the requirements of the Code of Professional Ethics and Standards .of Professional Conduct of the appraisal organizations . A with which the Appraiser is affiliated. • 1 0 / • IRVING LARSON, APPRAIS'Aqa • 4 . , . '......"....•••••*. '.' '■' '''..". "."41S.....M.Nallin,....-,■+........--.._.._.,--. - - ._. ..__. _, 1 . .: '. . , '4 . ' ..t' ■ , ■ . • . 1 , . . . ( ''RVING (IV) LARSON i, .4, 11720 SW 68th Ave'.'" ■ ■ Tigard, Ore., 97223 Phone: Area (503) 639-1497 ' . . • . , Consultant far the Minimization of • Red Tape in Government Real Estate Broker and Investments Property Management and Appraisals , LN:. • i . , • MARKET VALUE 1 i ' ' . , , 4 • , •1 . i The price which the property will bring in a competitive market under all conditions requisite to a fair sale, which would . result from negotiations between a buyer and a seller, each .. acting prudently, with knowledge, and without undue stimulus. , . - , I Regardless of the exact wording of the definition, market value contemplates the consummation of a sale and the passing L . . ,- of full title from seller to buyer by deed, under conditions whereby t, . it Buyer and seller are free of undue stimulus and are motivated by no more than the i • . . . ,. . r n eactions of typical owers; L . , t , .., .. f 2. Both parties are well informed or well A , advised and at prudently, ,each for what id ' , . , • ' A :,. he considers his own, best interest; • '' , 3 A reasonable time is allowed to test the r . * market; and . . 1 L ',! Payment is made in cash or in accordance . • with financing available in the community for the property type in its locale. , • , , . . . . 4 . . . 'k' 4 . • . 4 • .. , ■ '.,' .f T, . 1 , , , r ,r. , , ,... ■i.a,P ......... .0 .12 ,---------.-.......,••••----------..............------0-..,.-....------------,...—.......----. ..--...------,--------_-_,----,..___ ,.-.. .,.;':. . .. —. . , ,, . : • A.4.,4 /".0 . „ • e • i • ( IRVING ( RV) LAR SC.-A . . :-.. -,,,.,., - . , ,. . 11720 SW 68th Ave. . Tigard, Ore., 97223 .. , . • , . , . Phone: Area (503) 639-1497 .,t ,!\ , .,,, , . . Consultant for the Minimization of . Real Estate Broker and Investments . , . . ,.., . Red Tape in Government Property Management and Appraisals .., • . , , . .“ . . •. _ . , , ASSUMPTIONS AND LIMITING CONDITIONS . . . . , A ...t, •.,, 0 . . A • ii • k • 4' li •• I .,I The appraisal applies as of the date cited and is subject . . :,. to the definition of value. : \ ':. .1.. . . ! No title report or survey has been obtained, and no responsibility .; .'v. is accepted for matters of a legal nature which might be revealed property is evaluated ::711Tecolloti:dbLgg: and marketable, _ *• ., . _ . . , of all liens and/or encumbrances. . . ,v. , .. Certain statements and opinions of others had to be considered; • and while information was accepted only from SOUrces believed to be reliable, the appraiser cannot vouch for any specific _. item of data 8o obtained. 4 . ... , Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public rolations, news, sales or other media without the written consent aAd , . .;. , approval of the appraiser. , . :. .. No portion of this appraisal is to be used independently of . . the report as a whole. Fractional 1180 of the report or of tt. . . , ! any approach heteit',will invalidate the part so used. - i . , . . I am not required to give testimony or appear in court because ,\ . . .. . of having Made this Appraisal, with reference to. the property ,. . . . in quettiot, unless arrangements have been previously made thereof. ., , . . , ., , . , . . '1 ;. • .1 .. ..". . . ..:•:•..i . . ., , , , . • . . , .. . . . , . . . , , • ' . , , , „ 1 , • . i . (,.. WING ( RV) , RV) LARSON , , .. 11720 SW 68th Ave. " TigArd, Ore, 97223 :.- Phone: Area (503) 639-1497 Consultant for the Minimization of Real Estate Broker and Investments / Red Ta in Government peoperty Management and Appraisals pe i 1 N * • '4' 1 :.' 1 RESUME GENERAL BACKGROUND Soc. Sec. No. 547-28-4918 On July 31 , 1975 I retired from Federal Civil Service with more than , 32 years in administration, finance, auditing and similar work areas. . For the last 18 years I was an Auditor for the Federal Highway Admin- . 4 . istration (FHWA) , Portland, Oregon. I made "Operational Reviews" of .. . State Highway Departments and State Departments of Transportation, . I audited claims against the "Federal Highway Trust i?un dt and/or the National Highway Traffic Safety Administration in the States of Oregon, Washington, Idaho, Montana, Alaska, New Jersey, Massachusetts, Utah, Indiana, Illinois and Wyoming as follows: Estimated , , , „ Time `. fl..a.on•••••.1000 1 Operational Reviews and audit of costs in various 6 years •', , State Highway Departments ' Right-of-Way Sections Operational Reviews and audit of costs in various 1 year. . State Highway Departments ' Property Management Sections '10 Operational Reviews and audit of costs in various i year . State Highway Departments ' Relocation Assistance Sections , , ,,. Operational Reviews and audit of costs in various 2i years State Highway Departments Construction Sections ; , Operational Reviews and audit of Personal Services, 2 years Equipment Rentalt Travel, Per Diet and Contractual , , • Servieps ' costs (other than cotstruction) LA varioUs . , • , . • t State Highway Departments , , Audit of Utility and Railroad facility relocation costs 1 years I Operatiotal Reviews and audit of costs (projects) 2 years r": f in various State Highway Safety offices and project t i. site audits, These reviews and audits were performed , /' for the'Xatiotal Highway Traffic Safety Administration (NHTSA) on a cottract basis with FHWA. - 4 In FHWA ternal audis, contractorst clims, audit of 2 yeats . . Emergencly Relief project costs, studies to Minimize• Aedtape in Govertment, etc. .........._ , Total: . 18 years ,,. ........-,........., . i These audits involved the appraisal of otgatiztions„ their futctional '( aligtment, operating practices and internal controls. The areas coveted it these matagemett audits were: (1 ) legal authority and . ' otgatizatiott (2) policies and p/,ocedurest (5) methods Of cottrol; and (4) meats of operation and degree of efficietoy, effectivetes0 . aha ecohomy with Which the pt,ograms are eXecUted. .. , ., , . . . • • V\ „, I, X . • • • X Y..• X .1. X •4 • . •• •• I . •••• • / . i . ' ■ 4. 0 iXN. '0 IRVING (IRV) LARSCN ,(\ .4.' V ' 11720 SW 686, Ave. \ Tigard, Ore., 97223 , . .. Phone: Area (503) 639-1497 , . Consultant for the Minimization of Real Estate Broker and investments A Red Tape in Government ' RESUME Property Management and Appraisals Pa.2 .• ' . . , My contacts at the various State Highway Departments were top level 4 personnel: State Highway Department Commissioners, Engineers, ., ,domptrollers, Right-of-Way Appraisers (both Fee and Staff) , Negotiators, , Reviewing Appraisersand Property Managers. My contacts during other FHWA and NHTSA audits: Regional Administrators, Division Administrators, % Directors of Traffic Safety, Regional Audit Managers, Deputy Audit Managers, State Audit Supervisors, County Judges, County Commissioners, '. •. 4 Mayors, Chiefs of Police, Contractors, Attorneys, etc. ADDITIONAL EMPLOYMENT EXPERIENCE .C.N.Mr*•■••ebmiol ' Auditor - Commodity Stabilization Service, U.S. Dept. of Ag. 1957 4 General Accounting Supervisor, Regional Controller 8 officer, 1956 , . U.S . Postal Service , .. Auditor - U.S. Fish and Wildlife Service, Dept. of Interior 1952-1955 , Assistant Finance Officer - U.S. Veterans Hospital 1948-1952 Compliance Investigator - U.S. Office of the Housing Expeditor 1947 i 7 (I ., , 0' 1 Fiscal Clerk - Army Finance, Division level* Europe & U.S. 19441946 Mechanic - .U.S. Army Engineers, Fairbanks, Alaska 1943-1944 Chief Clerk - Siems Drake Puget Sound, military construction 1941-1943 contractor, Kodiak, Alaska . Office Assistant, Claims Supervisor's office, Oregon State 1940-1941 Highway Department Headquarters ,„\\ 1 EDUCATION Bachelor of Business Administration, University of Oregon 1939 . Benson Polytechnic High School (4 year Aviation Ground School) 1932 • , Bell Flying School, Portland, Oregon 19324933 .,' Numerous Audit and Financial Management Seminars U.S. Civfl'Service Report Writing courses 1 Real Estate Appraisal Course, University of Oregon. 1958 All Oregon Real Estate Division courses to renew Broker licenses, ADP System Course, Fort Benjamin Harrison, Indianapolis, Indiana*•. Marshall & Swift Valuation Services .. Residential & Commercial 1977-1979 1* EXTRACURRICUIAR ACITVITTE8 I worked part time as a Real Estate salesman for an Attorney .. . until 1 passed the Oregon Real Estate Brokers examination in 1952. •. Oregon Real Estate Broker License No 10774 eXpires Sept. 30, 1976. . Oregon Motor Vehicle Drivers License No. 32992 ° Sept. SI , I . Oregon Dept. of Vet. Affairs "Special App;aisero No. 275 expires . » December 310 1978.(Renewed to Dec. 31 , 1979) *Aenewed to 9/30/80.. d* Charter Member - Federal Government Accounts Association - was on Board of Director (still active) I Member Board of Directors - Portland Federal Employees Credit Uhioll J for many years. -- , Past Chairman of the Board and member of building committee, Southwood Park Baptist Church, Tigard, Oregon. Member - Oregondaho Association, North American Baptists, Chur6h ,• ' Ministries and Camp Commission. • , ' I am married. My wifp and I oWb. and manage rental property. We noW have six houses tear Tigard, Oregon, In DeCeMber 1975 1 was elected by my heighborz to represent them as a member of Neighborhood Plazning 1 Organization No. 40 Tigard, Oregon. I am still an active member of that group. • • , 1 A ••■•■•••••■• • • 1 r ( • STAFF REPORT AGENDA 5,1 • TIGARD PLANNING COMMISSION February 5, 1980 - 7:30 pm • . Fowler Junior High - Lectul.•• Room 10865 SW Walnut. Street, Tigard - • DOCKET: SPECIAL USE PERMIT, M 1-80 (Winter Lake) Ref. ZC 25-78, ZC 24-.79) • APPLICANT: Mr. Russell A. Krueger OWNER: Mr. R. Xxueger 4320 SW 110th Tax Lots 300/500/600 Beaverton, Oregon 97005 Mr. G. Scott Tax Lots 601/602. ' 11640 SW I35th Tigard, Oregon 97223 APPLICATION DATE: January 21, 1980 SITE LOCATION: Adjoining the east side of 135th, 400' north of Morning Hill Drive, 5,400' south of Scholls Ferry Road and adjoihing the west side of 130th (Wash. Co. Tax Map 151 33D, Tak Lots 300, 500, 600, 601, and 602) • REQUEST: For Special Use Permit to locate street and private driveways in the drainageway on portions of the Winter Lake Planned Development • and Subdivision, • 4 PREVIOUS ACTION: On August 21, 1979, the Planning Commission approved the request by applicant for a' subdivision and Preliminary Planned Development with conditions. (See the last page of the applicant's Sensitive Lands Permit Reports) I. FINDINGS OF FACT: • 1. The applicant report addresses the i8Sues of floodplain, drainageway impact and emergendy vehicle access. • 2. The study (see attached book) indicates that the drainageway . will be incorporated with the submerged storm drainage - system. The request to place streets and Privath drive over the drainagdutray is permitted with certain requirements as stated in Section 18.574040 of the Tigard Municipal Code. 3. The report calculate the eetimatod rtnoff pek periods from the east and west , basins. moth areas will not be adversely affected with the toad improvement . r . • • • • , • . • . • „ * '.,'„, , * C(ia r r kA., C 4 r, ' . STAFF R'9PORT . AGENDA 5.1 1, T/GARD PLANNING CORMISSION , February 5, 1980 , M1-SO - Page 2 . ... , , 4 $ , 4. Page 14 of the report addresses the emergency vehicle access. However, ' ."•°. since response by the. Washington County Fire Department District 1 was not - . , . received prior to this staff report, this issue shall be addressed as part ,• of the general plan review. .. 5. Page 10 (ConclUsions) states the adjustments to the preliminary plan that were made to acconiodate the sensitive lands areas. , . i 6. The letter (page 5) from the Cor nt ps of Engineers is suffice data to dispU. I ll e ' the concern that any of the subject site (other than the pond area) is in # the floodplain. , . /I. CONCLUSIONARY FINDINGS: 1. See the Public Works Director's Memo dated January 24, 1980 in reference to ip ' the applicant's Special Use Permit. .,. , . . .• 2. The request and supportive data submitted by the applicant have adequately . Met the Sensitive Lands Ordihance. , III. STAVF RECOMMENDATION: , .• . Staff recommends 2.Easwa1 of the Special Use Permit subject to the following : . ..,..___ conditions ' 1. That the question of emergency vehicle access be resolved at the General Plan and Program Rearing. , . 2. That site and public drainage constrUction plans be approved by the Building 4 . and Public Works Depar nce tments priot to issUa of Building Permits or Bonds. . 1 3. No changes will be made to aoptoved plan8 or specifications Unless formal application is made to the appropriate City department and changes are approved by that department. Application got changes will be made in writing arid shall inclUde applicable draWings. 0, 4. That the ptoposed drainage system shown on this appiication be added to the general plan. ., C ' Ptead by 0 pte ken eltolt ApproVed by 4 41111 award . ASs 4 te city Planner -la/An•ng Director , . . + . , VIlld .• 4 r• • . 4 • • • • • MEMO " ' TO: . KEN SELBY January 24, 1980 FROM: FRANK CURIE SUBJECT: WINTERLAKE - SENSITIVE LANDS PERMIT Ken: i have reviewed the information submitted by David tvans and Associates and Benkendorf, Evans LTD. /' Fromapractical point of view, I would agree with the applicant that no floodplain exists on the site based on information from the Corps. of engineers relating to Summer Creek in that the Summer Creek floodplain is not on the site. However, there are some lands immediately around the small lake and just up stream from the lake which would be inundated during a 100 year storm depending on the desigq of the controlled out fall structure. In my opinion, this ii an insignificant, problem which can easily be addressed dtring the design stage. The hydraulics of the drainageways are Well thought out accurately computed, and then apparently partially enclosed Within a. storm drain conduit. The lake offers an excellent opportunity to accomodaestormwater rtnoff from the proposed subdivisioil. in accordance with our storm water detention ordinance. . . • , r • 1 • • ' • • . „. • • • •• • • . .„.•. , . ; . . •• ■I • • [H. „•;, ••• WINTER LAKE Sensitive Lands Permit Conditions of Phase I Approval Response . • • • . • . • • cranuary, 1980 1,t,•• , • • Applidant : 1 yl tttl8e11 A. Krueger 4320 S.W. 110th Beal/ 'ton, OR 97005 • Consulting 4 • • . • Engineers coribultitig Planners DAVid tvan8 6 Asdits ehkeftdotf EVan8 Ltd. 200 S.W. Market 620 8,14, rifth Avenuo Portland Oregon 97201 Pottlandi Ot-eqori 51264 . . . • f!4. t• ' -,„ • •. . • t , 4 '.•'. ,..,.'• ....,_...., ..,:s:..•. , , ' . .. , • ., , . • , • .r .-'„oW ( 0 . ..,. ,A, ...V..:. .,.• "..'''.. . '4,...... , -,. . . , ,,..-. • , . . . . , - • TABLE OF C3NTENTS . , , *.• :,,, .. . .A Pa2..._DIT122F . 7 , , , , ...._• . •.: . : , INTRODUCTION 1 . .. . . FLOOD PLAIN 4 • . . _ . ., . ,.. • DRAINAGEWAYS 7 . , • - ,' . . EMERGENCY VEHICLE ACCESS 14 . . . ....,.. . , . ,._ , . • 1 ••• . . _ • . . ENCLOSURES , . .".:.?, • Letter,' Department of the Army 5 A, Corps of Engineers . . ...4. • Letter of Phase I ApprOVal, 15 .• ‘ City of Tigard . , c .--• , ,. .. . .,... EXHIBITS ‘'.,..• -. . EXHIBIT it VICINITY MAP 3 .i . . „. . . _ . .. .-., :. . _ . 1 •, EXH/BIT 3A EXISTING CONDITIONS 6 .,.... . lf, .':,.• ";, 0 ,.. 1 • . . ., EXHIBIT 6A: SUBDIVISION PLAN AND 11 H , . PRELIMINARY PLAT ' L. •. • 1 • ' _ _ . •. L. . . EXHIBIT 7A PRELIMINARY PLAN 12 i'. . N . EXHIBIT 8At DRAINAGE PLAN ...,, . ,,..,.- , I'' , 0 . . •'' — , . .,, ' - •,,,, ,.. . . ,. . • . . ,; • -. ,. . .,7 d;,' • ', ■ % .4. . ■ I d CCk, letb INTRODUCTION On August 21, 1979 the Tigard Planning Commission granted 4 approval of a preliminary planned unit development for Winter Lake. (See Exhibit 1. ) The approval was subject to the following conditions : "To address specifically issues raised ; emergency vehicles access , the drainageway issue , and the floodplain issue, when next you appear before the Commission. (Please see the attached minutes for further explanation of the condition. )" ' The excerpt from the minutes follows : "Tepedino MOVED for approval of Zone Changes ZC , 29-79a and ZC 29-79b PD, based on Staff find- --T- ings and recommendations , and directing the applicant to address specifically the issues raised -- emergency vehicles access , the drain- ageway issue , and the floodplain issue -- when next he appears before the Commission. The motion was seconded by Bonn. Smith asked that the areas discussed be re-examined to determine whether in fact they are in a drainageway or sensitive lands area and if ,so , that the development plan be mod- gtecdlin MipejdytiwIlIhtOhhi:erftligl=ewiNd-sthoer(li5n!nce. currence of the second. The motion then carried unanimously, " In accordance with these condiilions we have prepared the following information for review by the commission. The information is organized to respond to the three areas of concern: 14 Flood Plain DrainageWay Emergency Vehicle Access '* : 4 • . • The purpose of this information is to advise the corn- mission as follows : A Flood Plain: None on site. Drainageway: Request for Sensitive Lands Permit enclosed. Emergency Vehicle Access : Report of Washington County Fire District 41. After a review of these three issues by the commission the applicant intends to return to the commission with a final plat for the Single Family and Diplex lots and • , a General Plan and Program for the Multiple Family Site. ' • , . tt af �.....�F...�, o r ,.• ...—...,.n."..w..,,...a....nMiv."•,+w..•...........t..c.....i,l...-.,.......w«.......r...."...-i.J F:.;:3, i.:3.'-.e ._,e_ �..-,H _ .. , 7 , 1. ♦p♦p' • ! ....t11, . X1'11 • !y r V .p ���z � (, - -2d J( ! .o , . rr ff _—.1 e 0R. ,II• JR 1i i II !i y ...1 l ii �,' , II - d 11 (I ) il • . -J 1� N. . I'�, 1 N:.fl �� ii !, ,•...)ia1\, trill �� ,, • p � y l 61'1 ‘."' d►� i i 3�� ` '��y A H11 1 —.••� it "''`...1`,, I� fl 11 '�..I' tt�11 II Vr`p, !_ �.�_�,��� �`11 , II , it /1-2,-.41:-....-JILr''''"-------- • - . '` ,`111{^mil • No ,,�at✓t .•••' lif ,, . .., „' ,f i M y . ' � V 1 6 1 N1�"Y X1,4�' f . . ,t.., ,i. , , . . . . , . , ,. .„- . ,. . . , . . , , . . . .,... ... . . ., .,. , . ,,- . Id, ' • C1IT I . I t ,4 , I n k ligmminimmommuisinumimillimmalimismoilmmi . .' , Jusgwatimmismummimmumencuumgmeminammumenwszummummaiwwwww.........maramml ( f , ,t p44 • , . • FLOODPLAIN The Sensitive Lands Ordinance defines floodplain as "the relatively flat area or lowlands adjoining the channel of a river, stream, watercourse or other body of water which has been or may be covered by floodwaters within the area of applicability defined by the flood- plain district. " And the floodplain district as "those areas within the City of Tigard inundated by the 100-year regulatory flood. " The following letter from the Department of Army, Port- land District Corps of Engineers states the floodplain elevation as 172. 5 at S.W. 130th Avenue and 174. 0 at the downstream face of S.W. 135th Avenue. These elevations are from the current study now underway by the Corps, but are consistent with the previous elevations used in the deign of other developments along Summer Creek. Conclusion Exhibit 3A, Existing Conditions, shows the contours • for the Winter Lake site. All of the site is above elevation 174 . 0 which is the highest floodplain eleva- tion projected at S.W. 135th only. Therefore, no por- eion of Winter Lake i8 within the floodplain district. • )". • 4 t: Ohl • i , ;, ." : , (1 It .41 71' 1; ii; t DEPARTMENT OF THE ARMY' "� r?1 r' u 1., PORTLAND DiSTRICT.CORPS QF ENGINEERS (2' p � H, P.t7,SOX 20,46 \ b ..4+'•� PORTLAD. OREGON 97200 : bI.: : i 411$al NPPEN-PL-4 17 December 1979 • Mr. Larry Boger 7233 S.W. Canyon Drive • Portland, OR 97225 p , • Dear Mr. Bugar: This litter is to confirm the Summer Creek flood elevations given to you by telephone on 4 December 1979 by Mr. Kenneth Soderlind of our Hydrology Section: . A Summer Creek 100-year flood in vicinity of your property near Tigard, Oregon, is expected to crest at the following elevations : .!\ RIVER MILE LOCATION DESCRIPTION ELEVATION 1.74 S.W. 130th Avenue 172.5 feet 2.00 Downstream race, S.W. 135th Avenue 174.0 feet -. Elevations are referenced to mean yea level, U.S.C. & G.S. datum, 1947 adjustment. Since these elevations were computed for the / Washington County, Oregon, Flood Insurance Study which we are present- ,'• ,. . �y preparing for the Federal Insurance Administration, the information ,�, 4. t must be considered preliminary and subject to adjustment until the study receives final approval. M .`.„ you have any, ,' If Y y Q u es bons regarding this information, please call '3 Mr. Sode rlind, telephone 221-6444. F' ' . Sincerely ■ i' P'4"..6";etr C, PATRICK 4, X80 t ` f, Planning Branch ya • . Gk• �'edera�.rBmerSencleMaR�� Director ement Agency Emergency nag 130 228th Street, S.W. t / Bothell, WA 980U ,}, r. ' 5 , 1g 1.Of '114 9 dk 115fIHM 1 Y' �f�I!'�i11 YII ff 1Y rI � '477 , 1 r^ f. �1 n •1 f f .!1 1. f n avN011c4l0e) �iwi,�4'1X !. 1111111171"1"11. 5"....MWM"....M.M.Md."."511V,A'"WM"."""MgqllPilg.ra•MMMMIMW 4 cL • DRAINAGEWAYS The Sensitive Lands Ordinance defines drainageways as those areas which convey significant seasonal con- centrations of water over the surface of the land." The City of Tigard' s Floodplain and Wetlands map indicates two drainageway locations across the site, although the ordinance makes no reference to the map as an indi- cation of drainageways. While the Sensitive Lands Ord- inance was not in force or adopted by the city council at the time of our hearing (August 21) we have reviewed the plan and modified the street location to eliminate • any use of land within the drainageway that is not specifically permitted outright or by a Special Use Per- mit. The two drainageways are shown on Exhibit 3A, Existing Conditions, and labeled "East Drainageway" and "West Drainageway" respectfully. The East Drainageway is the outfall for an approXimately 78 acre drainage basin up- - stream from the site The West Drainageway represents a much smaller basin, only approximately 16 acres. Using the Rational Formula for run-off calculations where: Q = volume of run-off in cubic feet per second (cfs) C = coefficient of run-off = Intensity of run-off in inches per hour A = Area of drainage basin in acres and Q = CIA the flows entering the Site for the two drainageways are: A , 4 k 7 .., , (iLlq " . West Drainageway 4 C = 0. 5 I = .2.1* A = 16 Q = 0. 5 x 2. 1 x 16 = 17 cfs * 2. 1 is for 100-year storm at t = 25 min. East Drainageway C = 0. 5 I = 1. 6** A = 78 Q = 0.5 x 1. 6 x 78 = 62 cfs ** 1. 6 is for 100-year storm at t = 40 min. The slopes of the drainageways along the direction of flow are both approximately 3 percent. The side slopes of the drainageWays at the site average 7 percent. The width of the 100-year storm flow through the drainage- , ways represents the total maximum extent of the drainage- ways. Using Manniger Formula for open channel flow where: • V = Velocity in feet per second R = Hydraulic radius 8 = slope in feet per foot n = Friction factor i" A = Area of flow in square feet • WP = Wetted perimeter and R WP Q AV in cfs V - 1.486 11-2/2ILI 8 The width of flow in each drainageway is as follows : • Width = 28 feet Depth = 14 x 7% = 0. 98 feet A = 13.72 square feet WP = 28. 07 R = 0.489; R 2/3 = 0. 621 S = 0. 03 feet per foot 31/2 = 0. 1732 n = 0. 035 V = 1. 486x. 1732x. 621 . 035 = 4 . 57 Q = 13. 72x4 . 57 = 62.7 cfs West Drainageway Width = 17. 5 feet Depth = 8. 75x7% = 0. 61 feet A = 5. 34 WP = 17 . 54 R = 0. 304 R 2/3 = 0.452 0. 1732, n = 0. 035 V = 1,486x. 1732x. 452 . 035 = 3. 32 P' Q = 5.34x3. 32 = 17. 73 cfs The width of flow in the EaStmOtainageway is 28 feet. Where the East Drainageway enters the pond, the drain- , ageway is expanded to the pond limits. • The width of flow in the West .ew.42 is 17, 5 feeiz. These are the widths indicated on Exhibits 3A, 6A, and 7A. • •' 4 ' ; , Ar , , , 444.441•••• ■•••••■••■■■ • 4 Conclusion In order to respond to the commission' s intent to minimize the impact of development on drainageways we have made the following changes to the preliminary plat and plan for the site. 1. Relocated "D" Street in a northwesterly direction. 2. Eliminated three lots in the vicinity of lots 60, 61 and 62 on Exhibit 6A to reduce the total number of lots from 111 to 108 . However, in order to retain the same number of units per- mitted , three (3) single family lots were re-designated and sized for duplex. 3. Relocated, two buildings and two parking lots on the multiple family site beyond the West • Drainageway boundary. A Sensitve Lands Permit is requested to permit the construction of a segment of "D" Street to be built in the West Drainageway and an internal access road to • be built across the East Drainageway as indicated in Exhibits 6A and 7A. 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',.' . . m'u oti.' 04-0, 0,g, ,e), , 5., vg*NT 0 *,4 014 1.t •11,4) , . , . ovt6Lctrot,i6t41 f-stok. 0') ,* t‘o(w14 t9,47 a aNazipetoolp>,4(ci.t#7 1.V,, 410,0 e.f . • . a. litre.wrioN09,40-,iv-19( of*. .4,\ 11-1.11460e• WU 1044 Vat.,,0-016NT1cf4 t . .. .201,V Ith141-10/'etii,HoUit.(3 4,0117 MI , 1.4)4 Og,fori id 4)0 ono of. e1,61)#.0 ,. . • 6 1:1.11. VA.46.141' /...vkh1P.61,0. Vol..,,NO.V-Oftt1,1110N t - / .,/ L„,,___ ' , . 60134 v0A,inte.tt 1414 v.1,0,i 1.'19 k..13 4kietTY 0#41131/-""'i-,dit e "7; U...1..ii,..i„,i._,,,,, , # .•4 / ,r., ............,„.....-- ,, . , . , , -,..........„.. . . . ., ■ . • ''' ' 1 ..•.. .'. „ %•../. • 0. . . • [ EMERGENCY VEHICLE ACCESS The preliminary plan for the multiple family site has been reviewed with the Washington County Fire District #1. The district will be submitting alternative recommendations in a letter the week of January 21, 1980. The applicant will submit a letter to the city after receipt of these recommendations outlining our review of any proposed plan revisions. • • '4 0 • • • 14 ..:41.4'•11 474: , CITY OF TIGAD ''' D .i P.O.Box 23397 • 12420 S.W.Main Tigard,Oregon 97223 September 12, 1979 Mr. Al Benkendorf, President : Benkendorf and Associates 620 SW 5th Portland, Oregon 97204 RE: ZC 29-79a, and ZC 29-79bPD, WINTER LAKE PLANNED DEVELOPMENT Dear Sir: Please be advised that the Tigard Planning Commission at their regular • meeting of August 21, 1979, approved your request for the above concern. �r a ,! This approval is subject to the following condition: 1. To address specifically issues raised; emergency vehicles access, the drainageway issue, and the floodplain issue, when next you appear before the Commission. (Please see the attached minutes for further explanation of the condition .) After you haire prepared the information required from the conditions of the preliminary plan hearing, you may request a date on the Planning Commission agenda to review your General Planned Program application. A fee of $375.00 is required where the date is given. If We can be of any further assistance, please do not hesitate to contact this office at 639-4171. Sincerely, AI „Ed Ken Selby Associate city Planner 1(S Vmc Not t Ths following ac :now .cdvemen t Must be signed and returned to the City of Tigard,.. Planning..•��� C p a ' , within foutteon acknowledgement(14) clays of y. u r receipt of this letter. Failure to return this Wili result in no further action on this project with regards to issuance of building permits or engineering approval. Signature Contact bate ,Sicnature OWne r a e i • r l r . n r ,q • • an and vehicle circulation systems will be designed to provide for privacy of residents, minimum pedestrian- auto. conflict, and convenient access to activity areas. The traffic generated from development on this site will fit into a collector. and arterial system that has a minimum impact on surrounding areas. E. LCDC Goals Based on LCDC legislation, all developments in the MSD area must be in conformance with all LCDC goals. A discussion of each follows: • Goal 1: CITIZEN INVOLVEMENT .t, Goal 2: LAND USE PLANNING • These goals are met by the City of Tigard's and Washington County's public involvement and plan- ning processes. The N.P.O. and C.P.O. programs, in- formal meetings and public hearings rrovide the basis for adequate citizen involvement in, land use planning decisions. Goal 3: AGRICULTURAL LANDS This site is within the City-of Tigard. The agricultural land goal does hot apply to incorporated areas. Goal 4: FOREST LANDS There are no "forest lands" on the property Y 9 40 • } y p W ,.- , y ✓u4A 3 rB. :mot r ' i n f. ' r r .-,.: ,. er.,. c, . .,, . , k,-,- 1 p , . ,, Goal 5: OPEN SPACES, SCENIC AND HISTORIC AREAS AND NATURAL RESOURCES t. i This goal requires that these resources be fr preserved and protected to promote a healthy and at- 4 ' tractive environment. Three and one-half acres on the northeast corner of the subject property is proposed park use. This is part of a park development program 1! of the city.y Also the 1.75 acre �' pond will remain in ` open space uses. The drainageway described on the • City's Flood Plain and Wetlands Map will remain open and unobstructed. N Goal 6: AIR, WATER AND LAND RESOURCE QUALITY The proposed development is in conformance with this Goal. o Housing will be provided on land designated for immediate growth which is in close proximity to ' ' employment, shopping and educational facilities. This ' will reduce the need to develop on land further out. The proposed densities will enhance the use of mass transit: Shorter auto trips and increased use of mass 1 transit will improve air quality. ! ,,, o Drainage and water run-off will be controlled ( ., ll . in accordance with applicable laws and regulations. _ The development will not exceed design capacity i psi n ca acYt � of public facilities available to the site. . , o Approved sewerage disposal will be available through a public sewer system. r Goal 7: AREAS SUBJECT TO NATURAL DISASTERS AND HAZARDS i )„. The character of existing soils, topography, drainage, and other physical aspects of the property 41 A . • i • 1• ^YA indicate no natural disaster or hazard problems. No new hazards will develop as a result of such things as increased storm run-off from street paving, etc. Goal 8: RECREATIONAL, NEEDS .f A Adequate recreational programs are provided by local public agencies. Additionally, walkways for jogging and walking will be made available as part of the development as will recreational open space, particularly in the multi-family areas. • Goal 9; ECONOMY OF THE AREA • . A The site was formerly the location of a horseback riding academy. This has since been discon- tinued. Economic gains from the site are therefore limited to tax revenues generated. These will increase substantially with development as well as providing • • 2. several construction related jobs. Construction of on- site improvements will benefit the economy without detri- mental effects upon materials, labor, transportation • or non-renewable resources. • Goal 10'. ,HOUSING The whole concept of this development as a single and multi-family residential environment meets • the intent of this goal. The densities and lot sites proposed o P osed will allow for more housing affordable by • more households than the current zoning. This point is expanded on in detail in the report, in the appendix and the section on market analysis. • 42 ._.... _�ro-, ,,, i•w, v.Y,.ter-x imw v.a�., .au rni7 a rceau�. b"o-a». .,ww ry .r Au,,...,h..,.w r M , .� . . - o-�+.w ....n.�"�»,.,«.w,w„w...y».-N-. P w ��r" �h oOf v Goal ii: PUBLIC FACILITIES The provision of public facilities to this .:: property can be made in a, timely, orderly and efficient way. A detailed discussion of the provision of sewer, '. • water, drainage, police and fire protection, libraries, and schools can be found in other parts of this applica- tion. Goal 12: TRANSPORTATION Current capacities on 135th when compared to today's traffic levels indicate no problems serving the property. Future improvements, including the exten- siort of 130th to the south, will only improve the cur- rent level of service. Use of mass transit will be en- hanced by the density and pattern of this development. Goal 13: ENERGY CONSERVATION Ri The provision of housing within the prox- imity of existing employment, shopping, commercial activities, recreation and educational facilities decreases the need to extend energy resources to reach such need- ed services from land not now designated for urban- { x' ration. The actual housing construction will also include many energy saving techniques and procedures, n. a Goal 14: UREANIEATION This goal does not apply because the sub . ,' ject property is aet of the incorporated City. of Tigard.. � � P � � incorporated City � `r In conclusion, the proposed zoning action and subse- quent land development meets Lax: goals and confortng to the other toile change criteria mandated for con- J , 4 r7 �� ' k. - l 1 n v sideration in this decision. The requested action is in , the best interest of current community investments the environment, and economic and social needs of the sur- rounding area. / (A . • ,•'•'4 • 1 • 1 I 44 k •••• .., . ' ,! ,. .'• 1• i,L C ,,. ! .■ • .. ',.., i I ' ''r : :'•.• „ • •„ APPENDIX i. o Resumes , . . . .. o Report by Tigard Planning Staff ,,.. . ,,,. ,.... ,,...- , . • (1 ' . 1 , , i 11 4 [ r . 0 , ', 1,''• . : ,.•..., ( ,..1 . • ./iii. •... 0 . 1. k,', . . .., . . . . 45 ... . . . , , 0 •. , .1 Benkendorf&Associates i „, 620 SW,Fifth Avenue,Portland,Oregon 97204 (503)226.0065 Al Benkendorf Principal, Benkendorf & Associates , Graduate Study in Urban Planning at the University of Pennsylvania, 1967. , Graduate of Michigan State University, School of Urban Planning and • Landscape Architecture, B.S. 1964. 'L- Professional Experience: 14 years Member: American Planning Association American Society of Consulting Planners American Institute of Architects -- Associate Urban Land Institute I. Relevant Experience: 1975-Present e Principal, Benkendorf & Associates, private consult- ' in,g practice providing community and transportation planning to ,, public agencies, corporations and private developers. Project Manager of the South Downtown Waterfront Redevelopment Project, a major planning effort to determine alternatives for develop- ment of this prime riverfront property including assessment of A , marina impact potential, specialty retail and housing. Currently respon- sible for the analysis of mpact on Oregon ports of the Coastal Zone Management Act for the Oregon Ports Study - 1980. Recent • projects have also included an assessment of the St. Johns • riverfront for port and Waterfront related uses (UDAG) ; examin • o ing the productive land uses of dredged material for the Corps • ; ! of Engineers' national research station; and, a variety of mixed ■ use development projects. 4 1973-1975 • Administrative Vice President, ROMA, p.c. , a plan- ning, urban design and architectural firm. Responsible for project and administrative management and business development for the Portland Office. ' : .• ' •: ag Director, or t of Po rtland. D irect ' . . responsibility for the technical and administrative management of the planning, environmental and community r elations depart-. ments. Directed a wide variety ft marine, transportation, indus- cw, • tr ial and commercial planning g programs and represented re sented the Port with a ll metropolitan re gulatory and general purpose gov- • erninents. 'r • .g City for the Philadelphia ,,Cit: Planning , 1 M 1 �;� �"lt" Planner for p City g' �6�19�g Commission. One of four members of the staff assigned by Ed ' B 4, :rn n to the first Model Cities effort in the United States Initiated and organized the first interagency effort to coordinate a $70 million annual federal allocation for housing rehabilitate- I 46 IL- , - tion and new construction. 1964-1966 • Regional Planner for Project Planning Associates, • Ltd. Planned designed and managed a variety of projects • including two regional resource studies and mot importantly a thirteen mile stretch of the Kuwait City waterfront where, as project designer, developed the plans for two island groups embracing industrial and pleasure craft clocking facilities. , . 1 • , • 47 • • , 4 ' • DAVID EVA113 AnD F1330CIATE3, inc , lir 200 5W MARKET STREET • SUITE 110 • poRnsno.oRaon 97201 • 503/223.6663 David Evans and Associates, Inc. provides Civil Engineering services for public and private clients. These services 4 , include: Feasibility Investigations, Preliminary Designs, Boundary and Property Surveys, Topographic Surveys, Design and Constriction Plans and Specifications, Construction Sur- veys, Contract Administration, Land Subdivision Plats and Legal Descriptions. The scope of the firm's civil engineering services extend from conceptual planning to physical facilities for municipal utilities, storm drainage works, sewage facilities, water systems, highways, streets, site development structures and land divisions. David Evans received a B.S. degree in Civil Engineering from Heald Engineering College of San Francisco in Ianuary 1961. He is a registered professional in OriJgon, Washington, Cali- fornia and Hawaii. His experience in consulting and engineer- ing for his own firm and other major A.E. firms include de- . sign of sanitary sewers, storm drainage facilities, water systems, pumping stations up to 70 ,000 °gpm, roadway bridges, expressways, industrial parks , railroad track and trestles, and residential developments. • In addition, Mr. Evans is a recongnized expert in site .iMprove- ments for housing and spoke to the 1976 National Convention of Home Builders in Dallas on creating affordable lots for affordable houses , and to NAHB Workshops in Denver, Atlanta • and Phoenix on site improvements and land development. As President of DEA, he leads a staff of dedicated, experienced personnel in civil engineering works Branch office iodations are: 7103 West Clearwater Avenue Kennewia, Washington 509/783-2271 Lincoln Center East Building 515 /16th Avenue N.V. , Suite 258 BelleVUe, Washington 98004 509/455-43571 48 , - , .- ,.. ' EXCERPTS FROM REPORT BY CITY OF TIGARD - PLANNING STAFF ; . SMALLER LOT SIZES . NOVEMBER, 1978 ' 4 . . . 1) The smallest lot size now allowed in Tigard under standard plan , designations and the zoning code is 7500 square feet. This permits four (4) units per gross acre. The next highest :standard density allowed is 12 units per acre. The resulting "density gap" leaves . no opportunity for dwellings affordable by most current residents 4 4 , of Tigard. . i 2) According to the most recent available data, an average new - conventional home built on a 7500 square foot .kot costs $72,500 e while an average new conventional home' on a 5000 square foot lot costs $47,500d or about a third less ($25,000 less) . These ' . estimates are based on a survey conducted by ,the Metropolitan Homebuilder's Association in June of 45 builders (with 60% of the lots) . According to this survey, the per unit profit was , . approximately the same regardless of the lotsize. ' The salp price - of developed lots averaged $10, 118 for 5/00 square foot lots and .N $15,230 for 7000 square foot lots (this would mean an average of $16, 300 for 75n0 square foot lots) . The typical house size on a 5000 square foot lot is 1000 square feet; the comparable size is 1500 square feet on 7000 square foot lots. Lot size basically determines house cost because of a linear relationship between lot size, lot cost, and house size . • 3) The monthly mortgage payment on the typicaA house on a 7560 square foot lot, exclusive of taxes and insurance, is $520 ($72 ,500 hoUse, 20% down payment, 104 interest for 30 years) . . Purchase of this house would reqUire an income of $25,044. A - - house of 5,000 square foot lot would require a mortgage payment of $341, and therefore an income of $16,344. . . 4) The average conventional new house on a 7500 square foot lot Would , require an' income almost 1/3 larger (31.3%) , or $6,000 more, than ' the average current Tigard household earns ($19,070) . According to the results of a recent City of Tigard housing survey, only slightly more than one- oUrth of current single-family residents could afford A conventional neW house on a standard lot (7500 - square feet) if they were in the housing market. Only about 27% , have an income of $25,000 or More. I ', AboUt 60% of Tigard's cuttent single-family residents have an income sufficient ($16, 300) to afford a conventional hew hoMe oh ' a 5000 Uare foot lot. . , 6) The standard lot size in the City of Portland is 5000 sqUate feet _-_---__ or 44% of the area zoned for Single.hfamily restdential lases. , 'Ot 49 . , 1—, .' : • . . _ ... . . _ . „ .. . .. . .' • .', . ::'', ' .,..,;,,":,,,■,:!,7 . , •;,, ,. ; •,,,::., , . • _ •,,. . . .„, . • ' . .'''• 2 ( r ,, , . ' ',, .• '',- , ,- . , 7) The Planning Department evaluated areas throughout the Tigard • , . , , ,, , . Planning Area for potential comprehensive plan revisions to . . , allow .S units/acre or 5000 square foot lots (see, attached , •,.. _ analysis) , A total 431 acres in 9 areas (See enclosed map) , are , _ .:,. proposed for designation as Urban Moderate Low Density (with an • . R-5 zone) . This comprises 26% of the vacant buildable land which • is designated for single-family residential use. . . . . . , 0 A considerable area --190-acres in farmland and rural open space _ . .•: . ,..,... would be saved from premature urban development by allowing these . . somewhat higher density single-family residences as proposed. This . . . . . 190 acres is approximately equivalent to a square more than One- . H , . half mile on a side (2877 feet) , Adoption of the staff proposal . .-. will therefore significantly further the two state land use planning • . , . goals 43 and 414 (Agricultural Lands and ttbanization) . • .,:. 9) Several other objectives of land use planning would also be served _ . by allowing more single-family residential development on smaller lots: . :..) ,., . e • .. .. . . Goal 411 (Public Facilities and ,,, More efficient . • bli Faciliti d Services) M i . _ . use of public facilities (e.g. , smaller lawns and lower . , _ . . .. water consumption) . . , . . . ."* . .. H ., . Goal #12 (Transportation) - MOre fully multi-mOdal •..,: transportation system (e.g. , greater transit use through i ..„ •: , :. 4 ., , ncreased passengers along existing and future transit . ' , . corridors) . ,. . : •• •• . .0H ... . „ GOal #I3 (Energy Conservation) - Reduced energy consumption (e.g., tmaller homes, shorter commuting distances, etc.) , A, „.I .it• , • 4- , ...t • ':.! . 10) A detailed evaluation of proposed areas is attached, . . . , ■ .' .'.., . . -,,;• i r . 6 . (4• .••. .1 r ,. •C ' W % r . . .. 1 1 ■. H ' 1 . . i. L , 4 . . t• . — * r 50 . , . . , .., • , 1 , . - t . . . r C • r :,? i i \ t ' ' STAFF REPORT I , AGENDA 5.2 . ' .. ( TIGARD PLANNING COMMISSION e . ' August 21, 1979 - 7:30 P.M. 10865 S.W. Walut - n . , Tigard, Oregon. 97223 t „ . . . - Docket: Zone Change ZC 29-79a and ZC 29-79b PD(Winter Lake Planned Development Re: ZC 25-78PD & ZC 24-79 PD) • Applicant: Mr. Russell A. Krueger Owner: Same 2041 SW 58th Avenue , ':' , Portland, Oregon 97221 Application Date: July 17, 1979 . 4• , Site Location: East of 135th, between Scholls Ferry Road and Walnut Street . (Wash. Co. Tax Map 151 33D, Tax Lots 300, 500, 600, 601, 602 & 603) . , r,. ,..., Request: For a preliminary plan and program review for a multi-family planned 1 development zone (A-2PD) on a 12.0 acre site. Also, for a zone change . , from Wash« Co. RS-1 to City of Tigard R-5 on a 24.8 acre parcel with a tentative subdivision plan. t , Previous Action: On December 5, 1978; the applicant's request for a zone map , N i amendment with preliminary plan development review approval was tabled for two reasons: (1) The applicant was finalizing a purchase of land adjacent north of the subject site that he wanted to include in the total plan. (2) The City of Tigard iv and the Neighborhood Plan Organization #Y were still considering the land use and zoning designation for this area. ,,. On June 19, 1979 the Planning Commission denied the applicaWS planned development and stated the following as consideration for the applicant to resolve in new application: A d 1. Calculations should be specific regarding density in relation to PD and sensitive lands. Tigard A , ,, -i . 2. Information On the schools in the ligara =low. District Should be obtained. 11 3. Sensitive land areas within this project should be addressed. . ,yo A drainageway area in the eastern portion of the project needs r * 0e000 to be considered, . ;..4 4. Park and recreational issues should be resolved with the ' Park .8oard. . 1 , . The applicant was also required to apply for separate zofte changes s, ci s A 44 for the single famiLy and apartment parde18, The MUlti-"famity .., . .. C, plan is to include the proposed site layout. ' r 1 t . . I ' 4 .1 1 Plc set , / . 40 v,g, ) 2 . , 4 STAFF REPORT , AGENDA 5.2 TIGARD PLANNING COMMISSION August 21, 1979 - 7:30 P.M. 10865 SW Walnut Tigard, Oregon 97223 Page 2 ZC 29-79a and ZC 29-79b ' . I. Findings of Fact: I. The site is designated R-5 "Single Family Residential" on the north, west . and east. On the southeast, the site id designated A-2 "Multi-family" twelve dwelling units per gross area. The site is presently zoned Wash. , Co. RS-1. The land use is designated by the NPO #7 Plan. ' 2. The applicant's request is in accordance with Section 18.56.020 and , , 17.16.010 of the Tigard Municipal Code. . , 3. The applicant proposes to construct 95 single family dwelling units. 16 duplex units and 138 apartments. 4. Section 18.56.110 of the Tigard Municipal Code provides the density ';, factor calculation for the Planned Development as follows: Multi-family acreage site: 12s,0 . Minus public improvement 20% ( Buildable net acres: 9.6 Divide the total net area (in square feet) by the underlying zone (in square feet). 418,176.00 divide 3,630 sq. ft. ,- 115.20 dwelling " units. Additional 20% may be permitted got the dedication of open, space etc. (the pond 3.67 ac.) 115.20 x 20% '... 138.24 the applicant is ' • ., .24 dwelling untis under the maximum allowed dwelling units in the A-2 zone. The Housing Implementation Plan adopted by the City Council on May 21, 1979 permits six dwelling units per gross acre on the subdivision . portion of the subject site. Therefore, 6 dwelling units X 21.4 128.4 allowable dwelling units. The applicants proposed density is 17 dwelling units below the maximum. ' 5. Applicable policies of the Comprehensive Plan for development in the NPO . #7 area: Public improvements Policies 2 and 10 - page 3 and 5. I Planned Unit Developments: Policy 4 and 11 - page 1 and 5. Site and Open Spate Improvements: Polity 8 and 13 - page 4. Location of High Density Residentos'l Poly 5 - page 4. ' . . Density .eor multi-familyt Policy 9 - page 5 ( ' . P ' . . kill. f V , ' A $ STAFF REPORT AGENDA 5.2 TIGARD PLANNING COMMISSION August 21, 1979 - 7:30 P.M. 10865 SW Walnut Tigard, Oregon 97223 ZO 29-79a and ZC 29-79b Page 3 6. A description of the site area is explained on page 4 of the applicantts attached narrative. 7. The surrounding land uses are single family unlib to the south (Morning Hill Planned Development), east (Summer Lake Planned Development and proposed Summer Lake Park) to the north and We across S.W. 135th is vacant land designated for residential use (see vicinity sketch on page 7 of the applicant's narrative) . A 8. Sewer and water services as well as other utilities are explained starting on page 19 of the applicant's narrative) . 9. Southwest 135th Avenue and S.W. 130th Avenue will serve the traffic needs in this development. Southwest 135th Avenue is presently a county road and is designated as a collector street on the NPO #7 Plan. Southwest 135th Avenue is in substandard condition having inadequate paving width \ and right-of-way with no sidewalks or curbs. Southwest 130th Avenue is presently a private toad. Summer Lake Planned Development is ' improving it up to the northeast corner of the subject site. Southwest 130th Avenue is designated as a collector street and will serve the property from the east moving from north to south. The street needs to be realigned and dedicated with full street improvements (see plan). 10. The Park Board has requested that the applicant dedicate a 3.4 acre parcel (see plan) adjacent to the Slimmer Lake Park area to the City. The applicant is considering the request. IL Conclusionary Findings: 1. The applicant has demonsttated through the site plan and narrative that he is conforming to the concept of a planned development in the thtee parcela as required by the Tigard Municipal Code and the Comprehensive Plan. 2. The applicant is well within the density permitted for single family and multi-family. • 3. The plan shows a 3.4 acre parcel b.e land for park use which is called • " fot on the Summer Lake Park Plan. 40 Concerns expressed by the Planning Commission for density calculations, drainageway activities and schools have been addressed (see attached ( school letter and page 20 of the narrative for descriptiOD of the drainageway contour) . , , IG (- h, . s STAFF REPORT r AGENDA 5.2 4; TIGARD PUNNING COMMISSION 7,C 29-79a and ZC 29-79b Page 4 5. The park and recreational issues have been resolved. The 3.4 acre, area will be planted in grass and maintained by the City. Recreational facilities (such as tennis courts and softball field) are projected to be installed within four years. III. Staff Recommendations Staff recommends approval of the p:rel,imtnary plan and program for the miiti-family units subject to the following conditions: 1. That Section 18.56.030 (General) of the Tigard Municipal Code be complied with prior to applicant's presentation of the general plan and program. 2. That site construction and drainage plans be reviewed and approved by the City Engineer and Building Departments prior to issuance of building permits with any bonds or other agreements as required. 3. No changes will be made to approved plans or specifications unless t formal., application is made to the appropriate department and changes are approved by that department. Application for changes will be made in writing and shall include applicable drawings, engineering specifications and other details requested by the department. No .• i construction shall take place in these instances until after the changes have been approved. Any deviation from this condition will result in the immediate posting of a Atop work order on the project or any portion of the project. 4. That the ingress/egress to the A-2 areas be 30 feet wide, 5. That the northern access to the A-2 areas be moved eastward to approximately 32 feet. Staff subdivision re mme ds approval of the R-5 zone change and tentative (preliminary) ff p. subject to the following conditions: 1. TThat�thCzaapplicant dedicate the adequate distance (as determined by City gineer) of right-of-way along S.W. 135th Avenue, and construct half street itprovements to collector street standards prior to approval of final plat. 2. That plan applicant provide of the . Avenue extension as shown on provide the S.�y. 1,30th p prior to app final plat. That Section 18.56.050 (General) Municipal complied ied with prior to a li an.t s presentation of the e of the Tigard �c�.pal Code b 1 ± 'p i p � pp � p, y general; plan +r program. V •/ h y' ti r,+ i \,r . ff. STAFF REPORT AGENDA 5.2 TIGARD PLANNING COMMISSION ZC 29-79a and ZC 29-79b Page '5 3. That site construction and drainage plans be reviewed and approved by - A'; the City Engineer and Euilding Departments prior to issuance. of .l building permits with any bonds or other agreements as required. 4. No changes will be made to approved plans or specifications unless formal application is made to the appropriate department and changes are approved by that department. Application for changes will be made in writing and shall include applicable drawings, engineering specifications and other details requested by the department. No construction shall take place in these instances until after the changes have been approved. Any deviation from this condition will result in the immediate posting of a stop work order on the project or any portion of the project. 5. That the ingress/egress to the A-2 areas be 30 feet wide. 6. That the northern access to the A-2 areas be moved eastward to approximately 32 feet. 7. That the basketball pole, backboard and all Other structures in the cul-de-sac islands be prohibited. However, the painted paly area is permitted. • r Prepared by: Ken Iby Reviewed by: Aldie Howard Assn 0.te Plattner Planning Director 4 4 • r• L A w f t v w + .F,i -,.{ry»m �}M..r}°••-..a•)Y . +.. . 4Ysi. .ImryF,j�• r •' Y! . . �. • 4), • v • e „. • WINTER LAKE SINGLE FAMILY: R-5 9. v6”, MULTI-FAMILY: A-2 P.D. , . • 4 •,, July, 1979 Applicant: . • . Russell A. Krueger 2041 S.W. 58th . Portland, Oregon 97221 • • Consulting tngineer . Conculting lanners: David Evans & Associates Benkendorf & Associates • 200 SoW, Market Street 620 S,W, Pifth Avenue Portland, OR 97201 Portland, OR 97204 •; 4 k All ". • y I r i ••"„t 1",V, •'..'.,t,,t, •••^41' 4",ir'•;,'1, ,1,q, ir rr!, '',0 :*,' .•'1..,;'''''''r, '.4 iit•,-,',7,4L 4‘; i, ''4,'"':' '■ 't r, 4",'• t ;,1,,,,..‘,;1 4, t,, —,, " 'ilir';'"tr'''.•4)1; r,,,•;,, '1. ._ "ir i'l i't0;."1,0W*Pi I "I'•..,;,,*,"•4'4,, 1, I •,,,,,, , (4. ,,;..,.,..,,,,,,,,`,,t,1,,,,,:,,,..•4,`,,,t.t.,;,,,,, 1',.,,,,./•,",!;i' t.'1 ' ,y,i :,;"•,:,.., 1,,t'''"'"1"• •,,,t. 1, ,' 4 ': V'• 4, TABLE OF CONTENTS , 4 .,,,,,,,,., ,'h . „,..„„,,,,• •7',4.,' . 0.4 VA, •, 4..k;,'''1'sVi‘:','''', • ‘;.,,,' 4. '‘?"'' ,r''''`• '''''''‘i'' Introduction 1 .. 4,,,;,...,..,-. ' ..!.4.4,,•,..s•y., 4.‘c,,,,..,;, ,..,;...." •........ 'IA •;' .":',"*,",":'''' r i,"." .,,t 4• ', 1., Existing Conditions W 4 'r•,' ,,,i ■'i'''' I"r"• ";" At?0 ..4,0 A. Characteristics of the Site ,, ..... : ...y.',, „•.?:,:•., B. Land Use Planning and Development 6 ti,gj■7+" '''.;.4'0", `I':.":'':' . ' i■'I It,i, 8 ■,.,"•tr. C. Population, Housing and Employment ,, ,,e , ,.,', ,,...te .,,,,.. ,‘.,..,..... D. Existing Urban Services 10 ...,.14,,.... , i,.,p,,. ,....;,..-q • t`,;ea,,...,* , ':i, ,,■:,i.,,a,, s : Ii , Plan and Program Elements 13 .. ....., ......, Plan A. Elements 13 4'.),•')...;. B. Program Elements 19 ,•.Xf 4., I.,' .• ..,44'v4''.4 ‘,e,0,I, ,, "I,• II I. Zone Map Amendment Proposal 28 1 V e Zone Change Criteria Evaluation 29 t' E'4'i ,.,,, , •,„,•• A. Plan Compatibility with Comprehensive ,,.. •14. ,,..,.,... .. Pl Policy 29 , .;.g. •,,,i...... '4k %,' ' B. Community Need and/or Public ,,.... .4„,,.. Benefit 35 P„,x,o t, !"' 0'; , C. Alternatives to the Proposal 36 1 f,.,{1.'V't',,, )■,"',2:;:' D,4 Development Impact 38 ...,1.-444 •.',1(...,.', E LCDC Goals 40 . . .•.,?...-, .1,.., ,.,... , . : . , ,4„f Appendix 45 ''".•,,*::i Resumes ,e,..,.. it ,.•., , ,A14 A 4 4 Tigard City Staff Report — on smaller ,..,....... ,4,. ...,....„, lot sizes ., . . ,•,,,,..- ■ .ct, ■t o'i i't;i „ .4 ,• , . 4•:4,',"'. , , A • '.,'''•,' " . •41;■,•,,,, '4,4 Y; r i 11,41 . , . ,..i ■' . ' tt)44,'?."1,,' * '1'"'"' IS ' i..4'''"' '*1 r °••',i,'t ","' '"'•" ,,,"'"T. *,,o; •r ", , r 7(,?,$ .' . , •, 0,4 ' .;''7 ,", ..,,'" ." ,t., . '.:; ,.,' . t , :,.0",,i,•:t."/■,4., 'r. .4 *. ' . '* '' ' ' . ' . ' ' ' . ' '''1‘ rl'''''' .'' ...''' ' ':1 '''',"%'' ' ''"' '*',''')''.',V''1 qi'''C'. ';'`,,' .' '' . '1',.:::t''0,,'''' ''.,1 '1.. .'.:,■'' ,'''. '''...)'' ,,,,.,,,,,,• .,,, .. .. ,,, ,,, .„i. .„,,,i,....,. ., , , .,.,. + , . .,,,,,...,4.r e.,....+!.-.4',t0...''■,4.■, . it. ...'.7 ':.4'.:4 I...4'‘t•f,'4'K:'4)1.'1, ,',,kii4 A I,r., .1, , '1* ‘,.,',:.■:',';'.''s, ic,t 1,i '''',•,.'4 t4t,,.. V •1,‘",`", , i; . z.....,., ,,,,.'... . EXHIBITS ...-,F,,,, ,,.. 1,, ',".'' ' ,‘,'••. 1 ,II.l'..„, .12,...4.2S. .,„,.,,t•,.:, i"..."..s, ul,,',.....;', Exhibit 1 Vicinity Map ..=,...q 2 Proposed Zones and Tax Lots 3 i 1, f•,I,sf, i ' v 1 1"..; 3 Existing Conditions 5 ,• 7 =. 4;',:, 11".!"" .e, 4 Neighborhood Plan J.4"OW' 5 Mul,ti ple Family Plan Designation 15 .1P '■:, . 43t;.:',oidr Comparison 1.■',,,I, 4g,.i, 6 Subdivision Plan & Preliminary Plat 16 .' ,... .4, A'' 4,..,,,- c,... ,'•..,',',1: 7 Preliminary Plan 17 4.9i '..,.,V,.,'., ';.r , 4 1,,try, ''' • ni.,. . #,QP: 8 Drainage Pla.n 4 V , If 14,,,,,,„,:!, ,,, i., '11 ,`; " '..A., : , "7f•rv`'"1 4,..,,li ,e ," ■'$',,,,:‘,'.? 'Op ‘,1:■ .,,t. TABLES ,.1., 8 Table 1 Proiected.' UPI Population Growth - r{, 'v,I.•'0:4. Census Tract 319 , = 2 1970 Census Data - Census Tract 319 9 fy„, 6 . hr tt r, 3 Proposed Land Use Distribution 13 , #4` 4 A2-P1) Building and Unit Count 14 • 5 Total Enrollment - McKay Area .23 4(i.■'.. i 11, 6 Annual Market Volume Data 25 ,4 = , 1, 'I.■,01, 7 sh Waington County Housing Demand 26 •,,,,, ,.• ..„.„, 'l'•,..'r '''.'".;...;•';' 1'', l t C'e'1,`r ''■ , tl r A'.■ 4'4,.# 1,'. I 4 ,4 !**,.•`'.1; ,4'4'op',i' , ,,. '. ', ' ?,,, ','.■•■. ,,.`..-, ' ,,.,,,,t , ', ,7, 1, . , ' 'i .! , . ,. ,+'''4 ,i • , ' - 1 !', ' •0, 'r '.:;,* ',41' ■0'4.,"'1' ',,.'" .".*;:t, ""","' 't `‘ '', ''4' 4"1 .4'4' r''.1' 'n'',.:,.r :** **.r.' '''*''';'' .', ',:'i ' '''' ,:'.'.'11:4 :''',•'.!,. '''''',:;:',7A •''''',:',,1; ',•,',''A , .. „,. •'•0 ., 'Y '''‘'1'''' ; S' l'! ..1 1.'10 (;. (,,, INTRODUCTION tkrg V, 0■I''''.. i:%, ,,,,,, The following report contains the planning and engineering infor- ,. ,,,, ),, , `-: mation for two applications on 36.8 acres of land located within ev,' , ,.. the City of Tigard east of S. W. 135th Avenue between Scholls 1 Ar ■'' I .• A. c ,t t, Ferry Road and S. W. Walnut Street. (See Exhibit 1. ) The appli- ,: cant's request is threefold: 11,,,.,,, •, „ ..,A,s,, 1. To amend the Tigard Zoning Map designation for the property '0',,,:„ from RS-1 to R-5 and A2-PD as shown on Exhibit 2. 2. For the Planning Commission to review the preliminary plat for the R-5 subdivision. 3. To obtain Planning Commission "approval in principal" of a PrelimillqLypevelopment Plan and Proora.m for the A-2PD. ,. ..1,, •,1(,., '1,' ,'•y,,,, These applications have been prepared for: , me Russell A. Krueger 8 2041 S. W. 58th Avenue , ,f(.■,,,, „.. . Portland, Oregon 97221 ■*41' ''::.tr;'::■, ''. ' !;■".'4'.1'..'.'1 t`,",, ;■!'I i '1 The requests are in conformance with the City's subdivision and PD regulations (Title 18.56, Tigard Zoning Code), the MSD Frame- lu,,,''■'' A :0`• ,,, work Plan, Washington County Comprehensive Framework Plan and r'r, Policies, the Tigard Community Plan, and the City's Framework Plan for the area, approved by the Planning Commission on 17 , ,(5.. l',.. May 1977. The NPO 7 Plan was recently adopted and incorporated IT/ into the Community Plan. The requests are in conformance with rrX the Community Plan as supplemented by the NPO 7 Plan. IN ‘ .1 The site in question currently has six (6) tax lots (See Exhibit ,.•: 2). , .,;,. • •., i':'•.:`,' ,, ','•',,,'; •,,-,.0, •,,, ••4, cs,•, .,,.,)-,.. , . ,, , . • . . •, „,, ,,,,,„, •,. ,.1. ,, ,-,, ,, ,,,,,-4-44,,,-,71,-,,,,,,,•,-,—,,,,,--„,-;11-4••••,.,,,v,r,,,,:;;.:...,,7„.••4.,,„,,,,,,,.,, ,,,,., ,...,,,,,,,• . 4,•, , ,,„,- r•,., --„,, -..•c,.., .4 4i,4„,, • — ts; ' .; ;,•.,":. -, ..,., ,- .,,•, ,-,:,„0 ..,„, 4.-,..,;,,,- ,„,,, ,, ;.z,, 4„,,- , , ,,, , . , ,•• ,,,, , ,..,•-,1- • , :,,,, -,,,,i,,,, •, ..„ t, ,, ,,,,,..,„ ,,,,,,,.•„.,k 4 4. ,„. ,4-,,,,, ,,,„1,4 .0,• .1..q :,,,, ,,,o.,1 o, 14 y,r.,,4 ,.,: ,.�. ..- ....... -Y . • . ...... .� ...c. .,, ._ .e..-..-_-..., ...-:. ._ _ ..--=" _ .... . . .� . . . . .. _ .�. .. ... ,;..,-,::.'...-1.- ..�.. ..-. ... �•.�..�• ice- .. _ „'t 'a t• ,f+). ...:' - .-. .!_'t ..�-__�. s.q..�_��_�_--+.>_—.__-_—_- _ •_ r= ->_-v'..>_,-,.-._ _ .te r_ --_ _ _ - - -__ -.__ ..__...-- • • - . •04, I • • At- k) a Yp� • -. ok- O t%Z - a ' ~1 �` �t 11t 4 _ _..,...r _ ,f,,�� i.-� 44 -- 1 . _......„ ,,_, �- - zit - u {.-- ten -- ,. ‘` �k A E °_.' K 10%11 - eg sag==,..Tz:so.===......ir:sa es gar = gi a Q114Siziate it M 13 'ilf_Er:1:,1,,aiii;i11,...i--,7:__-. .ar as= -��-- __ _ 7i it , ,.., — ir —\a'aArf eisori•flAit.,, „,,,. �f Id__ . J L i .� II • ��s3t/wQ 1A'4 Q � � � Ii ( f 'tea. ';'.4"''' , 1S 1 x:1 . 1'+�. `;',W R. 1,* %» r,ftw ti it,' Y'' ,Iti'• 1`+ ,y�: ;,,,,p1;',1 1'1 .,•7111;A ,�,;' 1,,-, 1. EXISTING CONDITIONS °j` '; , : "' A. Characteristics of the Site The subject property consists of 36.8 acres located on the . ; � east side of S. W. 135th Ave. beginning approximately 1000 ',%eta. yr,,.,•, ',,.11.11•. .,4111'i j',y,,{:.a A:,1:1, feet south of Scholls Ferry Road. (See Exhibit 1. ) The property fk'{ ,. ,I,t,: is generally square in shape, running approximately 1300 ;' y feet along S. W. 135th and 1300 feet deep. Two homesites =;.•. I "''. in the middle of the frontage on 135th are excluded. These ,.,,,)!- residences are on tax lots 601 and 603 1,4 4t; �;� 4+ I'' al'c,;, The land is generally level with a slope of about 3 percent it;;` ',','17,',',+ ,, from southwest to northeast. The elevation at the southwest •,r,,, ,;,r�.+►' corner is approximately sloping to feet at the ',A + '` l 222 feet sla �.n t 1"16 �,�f�, northeast corner of the property, a distance, of over 1800 feet. z°1 :'∎:'1, The major physical site characteristic is a shallow pond c�1t 111, .,,, of water near the east property line which has a normal, ,,,,J water level at 192 feet. This pond serves as the collectingj ��., a`'"'t" point for most surface and, storm drainage from this property ,,:,,' ;;.aa t g P P Y >'' ,,,,,t; and that to the south before it drains into Summer Creek, y...,' n", approximately 1200 feet to the north. 1 ri ,,1, Vegetative cover on the site is generally open pasture/meadow .,,,'; {- land consistent with the former use of the site - a horse- ' ',. 1, )'i 7 i ,. . back riding academy: There are 20 to 30 older filbert trees � a 1`,!:4�" on the southwest portion of the site They are generally .,'' in a wild state not having been harvested or tended in any `; '!r tt,',` way for many years. (See Exhibit 3. ) is "y ,;1 fly „ ''‘';,,',0,4 NNY r. f `%1I ' -, d ! y..!•,�;, i', t' •'.+,v'..1N-�qs. ,.,.,nor „,r_,,.,,„ a»I.e.., ;,P.. ,r .a» .i "i�" ).�� �i`r' .G' k r� 't� � ��' J�"•i %'^�M ,�, uy ,,r•�y !, 'ir' 1 •,)'+'' r, ! ,, e��J+ "fir' i, n .,! t.' 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It--.. , .......„. ,, ,, . , ,„,,Iiiii,:,.................... .—.-. ............. .., 4. ■,,,,I f I'..t,.•0 tt; 11111111 (/‘..,".:11.4..•••■■••• •::::::::MD": ::: :::::".•"•" ....44..6 „ „ , :4........... , , Mk . . t 1 ,fi:.....t..•"•:.:* ,.... A ,,,, .:::::::::...::11:;” :,, / ■,L4 4‘' III I I 4 , ::::::::::::•......,••":.•::, I „,,,.,*. 44 III ti. 0 ,........................"*.''...."."*"...SI.....4 41 ••a.. ■.4 9 „r i) 4 0" , ,,,,, , ..,:k. 0 1 '11121'",!!!!!!!!.:V v . ,, 4 Ot i ‘' . e,4'%, 00 0 1;e4 './■ /I'.". 00a . , z 0 o ' w ....i:::::i.....:rms:::::::pH1*....:1 1''''1 l'i:.'..:1 rit:'i::'i I::"111'.-11 i'l:::;!::".I w., , 1 ::::',....:::::....:...i.:: t...: .„ ',-, 0 ° Ai: .:: •.■ ". -4,--- ,/'' ••-•-•%,..*:::::t::". , ..4.. ...• 4. , •.• .. • .... 41 09\0 A:iiiiil• Hi iii !in!::: ..''' 4 ...,.., ,, , rm .I .:••••':: i il: ii.1 "•• ',1&...5.. 0 ,- /ill)! ° "4:: ii;: .."::..... • ; :::.1 :,.,, 4:..... ,,....:,...,,,. . , dit, 0 ..••".." : „ ... 7! I.'• '- 1. ,• '7, 1 ,,,, , iti; ''1 •4 6 6.e•.L:1 li.1!I.;6 t'11:t,!I'll I:.11 ird.1 4 ,,,,. '..'S‹......,,,,....,,„...,.............. 11110i ..**...' * 77 , .... ...................•6. '••:: i• A. 4 4 !::'11:14.::::::6:6:6;; . , • 1.:" ■•••••• •• ...' ' ....'1 •11. W 6010041 1714 411elliNit , , A 4 N,1 Isriaoolied *'0 4 i I ; ) ' e 1 1 { '7 tt ' . 1,...., 1"e-MD' :',,,I, 1, c :,: , 4 rr. , ,,,,,-, LW/41E4r , y,,4:4,. 1,v',, .' :. .; , , , ,,-: i tts't,,,, 5 o,•:.• li-rr'r'''""`''',,r—r- ,-- ' .0:it,f,r)t t., j,.'4.• .';,•'" '.'14'..ri,, , , • „ ,• ,4't. 'Y ,/,4 44,4, ''?' .1 , , .•■ , I f :::: x t r i t{'), + iY t "`0 iY+ .,r.4 i,y -7„ • : . 4<,"VitalEgg 0 i^Y t v.. ^i. r- .t .... AC. ■i`. .'''%',.'”,}F. +;'u(' '< .d�C,P%.,,°.,:; un,l tr,r'+.b Yns��r . ):1.1,,1., iv + .�r :C 'k�G. I lr�t ,'rL`� r= 'r+1.V1:,i1. 3) t d. f. :<,tiai n•,f' °tips, � �!`�°,°, ■ B. Land Use Planning fanning and Development �'�'�� ?" Land Use Plans �.., The property is designated as "URBAN" on the CRAG Frame-- „$,:i work Plan. ■ 4,i,..''',,,` r r�Y��"�`'' The Tigard ����'''}�r {,,� g rd Community Plan designates the site as suit- ,:i':' 4r' :, able for "urban low density residential development". In May ! '��°` ,_ :;, of 1977 the Tigard Community Plan was refined by the prepara- ; ...•kt i.; f''' ' tion and approval of a "F� " ' ^' v;',; pp ,�amework Plan" for the area within 'rr Y' y :Py h( $,..v,.. which the site is located. The "Framework. Plan" designation for '°`'" ,. the site is single family residential on the west portion of the ;rY P , ■1'i,. site and multiple-family residential on the east portion. (These ;;;, r,'� " >'Y,.F. land use boundaries are the basis for + the proposed zoning °" ''A, ,,''` designations. ) y',°ii t �',Y a ,,t,'; The NPO #7 Plan applies to this area The lot sizes and '1. r;' "r densities of the proposed development are consistent with the ;':1, ,;' NPO #7 Plan ,e...,::r '•,.,'1 as .rd+f, �'7rr' ` 2. Surrounding �,'. ound�n Land Use and Development '' ''r'', At the t" e prese nt time t e there is' no intense urban development ,, ,'ask,;; on lands adjacent to the property. However, the general area ';'',i1 , , �',:+�' is experiencing extremely rapid development activity primarily +''�� for single family residential uses. .uw ,f t L ,I ;, North 11s r t ;•n`^j, of Scholls Ferry road. extensive development has ',,s,,„ ' �,t, ,,' taken place and is continuing within the City of Beaverton. 'eq� :,p',':”tt ' The area south and east of the' site (S. W. 128th) is already F "'".y' :it,:z developed and the City of Tigard has recently approved two '(" k' large developments adjacent to the site: Summer Lake to the i ;'`9,, tY east (100 acres 0 387 units) and Morning Hill to the South , ,`',a x, K i 4i,',,,_ ,r (66 acres i 287 units) . A Tigard public park is proposed ; ,. {,�, to the north. (See Exhibit 4 Neighborhood Plat ) '3 .-- .. ..'',,4,...'` , • r • .z: ■ 'S " I �°� °} µ ? " '`'' 1 r 1��, ,4.r4 4� r "r ;pti 7�,{Y-, ^A. . ..�+w t'kj J N' 1,yM ;i• , .+ �: aS .,+A�, t■,33+.1 J- ,i A 5,.�S�, ';'a. '"N y � } ,ft '\ w"r+.µ � , . r' k4r , 401":'...4 ,.■ ". i ys, s..V., ,.A ,. a',..i .,,.•?•..1'.o ;:.f.Y,..i,cs,„,,,,,,V:,,,,,,`,. x_ S.4• �'.` ...:".,yl,• "2:11:::',1", '"1''`' No proposal s are pending on lands immediately west ''' `` F'f:,, of S. W. 135th Aven . These lands are currently utilized , °F""'` a � Avenue. ��. : y w x..17 , jV for agricultural purposes. i ::£,+'.t. yy4jl,.lJ I ! ",.. �ayf r „ The site currently carries the Washington County RS-1 ' `,',: `«'": zoning designation. The lands to the north and west that ` Y, 1,'c( are within the jurisdiction of Washington County are also ,,,,,, 't' designated RS-1. The area to the east and sou�,th has been i t+, ,,+ { designated Tigard R7--PD ``"'tc '. f , l 'ii'''' C. Population, Housing and Employment ;V' , ' ' Table 1 illustrates the population growth projections for Census ,ry, ,''.:, Tract 319 and for the sub -area of Census Tract 319 in which :31,-;Ij 4..,, the subject site is located.. I -,, tr`y A Table :;,.. N,,1 . ,'t, Projected Population Growth i,.h', 1,,,,,°, Census Tract 319 ; 4' *', poi ,' '',,x Year Census Tract 319 Site Sub-Area �,+,, 1'.,;,,, 1970 7,457 h/a 4 v, y ' 1' ,�,,ti: 9,443 443 11 1,644 �,,. ``, 1985 13,750,750 2,1,'300 ' :::,:`: 2000 16,150 311300 ';.. Y, ,.,fir, ,, Table 2 contains pertinent information for Census Tract 319 .._., ,,',,;, which was compiled as part of the 1970 U.S. Census for the 3" 4," area within which the site is located. Since 1970 the population "`% �/ within Census Tract 319 teas increased significantly, "�°1 •,,,i,„, A CAI j '+10 I, 8 - ,'A,, r Y r. ,e�t, - . . .,,. u.,.„,A '', i. :n..,: 4 J. .µL'• 'tw .w •,,4•,w i. It) s�.A+ Je, "X,.,,.fmdµ1 J ei .A',1"t' �. ''v∎ 111-C. 1,`}y`. +'',, :pi 1.D`, '+',:),"is'r + ���,,+1) , ,i ',� , Y„ �Rl�r,i+•1„ � �*„ 4, , ,a d 1,.d1, 1 } '1 1,`+. y; iw -.r.v,ri,+— �� (,,,,ht... .A ' ,"•e r, ,r a + ' � r N�a tni 'Y' 1, A p C,d +M0� I �'r. A•',' • 1.'::.1",,,,,,IF.:', w4/11.4 Vx emtf ''''', 4.'1'4 ;.• , , _ ;;;"•4'',,,.." it'44.;.•% '''.74`;',,•,;,,, 1,, •,,t:I 44;,':I:, •,,''e, 1 .:, 414 ,9,,V,,,' •,,,,-r, .,,w. Tt .: Table 2 , "4014444 y■;' 1970 Census Data ....,,h,,, , ,,.... (Census Tract 319) , ,..,.,,,.,, ,. ,. Percent , I., Characteristic ___ Number , ..,,,,,:, .., .y.,, ,,,,, 7,457 100.0 .,,,,,..... t,t, ,N.... Population 48.2 ■J I,4 0 Male 3,591 ..t 3,866 51.8 0,4 , Female ...,..,.., 2,624 100.0 ,,..„, Dwelling Units ......,i..,, ,..4„,,,,,, i.ri",,;t• 2,322 88.5 1.,",-'.'4 4,„,''...::• Single Family ,„.,...,, .. 1Rx.4., ,....f-?,? IA'',,,, ' 27 1.0 Duplex 275 10.5 ,,-,',14, ,,,...$-. Multi-Family :i.. 4.,..., '"4.,,, , ;'.. 2502 78.2 , . .' Owner Occupied . 18.1 476 Renter Occupied 96 3.7 ..,,,' , ,.. , . . ., .,,if, Vacant . . , -, . , ■Iti:4; Substandard 16 0.6 .4,1..,.. ,....,,..1 2.8 ___. 69 ,401q,i Persons/Unit c,1■;.: 2.6 .,...ti; .-.',.',+ Crowded Units .i . ;4,1, 4.4 r,,,',,,,"; Median Value $23,330. __- ..,,,,,',/ A.A.; ....,. Median Rent $ 131. --- ,,..., , . .,`F,..:. .t., .,.. Same Residence as 1965 1,857 . ..,, .-, 24.9 Labor Force 2,867 ___ . Unemployed 145 5 1 t.. . . Median Income $11,424 -- 5 .,..- Families Below Poverty Level 4 2.2 ., _.; ttdf„ .,,.. tt•.:,1,, )4? ',4t4i e . : ■■ 't,I '■,"404 '4".. .4 , ,,,"1 ' , '" 4', . ',''.'i, "' ' "" b'' 14 ' , '', ' 4 '''' " .' 4",,1",04 ''.4* '*$ '#:s ,,,` " ' e,, . '4' 4"4, '?"''' . ', ■ .! . I''', '''4 4" 4 , 4' 4,"'11..' 1'', 1:1. 1 l r l:;4.r , Y11'..''rr", .a U • ', , • ,�' h S e , d, ■ r r' r 1. { r� '.1',,,`: , . TX: , . i <i ,x';' D. Existing Urban Services ..,x i 4iy✓ ,." Urban services for the site are available from several• Yr:':, jurisdictions. ";"' iIV...4{ 1. Sanitary Sewer , r)', Sewage collection and treatment is available from ,4,4 15 r'�`j' / utti. }v F the City of Tigard through an agreement with the Unified r,}4, n d ,, , • ,04...x' Sewerage Agency. The Durham Treatment Plant has suf- ,X: Sewerage sri 0,,,4:: ficient capacity for the site Collection will be through ;`, the Scholls Trunk constructed early in 1979 by the de- ',4,,v' velopers of the surrounding property. The trunk is II i``;i"::' a part of the Unified Sewerage Agency and provides `' sewage facility and capacity for all of the lands be- ,.' tween Scholl, Ferry Road and S. W. Walnut Street at ' .lri.,",,','1� R R„ least as far. west as S. W. 135th Avenue. `'`, s,�': z• (::`.; 2. Water Supply ,'; The Tigard Water District is the source of water -; . ,' ,, supply for the area. An Urbanization Study by the '{ ',"1:,'i` City of Tigard makes the point that the district now has ik rN 1 } 1 ,f '-1 ,.i sufficient water and storage capacity for this and sur- i ; �,w ' rounding sites. Water lines will be available at the east ,, }ti and south property line as the Summer Lake and Morning ;rt ;` ' Hill subdivisions are developed. if' 'n.:t, 3. Storm Drainage ,,1,,' There are no storm drainage facilities in the immediw '''1 ,, ""` ate area other than the natural system of ponds, lakes " and streams, Storm run-off will be handled pursuant , 'Xr ' to existing city regulations including on-site retention � i, Xil , „ 44 if necessary. t 1 l'/ r 4 J4,, Y r r. ', ,,,X yu. 10 it:''• ''S •. 1 L\4 :!,1 i ., , .", .. ,. Y,•,.,;r l�, ;» y .X,„:�.,-,,...—,-..,.,,X.';9 n^..fir...w� r .,y Xi ,, 1 1:, ',. ga .a X ,1 1 p r r-,o 1.. ,r. 1 ,} ,:,1',+ X>+,' t Ml+ � t'; "�i 7 r tM 1D, �. Y. , ! ,F'..' rS , X 1 r • J .,,,',..' .,. 7:X �fi l Y0":l' 1., r ' ' r� 4 + k I / 14', r stiY • � A. . , 1. �,IC + i. », . � 'srw• ,.Xr. IY :x �',. H t ,, }kYy ,.,:, ,,, .. , .«,rly� Z_ t _. •A' ;‘ ‘," ','..,'"''11 ■,''',,..','-'/.4.,:'4,.4.t4,.::$,; ',..:: .14,1Nifflatailit, -.... .,N..-..'''.:,.^"..'--,,,” .'',' - ',..,..7.,.,.,v,;,...1.,.,*.. ,,, .-,..^.‘,"• -:. , “; VI'',i ,.,,.,,.' -, 11;,1 '. ,■;.11,:.' '4,'.:V,',„',"... Z;', ...... ,..i',... r::, ,i 4 - '+5 „. , , •..+, ,.. •:,. 4. Schools ,4, , ,•,,,, ''f' 4 4, The property is located in the Beaverton School ..,, District. The schools that serve the area and their en-- ,..,,,. rollment are ;:,';' ,...?,:.. t C School Enrollment - ... 4 ■`',1' I Elementary McKay 406 432 ,.-, 1 ' Intermediate Whitford 904 1,000 - ' High School Beaverton 1,810 1,800 •,,,, .."^4. 'i.,!-.., Considerable discussion has occurred over the .,....t ' ,:. last few years regarding a change to the Tigard and ,,. ,...' ,.,, Beaverton School District boundaries in the immediate '..' vicinity of this site Discussions were held with the ...,, Tigard School District and the Washington County Educa- , . ,,., ,e tional Service District, as directed by the Planning .:;J ''',..1.i Commission at the 19 June hearing. As of 25 July 1979 no ,•i.", if,r, *71t1.e change in the boundary has beet made or is contem- r' x- 4!,!., ■,,'*4` "."6', •. plated. A petition is being circulated to change the 1.,,-•• Tigard bistrict Boundary to include Summer Street, Summer ;. 4 Crest and Merestone Court. These petitions are intended to . . be submitted to the Educational Service District next - . month. If this boundary change is ultimately approved it will have no effect on Winter Lake. ..,.1 . ., .;14. 5. Traffic and Circulation .„ The vehicular access to the site is from S. W. 135th 4.., ., . Avenue and a proposed southerly extension of S. W. t .... ;,,....!' 130th. Traffic levels on S. W. 135th and its two connect- . .r ing roads - Scholls Ferry and Walnut - are as follows: -, t..i, ..,, .". Average TrafTk: ...,, ( ti, ',... ' 8. W. 135th 1,075 1 ... Scholls Ferry at 135th 2,900 Walnut at 128th 10025 ,.,., , .. 11 „ ;44:I ,.. ,,.c:4i.4,,,, .4",;:46„,, 4.0; ,,•4,-4,.. , '.,4"4,,i4. :4.; ,,,'? '.4' :,■',',' 1* _�, -� .,I✓; ,+rKt,yr,!d.,, .....^ , ,.r r(Y r!t„ :K A,",.<;'�'c!(., +•r'...,«. ., ,Y... "''J-,. Y :I r . e a\'Y9" t b 1" ! t • i.4? art J " 1t,k•''. t (t:;' ' a',r.,, 4 1 r'I .ti�i; 'I i:,'',t!ti'tt .'ref{ +}. I,!I�+t.;f '_�'° The only transit service ;,.. .,s,�' #; ervice in the area is provided + ' "".,' ,r �,v ' Y by Tri-Net's line $7 - Beaverton/Washington Square. ''1,.,,, 4', This route provides service to Washington Square and .,'ti "' 4,xr Beaverton's Transit Station. The stop :'h-�;'AJ,.' '� s o�p net�rest to the ���'°;:���„ :a;?' property is located at the intersection oi' S. W. Sorrento ( ' ='rx' and Scholls Ferry Road Service begins at 5:59 a.m. { +.'': "Ir r +Y 4 . and runs until 6:42 p.m. , 5 days per week. t1s ',,,,o 't,"'t • i. 0 s:' %.■.M1�'r t{{r�r''y-1#rrt i r,,,,„ rI rIr , s„,'t1i '.�a� r �1:`'M• A A 'liii +1...., ,fir �''�'l� ';•t • ,yk"i t, ,fi ti:.';,"'•,..u”,t a . 19 ' yt r{y'n q.,4∎'s t^r i r.S +r + t e des,• ", �±.fi' ,r •t 1 4, 4.4'i t ti w t 1. ,. r Yr F.I. 1 t*.I',.1 I t" l,t+r!,l.',t- yr '. a4+ ^+" ,',w•,A "., a+ ,,+ .;+,° 1 Y a..,,9.y il,.,!x a w.^ r i �I i.'."..,...- rr -•,4-',v,,,,«k t.>:"",iS?i;w^r"^ ,r,- w{ ,,� ' r.,.,.+s 1 ,''r ` d"s�t✓- ',r�c C='"?1ry,a +�".^. �-b'',pav , r.' r +: Ma'+ rjYr +Y' .'+ '+r,''y rI�..X.,t'4 i 'rr,r, ,„ ,;1.e r, 11 + ++ C ,.,'Yu,,."i : ;t . ,A9 Y1 JWy �ea 'n e ,.;i(! ■ ,+ ,c i j ,t t• , k i ;a ,3'i Y• 4' r `1 w '+ .„ ,N.`Irtr • d 11. PLAN AND PROGRAM ELEMENTS , • A. Plart Elements • The proposed development program is in two parts: a single family residential development on the west portion of. the site (R-5 designation on Exhibit 2) and • a multi-family development surrounding the on-site pond on the east portion of the site (A-2 PD designa- tion on Exhibit 2). 1. Land Use • Development of the site will be for two types of residential uses: • I� . Single Family o Multiple Family 'y. The two uses are proposed on approximately 33.4 acres of the 36.8 acres available. The single family develop- meat will occur on approximately 21.6 acres west of "A" and "D" Streets (See Exhibit 6) and multiple family development on approximately 12.0 acres on the east :. side of these streets. Table 3 summarizes the distribu- tion of proposed land uses', Table 3 Proposed Latid Use Distribution APPROXIMATE MAXIMUM NO. ``4 OF USE ACRES OF UNITS SITE Single Family, Duplex & Right- of-Way 21.4 127 58.2 t` Multiple Famil 12.0 13 , y y 8 32.6 � . Park 3.4 9.2 TOTAL 36.8 265 100.0 • 13 F' 1 A comparison of the areas designated for multiple fami- . ,' ly on the NPO ;, plan and the proposed A-2 PD plan is illustrated on Exhibit 5. . , . ' The average lot size for the single family residential y µ area will be approximately 6000 square feet. The smal- lest lot is 5000 square feet. A •. 2. Building Type a. R-5 Single Family a Single family residences will be developed on 111 lots. On 16 of these lots duplex units are proposed. A total of 127 dwelling units will be .. built on 111 lots. The will be one and two ; story dwelling units. This building type will occupy approximately. 21.4 acres (See Exhibit • 0Y, 6). , N ' b. A-2 PD Multi-Family The balance of the site's buildable area ,, M -}` (12 acres) will be developed with 138 multiple-fam- iIy units (See Exhibit 7) . Three building types ' . are proposed which include one and two bedroom ''•,' ' units. The building type and unit count are indi- Gated in Table 4. 1 Table 4 A-2 PD Building and Unit Count NUMBER OP BUILDING UNITS PER I^ BUILDINGS DESIGNATION . BUILDING TOTAL ' 8 A 8 - 1 bedroom 64 2 B 12 - 2 bedroom 24 5_ C 10 - 2 bedroom 0 5 - TOTAL 15 138 14 i , o , , lit ' ' . ' • " " 1 , . • • ' , ■• , „ . '' I 4°,.., • . ' , .... „ ,... .._ .....„......1-, A . 4 t 0 ,.• tk. . ., , •1 ,.. • . • , •, • • ... .•. .' . 'L. . . . i .. I ... /// II ,i,..tr,,. so,. e e.1°: ‘S. 0, 60 , r 3 Vt....6,oc. ......• • I • • %Ott .4 i .• •••• P . i 'a'II •• 4, ' ', I t .1, • t IP . igg p 't •;a. ...7 ,,' •4 oft 1"*. . ' . to.\ i, . i wo• ri 4..A% 11 ." • 1• .... . • . . ... • 1#12 e.• \ . ..: ...% ... i n..., 1 W• .. 101 f, 4'ID , ... , , . ji 2 ,-- ,..-„>--- ‘ \ \ , ., el, .4.,.' r, ,,y, /4 , , ‘,. ,„,.....- .......-----, . ..00,• -;31--- \ \ , I \ i, .....,„-pa — .....4 .....- , , J .1.-- " -- - --- --\\ \ /,,,,,, ,, . \ , . ...._...„... 1 ,, ../... ........'.. .••••••• ,\ .....1 • 4 , , \-,-..., 4,.., .4 ....P"-,....'''' t lo\ 1 il.\4ts 'i .......--•- 11 ......,../. .■.....'"""''''''■ / .//://' t• . .."/". \\ 1\ I t L.,......._,./,/,/ /„... ,... ..., , , ..• .......- • ........- •••••,,, .....- . ......:.......,....,,,• , .. .......,,,,,, ,f,----- \ 1 .........____,--,i/ ...---- an 4...4 `4 .‘11z\S!... ....--„, q--,..,_,...0 /7.,..... 7,4/ „.........______ :. 3 .„.„ . ......: -.1,..„ \ ....- ,. -,,... , 4 0 • t \ / .,••fr" ,....c.,....... \\ \\Lii ,.... „. ,.s.,. \ , . • ' j ,............ . ''',... /,:z, ",..,-,-..„„............,.... .6.40 .0 8... 4., ' ,,,, iro '...„..../' v.2.,L.1.,—■ . , . r . . i • i r I 01 / ..------- 1 4 , o• .4. . NO DUO;11)(4 \\ / ■••• \ \. .4 . 4°' i 1.'''''... '" '''.. % '"K;44..., .:. \:jc...*, S\ • '' ‘ .4,4,...... .:.....,..„.!............., 6 4.,..4%. EN• • \ 4 • ""*".".......................... a• 41' . . . , Pio VW muvrin4 poNmiloy pLoiN potemitidlow cmpme4root4 , . 4 'Ot4H 10 IT • •• 15 . , . - /L • • y �1 . • ■ / , ' , • i.4 . ''' ''' -''7 '77 ' ' . '''' 67 s ,t: lit �. '.49 =4f to 0" :41 r 4 1. de , 41+ t � it p \,.. N.. .0. Le. .t 7 // 'i ,ft, ,. ,:, c),.. ,, i *. „, .„ \i, -,,, t 4 - : ,,4, si.V •tj 09 a*ti jr ' 1 I l l 9lx7• � �``'t'�'+ � �'t' vi sD•A'P/ erj. � ,r'oil M' � � t�rvf. 1'Y• �• 1 0 g` �`, 1 �."..� 'St.4, a 97 `� �� M� '• WO b �• i• //// , 9,4, .4 0n 1 r /.7/i ,rL--* , T' c ,gyp it.')nti alt, a.. .IV \\ / •, ',',/'...-...-.. 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WO 314110,\\* pp** l ' I 6 4 ; j' 1. lI 'fir N"... , .fir `*' .c . ) 40, .'r,. • ,r4,, jll� I I, + "T';i•it...r.:511''.. ;fib,. y ! !, ;‘r • •, •k. ) \* ' '4,14,.... . . .... ,, i yff,fi / r ':,;:e.„4, 4,,0:: ,/./ f/• • f ? �� M)r(.. - !, .,,' •. �• ".�.^::".:—,..`...mss�_ ., rj ' {itlyn . ' f(i bb' r .. l;/7" gt "."^ • �, ii.,4,,, �;yam, :1:1 { * x �.s � M. OW ,,� ," •�: /F kn•�i r y ��,�{ � �s' .,.%re 3r &:� �l 1. ,� ''•- '.."'. ; '' .......k 'tt.la. :14.1'ws i,,,, .,.. ., , ,7"..—:; -.9.. ..i,.-. omit .. J�y r r r r� y,•� ' .�,i 1: 1 -l t,•I 1 q','.4 ' **...N) , i:. ,:. li e 14.' ...,„..."‘4 ,..4111,4. irin , ......,,,,.. .,,p.,frY,,,r,,,,,,q, i 7,,,v.•,.../4.,'%*ek.elj''',' y , i+"'1. .,, .,,:',.yy , �/%y ! .,' ' '.A•/ • Ti!., .A'''wl • `t •` ' 4. N •4a►' Wit '� ,ve .•.. ,gyp I �: r., N lY ST . , . .'''All iiiii)111Hiii M4fli.. ' at ,,,, ,.,- ' ; . . ,., ,fte,' - -, # t - . .*, ,/ 1 MIh ! / , 1„04,0 ,, 'airti mli ' .•,i1C;$o ', I t 1 I 0, , ,i , ,• _I .1 .‘.,. /.1; .,g,•„...., ., . . , . . .. . ,.. , .,.. ..... . .{{ J. :N.. ,.....--,,.,. ,4461 .11, '� � t• 0 4:.V ltl. ' ' : r ' •/ ,l ... : µ .''. �� a • g�Y i' /,�� ' fir, J :. y. �'• I• t ' / ,,t ;•/ . , ra , 4 r'MI r i � i� � 0 ,.. . t .'4 • Mk ,. .i �i . :1 "► - 4ri . � J i ,r"enr :' .,4 t4P,,',. .VQk 1 ' L K.164''','' � f1 r I t f •. . 1• , I ' ,+••" pRE„ , �1 I . . 17 A ■ •S A • • 3. Circulation o Vehicular Access. The Framework Plan estab- lished both an eas‘t/west and a north/south traffic col-- , lection and distribution system for all of the property betweeen S.W. 120th and S.W. 135th and Scholls Ferry Road and Walnut Street. Two collectors will serve this • site: a. The westerly extension of Mountain Laurel Drive from the Summer Lake planned develop- ment to S.W. 135th on proposed streets "A" and 'IC". b. The southwesterly extension of S.W. 130th , through the site to the Morning Hill planned development on proposed streets "A" and "D". These collectors provide access to S.W. 135th, Scholls Ferry Road, Walnut Street and S.W. 120th Avenue. The major entrances will be from S.W. 135th Avenue. Neighborhood streets and cul-de-sacs are used to pro- vide access to all single family lots. An internal circu- lation and parking system has been designed for the S . , • multiple family site to provide ease of access and egress and clear internal circulation and parking. o Pedestrian Access. Sidewalks will be provided on all streets. 4. Open Spade Three and one-half acres on the northeast part ;#4 of the site are to be used. for a park. This area will be part of a larger park area with land from other • 18 • It .t • t adjoining properties. This 3.4 acres represents nine '•: percent of the site. The small lake on the east part of the site provides a significant open area of 1.75 '. J acres unique to this development. Pedestrian rights--of- . way and sidewalks will connect the multi-family blaild- G ings with the lake and open areas. .: 13. Program Elements R,4. • e • 1. Public Facilities o Sanitary Service. A group of developers of property in this area have constructed a trunk line to provide the off-site sanitary sewer facilities to serve this and other surrounding developments. This line is identified as the Scholls Trunk and was constructed early in 1979. The sanitary waste water collection system that will drain by gravity into the Scholls Trunk will be main- tained and operated by the City of Tigard. Public sewers will be extended from this collection system to each dwelling unit as part of the site improvements. The average daily sewage goirer'ated by the development when completed is estimated, to be .064 MGD (million gal- 4: Ions per day) , a Storm Drains,:: Storm drainage facilities will be constructed within the R-5 subdivision area within the multi-family area. The existing pond will be main.- • to i ned an d utilized a s a retention basin to retard the draina g e flow from the develo p ment. The proposed sche- matic drainage plan and calculations are shown on Exhibit 8. They indicate a retention requirement of 0.83 acre feet of storm water retention being necessary to 1 • .j • .-. . I ',• • ' . . :- .• • . .. •i ,.. •. ...... . . ._...-.... . ..- .-...... ...- • , - ..., .. ....,....,.. ., ._ ...._. _... ... , . ." . it. r , 1 . . . , . , „., / / / ... ., 1011: , ...li 4( •., .1-i g ...,„ tt i' / /// i. _. otlotie •...:....., , . . *I ',' fi7W•/ . ‘ r .., '.'-1•• '.• sof •-•••• 11. . me ...„....... • ii"-----0. ....., IL, CP l' v.... i 1 1. 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' ...------ c ,Gcit,ITPOLI...00-7' , \ • - .-- .---.. , ■ .... tia t, , „, A .. go„,.....4m.,...- curriwr Allik4UP6 .0114' •' ,, "\ e '.; 1 . .„, .w. -4 .., y .. \„ \\ \ al ..? . ITC 4 .4 ....... • IM)C.4 WKIlt0.i il 19'0a 11061* ." ... , , . . . . : '''".. : li. ...7 --...F \\ , . . , . . , . ...... . \( \ to1 ., - . \ 110,19 / ,," .., • , ,," _ ,. . ,„, *'/- ,..---,..... . , . " ',------ ' - ". l' . °A4TittrinitIG"Ift,, ,L. ,..//,/. i. • . . \ ,\ ., , „ i , t., , ,/_,,„ • , "". \IL .‘,.,i i lk to 4, ''' . ... 1 \ 1)\ t ••••."- ." 1 ..// .•• ' t I N to,•• t t a4•P ' Orr MTV \ k. (L. t , . .''''// '''''. ' * \ , " le) 4.4.\, ••' .4. ' 4 , i ' e.:. % bi• .... ''' .' 1 .,..„......-*--- 1,17,,, . , 1 . ,, ,....:____. ,/y,/,,,,,.. r 1-''''. . . \ \i', i■4' I * '1"., ."?' kit • t . ., '•., 4* • 1'- "e‘ ty.4.:"I^s'•---, ' . f '''''...."...."'"?'... ,\ 1 • 2-r: 4.A.,..,_ . ''.\r. ..., ................... . , .y, , 1 •,, , i, 4 4.1. . 44 tr 4 q4 i ...........-. --. . . .. \ a i \ \ . .4, ...-------- ' ' ' . . . AMOY . . . ir /I ... , . . ' , . ..-• I \ ' . , , * . kl. i it i \ , ,„ .1, ., ,..,. . --, • ' . . . , sii , ,.• , „. ,.....„.■- . . 1 ) 4. % , \ ' ,,,. ---, --, '' s '4,)t.„\rp / ./. . \ , , . .• 4,...t.... . .`,... :2,„.....,.......4..-••' L...... . • I ' . • . . 'CIP / • 40...„... .. . 411116- PPOII1N41,114til P 10 M4'44 . .. . , ....,...-..........., Oat il".0-0. tosb ko, , c+)..“ .• ftsioL,o etmot't p-s-o. 1'214 frk6 014 0#) a OMW0e•tioi 4,3;4 t 0 $4mi av, . , B. 0..dral-ficit4 '60,16• .4A1 e0. . , ••. kit,1661 ktit.iiite0 Vat.,,,sittOtritikit , .,. 1,01.f iNt.4-101 Otli HAL 6 4,,01* mot mgomotio 4iiicid of. C1.0/4 sikiedAN't Pll.41•4-644 VOIA edtioteroodr4 I 6,,b,0 176s.41-coev 114 ii,1.0•1.1e,/46 0/4itly 041'401,A) •• i 2 , . ,, ... ,,, ' • mmo totally mitigate the effect of increased runoff caused by development. The plan would provide 1.75 acre feet of retention. This means that no increase in storm water runoff will occur due to development of the site. The drainage facilities will be designed by re,gis- tered engineers and reviewed by the City of Tigard. . Maintenance can be by either the City or the multi-family site as desired by the public works staff. Under either choice the system will be designed to be gravity operated and require only minor mainten- ance. The system features a controlled outlet structure ' and silt catching inlet structures. The normal water surface fluctuations would be 1.0 feet. o Water Supply. Water will be provided by the Tigard Water District: Internal distribution lines will be by 6 to 8 inch loop systems with 6-inch lines servic-- ing areas with fire hydrants. The facilities will con- form to the Tigard Water Districts standards and spec: fications. The development will demand an average daily flow of approximately 70,500 gallons per day (or 49.0 gallons per minute). Water pressure will vary from 40 to 80 psi. 4'. o Street L.ightx'ng.. Street lighting of the roadway areas will be in accordance with the requirements of the Cit y of Tigard. Portland General Electric c Company will provide the design and layout of the lighting sys- t• em and underground. service. Prior to development, a, light standard will be selected Which will be utilized • throughout the entire project. • o Tr, ansportation. The Washington County Public Works Department maintains traffic statistics for the • streets and highways surrounding the proposed develop- merit site. They report that traffic levels on. Scholls Perry Road near the 'intersection with 135th were 2900 average daily trips (AbT) in 1975. This figure in- a . creases to about 5,800 near the intersection With 121st. 21 ,s� Traffic on Walnut Street was approximately 1,025 ADT and on 135th it was 1,075 ADT. • Traffic generation from the proposed development will • be approximately 1,500 ADT at full development. An average peak hour loading of 250 trips can be expected. 2. Community Facilities o Schools. The development site is located in the Beaverton School District. The schools that serve . • the area are: Elementary McKay . Intermediate Whitford High Beaverton School capacity in the Beaverton School District will increase significantly due to the passage of a recent bond issue. The $11.8 million program will provide , for construction of three new elementary schools,, put.- chase of two school sites, improvements to existing schools and other items. One elementary school will be built in the Greenway area and the second in the 4 Cooper Mountain, Barry Road area. The site for the • • third school has not been determined. The three areas • , being consid.er4d, are Englewood, Cooper Mountain and , McKinley. The Englewood site at 121st and Scholls Ferry is relatively near the site of the proposed development. The selection of the site for the third school is sched- uled for 1979, construction in 1980 and opening in 1981. The passage of the bond I.Gtqle allows the school dis- trict more options for providing adequate schools in an area with increasing population. The projected enrollment increases attributable to the project at full.*.cLeye142krnent are estimated to be Grades 1 - 6 66 students 1 . . Grades 7 - 9 22 students Grades 10-12 18 students Total 106 students 22 Y ✓µ lr` • • m, • • At the present time the McKay Elementary and Beaverton High Schools are enrolled over their rated capacity and Whitford Intermediate is enrolled. at 90 percent of its capacity. However, the school expansion program will be generating new capacity. • The projections discussed below do not reflect the in- crease in school capacity enabled by passage of the bond issue. The most current projected total enrollment for the McKay attendance area and school room capacity is as follows: Table 5 Total Enrollment - McKay Area • Projected School % Over or Date Enrollment Ca ap city 'Under 1977-78 (actual) 505 432 17 k � 1978-79 675 764 12 1979-80 853 764 12 1980-81 1006 764 32 1981-82 1156 1152 0 1982-83 1315 1152 14 1983-84 1284 1152 11 Source: Beaverton School District. This data shows that the only critical enrollment year for the school district will be the 1980-81 school year. • Other than that year, "student to capacity" ratios will be within today's limits, The impact of the proposed development will be minor on school enrollment. The proposed housing, when coin- w .. 23 • (rc rc pletely built, will generate approximately 106 total stu- dents. This is well within the expansion plans of the • district. o Libraries. The development site is served by ';. p Y both the Tigard Public Library and the Washington • County Cooperative Library Service. The City of Tigard • funds the Tigard Public Library as does Washington �;,' • County through a, serial levy. Discussions with library staff indicate that facilities, while somewhat crowded, are adequate for future residential growth. The passage of the serial levy in May, 1978 insured adequate fund- ', ing for the next five years. The serial levy will fund • increased operating expenses, including staffing and books. o Shoppia. A wide range of shopping facilities are currently available to the planned development. Regional facilities are available at Washington Square j. s. which is within 24- miles of the development. Grocery and other daily consumer goods outlets are located adjacent to the Washington Square complex, in Tigard's, central business district (approximately two miles away) and on S. W. 145th at Allen Blvd. in Beaverton: Finally, a neighborhood commercial center is �! under construction at Scholls Ferry Road and S. W. 121st Avenue.` • o Protection,. A full range of city services be-- came available from the city upon annexation. Both city police and fire departments are able to provide adequate protection to the proposed development. 24 • • T` , 3 3. Market Analysis The 1978 market demand for new housing units in the the Portland Metropolitan area has been fore- casted at 19,600 new units -- 11,700 single family (62.9%) ; 6,900 multiple-family (37.1%). Table 6 Annual Market Volume Data 1960-70 1970-76 1977 1978 Population Growth (Annual) 18,500 20,000 24,000 24,000 Demand for New Housing Units 9,300 15,200 20,700 19,600 Persons per Dwelling Unit 2.99 2.89 2.58 The data indicates that the demand for new housing has been strong. Related to this is the fact that costs of new housing have been rising faster than the gen- 4 • eral rate of inflation. However, this apparently has stimulated demand rather than depressed it. New hous- ing has been absorbed into the market very quickly •+ after it has become available. � . The demand for housing in Washington County is simi- la,r, if not higher, than that of the rest of metropoli- tan Portland. • • 25 • �lei,. , ..,, ,.. ',..,.,..,. _. ,..,... . . j ,. a.,•.1 r r . • 1 , Table 7 Washington County Housing Demand 1975 1976 1977 Deeds Recorded 9,922 12,914 16,078 Mortgages Recorded 7,863 11,188 14,612 Lots Platted 2,141 2,749 5,016 •; New Dwelling Units 2,711 5,009 5,947 Vacancy rates are also important to an understanding • of future demand for new housing. The rate in Tigard :••:� in 1977 was 5.79 percent for' single family homes and ,�:' 5.49 for multiple family homes. These figures include living units under construction or never occupied. ti Tigard and Washington County will maintain their share of the growth in the metropolitan area -- Washington County -- 29 percent; Tigard - 4.5 percent. This means that at the minimum there is a demand for 5,684 hous- ing units in Washington County and 882 units in Tigard. Recent development approvals in the northwest portion of Tigard will account for about 100 to 150 units per year, leaving aI great amount of demand still unmet. Recent local real estate activity only bears out these figures as most new housing made available in the area is either pre-sold or sold in an average of 20-30 days from going on the market. • : 26 • , .. A. yvrvyrery dnµw..! Al)ep. ,po. fit., , YC"t l' ,.n . t i"' J ,x. ,r. (, , ff , 1 • A r' 4. Development Program ! . 0 Ownership. Single family lots will be sold ' ,, to individual or builders. The lots purchased by build- ers will in turn be sold to individuals as a place of ,. resident` .,. The multiple family area will be sold to a developer to be developed according to the preliminary plan design included in this application. These units r will be platted to enable a change to a condominium } form of ownership in the future. w , '. o Schedule. The development is scheduled to be constructed in two phases beginning within 6 months n,. of approval. The single family area (Phase I) will • be constructed over the next two to three years, de-- pending on the absorption rate actually achieved. The • multiple-family area (Phase II) will be developed sub- segquently. r r o operation and Maintenance Proposal. The sin- „ , gle family area will be operated as any city subdi, • , vision, i.e. , public land will be the responsibility of the city with individual property owners responsible •' for their own property. A homeowners association is � not proposed. The multiple family area will be devel- 4 ' oped as an apartment complex with the developer hav- i ing operation and maintenance responsibility. 9+ ; 1 s' , 1 .t, 27 !a , j;, t,” v..1• ,.Ali,w.+1M lh.s•v ' 't'.l'r31•tnnrn`-v vr+r •✓1 __• ..-r..w.♦ - - � .,.. S .. ,/ CF. 4 . 1 , , Itl;, r t■ rtk. . III. ZONE MAP AMENDMENT PROPOSAL A. Zone Change • The site in question was recently a.nro.xed to the City of Tigard. This zone change application requests that ' the County's RS-1 zone be changed to the appropriate city zoning designations compatible with the approved Framework Plan for the area: • o R-5 Single Family; Urban Low Density • Residential o A-2 PD - Multiple Family; Urban Medium Density Residential B. Evaluation Criteria Zone change requests are evaluated according tO cri- teria established by Tigard City, Oregon case laW ("Fasa.no" decision) and the Land Conservation and • Development Commission. These criteria are 1. Compatibility with Comprehensive Plan Politcy 2. Community Need and/or Public Benefit 3. Alternatives to the Proposal . s 4. Development Impact 5. LCDC Goals and Guidelines 28 , , 4 1• r II 1; r, tr..,«_,.._FS..T......i.,....r«..:.+wi..-.,..—...........,.,.......«.,...m..,,.....a..x......._.,........,.....,._„i...—....f r.._......-..,_....................-_.....,.•.....�..—....,..._.....,._...__...,_....,.,—.__..,.,....,___..,.,......,......«....__. .. .. 111 Y 11 ` r IV. ZONE CHANGE CRITERIA EVALUATION A. Compatibility with Comprehensive Plan Policy ' The Tigard Community Plan was recently amended by incorporating the NPO 7 Plan. The Community Plan gen- erally designates the western part of the site Urban �:.. Low Density Residential and the eastern part of the site Urban Medium Density Residential. The R-5 (single family) and A-2 (multi-family) zones are the city's zones for implementing these two plan designations. • These zone change requests are consistent with the f: Community Plan. The following Community Plan Policies (as quoted from the NPO 7 draft plan document of 11/21/78) apply to development of the site. r •; Urban Low Density Residential W ginle Fasily POLICY 1. The maximum overall density of development will be four dwelling units or 12 persons per gross acre. This amounts to a standard of 7500 square feet of land per dwelling unit allowing for streets and open space. Some areas Will have a lower density owing to topography, existing development patterns, or the desire of individual to own a larger lot. The proposed average lot size is 6000 square feet with the smallest lot site being 5000 square feet which is consistent with Policy 1. t' POLICY 2. Residential subdivisions will be developed ." with paved streets i curbs and gutters, street lights, and walkways, according to city or county 29 41111.4 • ( 4 • standards. All utilities will be placed under- ground. Physical improvements will be provided as de- scribed on pages 18 through 22 , meeting the requirements of Policy 2 . POLICY 3. Development will coincide with the provision of public streets, water and sewerage facilities. These facilities shall be (a) capable of adequate- ly serving all intervening properties as well as the proposed development and (b) designed to meet city or county standards. Physical improvements will be provided as de- . scribed on pages 18 through 22 , meeting the • requirements of Policy 3 . POLICY 5. In recognition of the need to combat rising housing costs by facilitating efficient development patterns, "efficiency hc4.11using" methods such as attached single famil:y homes and minimum lot sizes of 5,000 square feet are deemed appropriate west of 121st when they are included as a portion of a larger single family development. The intent • of this policy is to provide the opportunity for r home ownership not to expand the amount of rent- al housing provided for the urban medium density areas, The proposed average lot Size is 6000".square feet with the smallest lot size being 5000 square feet which is consistent with Policy 5, 30 1. WYI POLICY 6. The single family character of the area designated on the plan map as urban low-density • residential is viewed as a positive asset to be • retained. Projects proposed for this area must be judged according to affects upon this character. In the Low Density Residential area 95 single family dwellings and 16 duplex units y 7 are proposed. This is consistent with. Policy 6 . t POLICY 7. Within the urban low-density residential area, allow duplexes on lots less appropriate for single family homes to include locations at street intersections, adjacent major thoroughfares, and as buffers between multi-family and single family area. The 16 duplex units are at intersections on streets that will be more heavily travelled and facing the multi-family area. This is L i consistent with Policy 7. I, I •U Urban Medium Densi,t Pesidential n ' POLICY 9. The maximum overall density of develop- Merit will be 12 dwelling units or 29 persons per gross acre. This amounts to a standard of 2500 square feet of land per dwelling unit allowing for streets and other open spate. Some areas will have a lower density owing to topography • or existing development patterns. The area of the apartment site ift, 12 ,0 acres . At 12 units per acre Policy 9 allows for 144 units, t 81 r(r r" .n 7 r • • • 4✓4' . • . - I' •y • ` try r I • --"'"'"1"Fwmwwww--------______________ , •. .... , ,,,, ',_,, . ,. f ' . 4 L .' „cm ' 11 . ' . POLICY 10. Residential subdivisions will be developed • , . with paved sti...ets, curbs and gutters, street . ., , . lights, and walkways, according to city or county standards. All utilities will be placed under- ground. , . , .,.. Physical improvments will be provided as• de- , . H: A scribed on pagesl8 through 22, meetingthe i requirement of Policy 10. ' , .• POLICY 11. Development will coincide with the pro- . ... Vision of public streets, water and sewerage fa- ' , . fa- cilities. These facilities shall be (a) capable of adequately serving all intervening properties • ; • as well as the proposed development and (b) designed to meet city or county standards, Physical improvements will be provided as de- scribed on page6. 18 through 22 , meeting the • requirement of Policy 11 . . P . A, A POLICY 12. Planned unit development will be encour- , , . aged on tracts large enough to accommodate ten . . or more dwellings. Planned unit development will permit a degree of flexibility in design that will • enable a higher quality of development in accord- ance with zoning standards. : . , The proposal is for a planned unit develop- ment which will meet Policy 12 . • POLICY 13. Site plans will provide for adequate open space to (a) protect adjacent properties, and • (b) provide ample yard space for residents and 1 , play space for youngsters. . ,.., 32 , tFni Open space is provided for with the proposed • park and with preservation of the pond. Land- • • scaping will, be provided to protect adjacent properties as indicated on the .Preliminary Plan. POLICY 14. High design standards will be established for signing and appearance, including the land- scaping of setback areas and the designation of access points. • Open space is provided for with the proposed park and with preservation of the pond. Land- scaping will be provided to protect adjacent properties as indicated on the Preliminary Plan. POLICY 15. Apartments should be located to produce an optimum living environment for the occupants. Development criteria should include: A. Buffering by means of landscaping, fencing and •distance from commercial areas and major traffic carriers such as Pacific. High- ' way. B. On-site recreation space as well as pedestti- an and bicycle access to parks, schools and convenience shopping, C. The sitit,g of buildings to minimize the visu- 4, al effects of parking a_reas and to increase the availability of priva.cy. Open space is proVided for with the proposed park and with preservation of the pond. Land- scaping will be provided to protect adjacent • 83 . r , 4 properties as indicated on the Preliminary Plan. Buildings have been sited to maximize • views to the pond and yet maintain a high level of privacy. The site is adjacent to the proposed park, and walkways will provide access to the new center at 121st and the ; grade school . POLICY 16. Apartments should be located to produce the least adverse affects upon single family areas. Development criteria should include: A. Buffering by means of landscaping, fencing and distance. B. Compatibility of design recognizing the con- flicts of mass and height between apartment buildings and houses. ,0 :•. Open space is provided for with the proposed park and with preservation of the pond. Land- scaping will be provided to protect adjacent • properties as indicated on the Preliminary Plan. Buildings have been specifically sited , to minimize the impact on the adjacent single family. No unit faces the single family areas to the south and east. Traffic and TransP.,911LtEa POLICY 21. Nes,/ ma:Joy subdivisions or planned unit development of 5 acres or 60 units Or larger shall provide at least two (2) separate accesses from the development to eollector streets. Those accesses shall be approved by the City Manning Commission so ag to insure adequate ingross/ egress to the subdivision for emdegency vthe 84 r 1 • , . i. vehicles. il Tao access are oints proposed connecting P P P the site with 135th. With approval of the • Planning Commission the proposal is con- e • sistent with Policy 21 . B. Community Need and/or Public Benefit . The need for the residential development of the subject property is best demonstrated by the city's Comprehen- sive Plan which sets citywide development policy. The plan provides for a maximum population of approx.imate- ly 115,000. Based upon this growth and other assump- tic ns spelled out in the plan, the subject property was designated for urbanization. Specifically, the pro- perty was designated as one necessary for meeting , the housing needs of the community. ;1 A further indication of the community need for this M ., proposed zone change is indicated by the results of - the Tigard Urbanization Study. This study was corn-r pleted in November of 1977 with the sale purpose of establishing appropriate urban growth management tech- ' niques. It is reported it: the study that the result will be establishment of an Urban Growth Boundary for Tigard (immediate and longer range), amendment �' • to the Washington County Comprehensive framework "/; Plan and recommendations of urban growth management strategies to MSD. • A report by the Tigard Planning Staff in November, 1978 indicates a need for 500(1 square foot lots gen- erally within the city and more specifically within . the NPo 7 area. Pertinent excerpts from the report k are in the Appendix. 35 t , This study and the action by the Planning Commission cc nfirm previous actions that indicate a public need for this land to be developed for residential purposes. C. Alternatives to the Proposal There are two different ways to look at the concept • of alternatives to the proposal: alternative sites within the area for the proposed development and alternative ' • proposals for the subject site. 1. Alternative Sites within the Area The issue is not applicable in this case since the property has been annexed to the city and the zones requested are compatible with the Com- munity Plan. Even though there are other sites zoned R-5 and A-2 in the immediate area, the issue of alternative locations for, R-5 and A-2 -.` areas was addressed during the comprehensive and neighborhood plan preparation stage. It was decided that the subject property and not some alternate site should be developed for residential • purposes. 2. Alternative Uses of the Site The consideration of alternative site uses must include uses other than low and medium density • residential development. Possible alternatives might include commercial, office, or industrial development. All of these uses have been carefully provided for in the Tigard Comprehensive Plan. • Regarding community shopping centers, the Plan states that the desirable land area is 8 acres. Such a site has been approved at Scholls Ferry Road and S. W. 121st and for the future on. 36 1 tidia • • +JJ+ff,l .-,..,r....,,,..�_.....+...,.warms..-...._._.v.. ._�m...,.,....t '�• ...�,-.��.�...-%.,r--+�.......-�l..S.+n..-r�r...c.wrn...-.mn».�.�.,.��..._w»,.,..._..r_.. ..,......•..,...4......._r _,......�4.v..�..�__ ..._.... .�.i,._a.,.._-_ ,.�1�.._,. �..-..n..»1..._.li iY v n Scholls Ferry Road at approximately S. W. 145th. Office commercial development is planned for the central business district along U.S. 99W near Washington Square and along Oregon 217. The 4 ' ; • total area provided for will meet city needs for a '! long time in the future. Considerable land area for industrial development purposes has been allocated along Highway 217. The residential uses of the site as identified in local plans remains totally justified. + .' I � � • 1 • • { s • a ' •• v ' w • / r 37 } 1 I .•.w+n«rw• .. ,,,� .,..... r .. ... ......... _.. _. .. ., ., i�,�� W« ., ., p, mrw.,in•m�°+H,tk,,Nvrr.r aw�.yr. ...yam.,• '.,,i"'� ��` ��.2^t�"^",wq�•rtK • 4 ' w.4 ,✓r • • . D. Development. Impact 1. Public and Commercial Services The requested zone change and subsequent develop- ment of the site as proposed will not si ryr 4"•f � system should be able to accommodate this increase. Refer to ,II. B. Program Elements, on pages , • inclusive, for further description of impacts on public and community facilities. • 2. Property Value 1' The proposed improvements to the site will sig- nificantly increase the total valuation of the site and will increase the property tax revenue well beyond today's levels. The effect on Tigard's tax base will be s`:, positive. • 3. Natural Environment r, There is a need to provide healthful, safe and aesthetic surroundings and conditions for the public; df particularly as associated with new development. The development of this property will fulfill this need by providing quality housing within a compatible setting. The development will be in keeping with similar develop- .',,.. ments in the area. . • 4. Adjacent Sites, Occupants` Activities, and lm- mediate Neighborhood The proposed development will have some impact on the adjacent area and residents. The single family f' development on the south and north parts of the site is the least intensive type of land use category and thus will have the least impact on adjoining residential developments and the residents. The multif y anvil area, �, .• as part of this proposed planned development, will be developed according to stipulated design standards. These standards are intended to minimize any negative impact on surrounding land and residents. The pedestri-s tip" of• . r h Y 4 ✓ . �t 1n r`'i w )i l /' MEMORANDUM r , h f; o",- ; ON `FROM: Fran1� Currie ......_...... , IA.. ,� . �._._... i DATE: May 20, 1980 y SUBJECT: WINTER LAKE G/ BEE S "r- Aldie: i, . i;_ 0 I have no qu; rrel with the classifications suggesting 40 3 and 44' ` streets in Winter Lake Subdivision. However, I would quote the following rough guidelines we are tentatively considering for street classification in the upcoming comprehensive street plan: ! a Major collectors for serving residential areas (2500-6000 vehicles/day) Parking 2 ,- 8 lanes 16' ° . Travel 2 -- 14 lanes 28° TOTAL 441 logic - 8' is sufficient for parking 10' delineated travel lanes with 2' "shy" distance from oncomming traffic and 2' "shy" distance from parked cars Minor collectors serving residential areas (1500 3000 vehicles/day) Parking 2 - 8 Lanes 16' Travel 1 -24', two way, undelineatec lane 24' TOTAL VI :.,,- I would expect that a traffic projection for street ""A►' should be required, considering its ultimate "through" characteristic from Scholls to SW Walnut I. would indicate,perhaps, something more than 2500 cars per day. We have already had discussions with Oregon Department of Transportation con- cerning traffic signals at 130th ("A" street .future) prior to traffic signals at , l,15th, a suggestion of things to come. At any rate, a traffic study and projection should be the indicator. . 4. „ 4 t , .4'744)1 Mik.441M4.ic,',.tig.'41V*,,,E,,4114.41A,45:1114'.".ettleiffit.,Lfe•itit:#44avil,' `'.:i?‘:..04'.4614, liiiit-,.Vi:'•15•44',4.1tat-A0,..34,4,,,c,,,,'.,•,,i;.:6,t,liif,.-^..,4.1 iz.L,...__ - ."74.4.1.y..--041„(..4.4k.t.;1:-,•,,., . r, -1,,,,4,-.m.-1.0-,,,pviswo,,Ii.p*Ate,.44,,Z,V4otolifif,,,,,,..;.,,,,,v,./.1046.4.,19,4,1,,,,,--Aoif.vg,v4,1,414,7A54,1,,,,TettiAtleitl,.ig.,44,,,,. -„,..i,,:_7., *,-,,,,.,,ri 4•01.i- ,-,t ;,-,....40.44,01ft;114 ,,:,,-,„,,, ik"ti,,,,... .446ktv*,,,,,,,ivi,,,,,,..,,,,,,,,.....,,,,,....,,...e....,t74,-,,,t,FAA,.:1-47:;:.4P7.,kt--,.'"•-',0;',,e,f,..t.i. lir,:ii,:.',.C."'1,4,7 1,',44.4:::4, 47+,7■ACA'Aitg,:',',4'.'4.,..V'n;7., ,,IFV.14,V,Aft,i'44PA'.,:",',..'",etFa.:';'!''' ,..,.f.g?..,,,,:',,,,,,.4;1.,,,,A,-,v,,,,,,e,,y,...,,,,,,,i,,I,;,,,,:.;-:,..,:r„is.ii,,,,,,::::.7,,,,:::..:::::;::...:,,,:,...1:,..,.,,.• .r244-•t,•Sil?:. :' .=z1,.. ...4--* ;''ieicj 411,-V i"..._Nit.;:r..4, 'V •,.• . • ......*.t..... . tr,'„...-:,, I , .1.,,, ,,,,,,:tor',..,,,ils,„.,,,,a....,' '''''l''''''''5' 4%.„,, t:',',.:',1'1':4:L.:.11:4,:f fo,...k.:41'4,..!,t4:lit:',,,..):?;:illr..•,,,,..,','',,..:::,• .,:,,,cioawt:::?'''lik. 4,I. , „ ''''''1" .'he'";',''il'A'''','',,, ' '''' k i'l.'" 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''` I t i.t h e 1 ,ra}4x + l r �t; ; TRUST NEED j 'fi +l o1 ,.1 m f �ri ;'fA; t' , r*f;;c tit 1:'rr11AMY► mask(M. it dal o1 August !N 1� .Mrluvrn '� s f 3t ��r x t! i.l )'f,?.J 4:-...r,•,, r..._ . JIAGSi,A. itCOZi♦thi OOt114A ft. &O11T husband god alts' i 1 �:t ,�� ;,� ;k4 i e.tiranNM,lis.s1 1 Alan,no master,and '•� '' ; iG' , 4.,:••,..•.,.,,•1 tet$1i...4101) f'DDi)le'k.t1 C.J1.1,11Yty J1�'1)1,t)Ats Jt,�,�fk'1:4TNf\'u/Nlrtknd, therm,a corporation arpanited and .% • .'•x??� „',` ,' y p4E1 sirsste*tt ha**.tAn laws II the P`its t Mattes at Amara*,a Arnriaeaart •L, ' k 'e,` Ar.,, '.r.0;;;,,:, . 1 ;,-:,jr`,,.i+r'N;. ,4,).-a':a. ''t. " r The gee oWw araeonAh'pants,twn olna,seine s1 nottryr tit the trU.ke in trust,With pouter u(safe the property ,,r 1'~ Y Ft t., !thti&tJ1__. ma____.,.C1wnt1',t)replt M / i14',, p"L•,,� i',IA' 4 i' .,;r• h,described as a "^:G,�n, S_r,"'x+: ii'�T 1�'Cl lA'+li�`+i�+t ,,,,'+,f.4'L't.': ! The North on. ttalt of the West one.h.e1f of Lot lot ASH VAL12 TRACT, Washington County/ ``4 r ti ti ai''�•r°t,r'�„r.;t1.1 Oregon Oregon. i t^!u. 17.YFdr i, t 7 ": 1 +'1,;uio a 2^:w'i i,:, #<' • aT �jyl i t V'' . , q� 1',C� '.',,,x. i�y 'tot, x.14...�'";4,',f,./,,' 9 :,ty�,,A i ll,,, ri .'it 1,1w P. 'ac. .ln i 4�.rte n',h� i ",,.'r'nt, w ,',r :,.•ri-t•1 ,' ,,0,i,..,�'.,It?''e I,p 1,y.- , , .°. whkh twel property clots not sznetd three envy, together with all,end se ekes the nopmr •s 'j..l�, In.trncvs, hrnenernts, ,,, , a ,7., ri; •, 1 hersdltamenta,rents,lamas,profits,antler rights,eenernenls or pel*?k1es now or hereafter belonging to,dewed from or `'RwnFy, ;4.".i.' i,�;,t',n'`.•' + � t.'� to wow"apprfolnt,yt to the shove ebrarrlbrd premiers,peel all plumbing,ta�tr>�,beefing Mentde[Gtg,ar�oadttsewl�, . ,r tr.:'rt•, •..'t.",.," l,'° i is/r•tprratiag,welering sold Urignlbrt sppenotoe,MNlpn eni and jutwee,iciretl�tr With ell awassigs,bestai s�ii blonds,now r ,° ;'�$x 41it..i`,, „.N•.y,,;i; ' ,;t mwrin�f In puree KO,ee waf!•to'twll coveting and linoleum, n end Wolf-ix n igre,ddshiseues ri and Esther trialt•in r;ir1 ,,It,.IY•, _,,4N ';•;,tet..•_ appliances!WW or hereelier Installed in or wood a co"fwetwan with Ow aba4v d ain6�pww,aare,M ciwilimgell**viva, 4'.i6�+r..r t,f)'y ^�'t 1 therein which the grantor has n►my hems/tier eopoir, which future*and e#wtfdla ikatl as bellows OW priers are 'r14 'I't ' t 1,r 4 l ie rded at a meet c t re./estate T1nk deed ie a•the of serw*V polar:new*al sera ego silt a/the 1 1 Y I, 'i y 6>s i f ( t t i e r?r4•..,da,•, i •e. Arnntor heroin contained anti the payment of the swat of 36111r! =nun AMA Ci0/100' w'••' {.. t t'9P4 . 4.•..w Y N.....:..: a i. f•,r1,$ qtr,I; , . .' (p 30,000.00 1 1Ao11rtt, with inkerwot thmaw sow wit iv tie Omni al.p'wnisi* riowa of 1.041 date k,g.3„ t1 rq,1 „ .s.: " ,*' herewith,payatlie to the beaw(aeiery or ardor**d leads iry R4r 1pliyebar,watt eh n■eoas061.i*4j'inatrrar mad sikensaeca •■ ,trn4q• '...; dt": ., thereof,the(Mel.epr +t of p reissue awl i twast theme?,11 wit oweiwv fit.he ki slaw end, abii to IAir Dori rip' i Y.}'"'r.i, it. .„ . ,'' n oI Dec.'...v r 98 11,E%wl,r ryig!µ 1't'"..',.7.'ii'. .# «i P_°rr iJL:"/ 4Miw'Ji'.i.hwwJ,h�„r J.era'1..Mr"I.'wlu'..'1i.."�I'�'.r M"r"s•. ✓ t..".w.�ir Ma"w 7.1.,";:".....-"....,‘?z:r+f,r'-.,. .' •iw wr', r•r „•.V ?/L":,.•, .....,,,,c,.,,,"' •. -. 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T.r�' +a-'R,"�""ZTJ' • ""�.. - - } `,t Y,°�'• ,- 1t,,.H�l¢r 1Xt�' m_=y Yi a qy�.��,� ,,1i,6 Y rtw'W ✓f 1.t.'• ' .."n i• y ple .t alaahW lrswteaJ 4 Gj : 'f r�a } 5`r J ..«.'....'...... �.sw Runnel 1e Jr. Cneuu�r, xtt i'r r q 7+t ck �" '''''t r'`' coward owl qc ofly rurtwa�to Ruussell A♦ KrUaager Grantee', 1 lr-�y't�;� ��u' 1 � w{m� tw'"ly ' .,;,; .. . . . ....-.,..''.',. .* ,...''.. .. .•i',1-.. :-.',.,,'.11a11.11MallERNIMMEINEMINEFAMERMiginiMICINIONIEMIYAV.,• . -. - .. -- -.. ,,, ,.,. ,..,, . ,,,:'"' ,' '''' , ,,, ' '9" ••••,'-'( "."..t.'!i'"4'git;tit•tr,s ,-. ''''"'-'l't.."00^L'itg'-,Okt.t',,,,, t ,,,,,,ii,.At-1.-I.1...1.A.,....,,A2,,,,r,A1A.,.,..-....41,,4,,,,,,eo.,1 4,0,. ,,..; ; 4 1 . • ... , . . , 0,...0 •0_ 0."•,', •,• • . „ , ,.., • . , , I I 1' . • , 1 , . . . .. . . . . 1 .. ,. . . . •' :•,.. , •.'' •8 • . 1 , " •'' .", ,.,0•:.' , , . 1 , • '• I 1 . , ,, ..•,...,,.. , t .,, . ,..\. ‘,..,. ! . \. . ..., .. . . . .• , \ 4 '• ''• ' . . ' *.• n 4.....t : r I . . .',..; .t , .•, . . 1 • t . ; ,T I i , I , • , , , . . , . . ,. , , I . , 1 . .,, ■ , • •i...'''"'*" '.4,4,,,,,,,, I , . 1 ■ . ."'''''''''re' 1/4 . e'''' ',. #4,.,: , ...,-. , ;•,.,. . ...;.,,,,ii,I.,.,..„„ , z4 ., , ...... „ ...„ „ :,A(Al„''„.„.„41,-*.V.:,,.i,..i., ,, 0,.', „....-, .i).,....44,-..4•;`31-1 ,Vrajk,..„,;,,,,7,.A1:0;,,,'4",,,,,,0.-..,;',1+,,.0i0,-4..41 44 ; / 1 an . rr , (,;.• .' N\Rie- ©p Vary P RsT z: t o s , Fop w 114 I"tom?-(-P,1 • .1 DECLARATION OF CONDITIONS AND RESTRICTIONS TO THE PUBLIC: IMEgiflft- DEED RECORDS . , 1. The undersigned do hereby certify and declare that the following `! reservationt3, conditions, covenants and agreements shall become and I hereby are made a part of all conveyances of property owned by the above named persons or corporations, within the Plat of i the same appears in Plat recorded in Book-- ,Page , of Plats i�r�i County, Oregon, of which conveyances and , ;. � agreements shall become a part by reference hereto and to which it shall thereupon apply as fully and with the same effect as is, set .,; I forth at large therein. ' 2. No dwelling shall be erected or placed on any residential lot •''1 which has an area of less than square feet or a width of less than feet at the front building set-back line; those lots fronting on cut de Sacs or curves are excepted. 3. The ground floor area of the main structure, exclusive of one- • story open porches and garages shall not be less than square feet for a one-story dwelling, nor less than square feet for a dwelling of more than one-story. 4. No building shall be located on any lot with respect to set- back from front, side and rear slot lines, except in conformity with '°{ the planning regulations and requirements of the municipal govern- merit having jurisdiction within the area in which this subdivision i, is located. . S . 5. An easement over and across all land situated within feet of the side and rear lines of each lot or residential building tract for the installation and maintenance of, utilities and drainage facilities is hereby reserved. w ;.,j 6. No noxious or offensive activity shall be carried on upon any •{ lot, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood. 4 .; I 7. No structure of a temporary character, trailer, basement, tent, shack, garage, barn, or other outbuilding shall be used On any lot at any time as a residence either temporarily, or permanently. 4 8. No sign of any kind shall be displayed to the public view on , any lot except one professional sign of not more than one square foot one sign of not More than five square feet advertising the property for sale or rent, or signs used by a builder to advertise . the property during the construction and sales period. An appro- priate excepted herefrom: fi e eYiti:ance marker is exile r 9. No animals, livestock, or poultry o f any kind shall be raised, 1 ' bred, or kept on any lot, except that do s cats or other household d 1 . . pets may be ke pt, bred or maintained for any comneroial purpose. 7. . 10. No building shall, be erected, placed, or altered on any lot '; 1. until the construction plans and specifications and a plan showing I . the location of the structure have been approved by the Arohiteo , , aural, Control Committee as to the quality of workmanship and materials, harmony of external design with existing structures, and as to location with respect to topography and finish grade elevations, h ..1 . , r _ . ' i L Nit. , 1 , , 1 4 1 No fence or wall shall be erected, placed, or altered on any lot nearer to any street than the building set-back line unless similarly approved. The Architectural Control Committee is composed ,, ;, 1 of three persons designated by the undersigned, or by a representa- Live designated by a majority of the members of said committee. In , i the event of death or resignation of any member of the committee, the remaining members shall have full authority to designate a suc- cessor. Neither the members of the committee, nor its designated representative shall be entitled to any compensation for services performed persuant to this covenant. In the event the committee or its designated representatives fails to approve or disapprove with- in 30 days after plans and specifications have been submitted to it, T; or in any event, if no suit to enjoin the constructions has been commenced prior to the completion thereof, approval will not be required and the related covenants shall be deemed to have been fully • ' complied with. 11. These covenants are to run. with the land and shall be binding on all parties and all persons claiming under them for a period of thirty years from the date these covenants are recorded, after which • , time said covenants shall be automatically extended for Successive periods of 10 years unless an instrument signed by a majority of y'. the owners of the lots has been recorded, agreeing to change said covenants in Whole or in part; except'that the dedicator or their assigns may amend these covenants at any time as long as they own a , , majority of the lots in 1 1 12. Enforcement shall be by proceedings at law or in equity against any person or persons violating or attempting to violate any cove-- ' nants either to restrain violation or, to recover damages. 13. Invalidation of any one of these covenants by judgement or r court order shall in no way effect any of the other provisions which , shall remain in full force and effect. ' a i . d 1 + ..........-....«....�......,.... M + State of Oregon ) ' County ) ss. g neon this day of 19 before met the under di a Notary Public 1 and for the said. County and State, p,;>rson- aily appeared the wiEhin named ti r who are known zne to`The the identical 1 Individuals described in and Who executed the same freely and rvoluntarily. .'t ', ;. 1 IN TESTIMONY t WHE OF, x have hereunto set my hand and affixed my official seal the day and year last above written. 4 i Notary Public for Oregon a My Cotwas sian ]Cxp i r 1 I 0