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ZCPD27-77 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. ry t.. 17 r, yqtr ?k:�,. 400 OAK HILL INVESTMENT-T. MILLER Zone Change Planned Development (ZCPD 27-77) I� •,n ft �t Yr SW Gaarde & Pacific Highway File 1 of 2 • • • • • • • v.. �AA q . I 1 • • • , ' t f ° ' ' \�°� . ' ` . . . � ~' / v ^-..-__ � - _ ^_ _ __,_ - -~ -_-~___= _ '_ `.------- - -�- ' . . ii '. ` \0. ^ i 6' . [ ^ �=.. ./ , !`' PLANNED DEVELOPMENT FILE CONTENTS H :.. | SCE ALSO ~ ` . ' SIDE -__-__ . ... . __Assessor' s Map n/Preliminary P1mt r . � � "/ ' Notification ~__~Legml Description/Deed , IL_Surrounding Property Notice Letter of Authorization , '.'�~ V Affidavit m Mailing Copies of Correspondence with Applicant . enuy/NPO Notice ____Pu6l1c Input . /Affidavit of Publication ency/NPO Comments w' *.^ r Hrt�ul�y/Notlmmo from TT Neport{o}~Date(n) J_Lle...—"/ �� ' ' ' Application/Narrative �_Minutes of Meetings ~___ ___- xb� - w/ SEE /., {l6�Lfimn1 Action Notice .____Planning OommimsioM~Da te ��~�~ . • "� r City Council-Date __~~__ ' Resolution No. � Date ` , ,^-- __, ~.______^ -/ Ordinance 0n. Date �.� ~ �� V/ Correspondence rro�poM6eno� ��ter Approval -�-�° x .� / SUMMARY �` � ` Approved �/ denied �___^ �7 /^�°,�~�� _�� 7�) «�-u` �� . ---- / ' v'x^ ' ^�°�o»�°��-/^/��T w~� °/�� - ' ° ' - -� '^ Nn. of Lots _,_ _-~ /1 1] E��=�� ` ^. ��(/ �+ �� ~ rL� ~ �w�/�' ^ - ~~ . ' t. No, of Phases � = ,� Special Getbabka plat Recording '� .^ Name ~~ ~ ° ` B��Pag� N�. �� date __.____-_..---~,= | ` A66itimhaI Phases Rgcoded ) (Date) (Book/Page No.) ~°,/ ! ' - ~�G�#��P�g� ) N�^ ' ' ` -' �[/6fo/��1�p� ^ ' , - • . . ' a } 979, ,,,j1Z/M 4:614t7 9)M7464$ iatia ifia‘'.1ctL 71": 24411"1/ A6-2/01 aiM 'f- - 11°. 4444tara Z6 2 7- 74 U e� 11-15-74- ebus6 4.1x4;6- /1e0A-7/44/1144/t,61 PrkiretZe/ -,0g4.4e4) .72em:itigernix4 . ,b Ce ileA4y0,44a.',. Zoge-izep &PAU ite,-/0 -Pg,./t/tottcai airkevet R 1:ette4J1 te e ee /- Stme,4,2"a!:' Zite-70.. 4449s -ez ; . -51g etiopkerz/646. P /1-47- - /arbv et`g 4.46n -beie reaue,e.---"z"e) r ‘3.1 da in,a1,16a,0 09a . 75-1. ,Attre4,167 iktm /ewe 4avkintt ia/frita 9eni, 49-1Y . .j• - 3 -7 tit& /4b,-14/aed t,?2,124 g- F -6 . /14 1 pidm Od pie Eezii - ptae,,,E 45y kid/edn/t - P.b p rat 4Z4d 'L24 1• r a Vie/ a i a iate-- :)., 4' EL, ./ . ..... '1101 • • • • . • , 9 • OR HILL INVESTMENT CO, . . • June 1, 1981 . • „.. • Mr. Alaie Howard • City of Tigard • Po O. Box 23397 • Tigard, Oregon 97223 Dear ldie: • This letter is in reference to our conversation regarding the sports shop occupying approximately 1,000 square feet in our Gaatde Park Plaza Development. I had called seeking your approval befote proceeding with the lease dodUmeitS I have enclosed a copy of the letter t4ritten by Roger Stayer to the Tigard Planning Department dated April 26 , dl 1979 with proposed ad .tionaI uses in the office commercial zone designation. • If you have any questions regarding this situation, please d not hesitate to call; Xindest regards, • OAK HIT4 t-"Vt8T19NT Co. e/et Mark Larson arson Lea84,rig. Manager Mt-- ,bh/A-6 tholoute p941 S,E,JoHNsoN OPIEEK 61,:s/O, POIlTLANO,0110011 t4206 603011,406i •'• • , . . •-' . . , • ,.. _ . , "-• , . 1, q j \..„, . „ ..,,.. ., , . ., • . ,,..,,,,,,,I.14,..,,.:,,f,..„,,... ain_ ....... K Adill INVESTMENT CO. • .., . , . • , Octob *111-2-1Tj(L7 ' ., er 2, 1980 • c, A) ,.,. . . ,. mr, Aldie Howard • . '.' City of Tigard , . P. O. Box 23397 Tigard, Oregon 97223 . Dear Aldie: . , . . . . , I am writing to co '• ' m—EFFFairal of Don's Fi c lace Furnace Co. '... as a tenant at the Gaarde Park Plaza Building. We will proceed , . . , .. .'. " to finalize the led - ', ..-. . - - t • ...- . e ' -em on the basis of ,• our conversation of October lst : ..•,. , . .. 0 As 1 pointed out, their principal interest in the location has . , been due to the Specialty Remodeling and the Mountain Shadow • , with benancies . Don's feel they can work closely witft both companies , ..., . as Well as customers of those companies , for sales and installation of their products , The space will be used principally as a, , . showroom and display area for the products manufactured and sold at Dons Fireplace Furnace Co, Most sales will be made from . ..,,4 display items for delivery at a later date, We will instruct the , a , ,. tenant, per your request, not to have any outside displays I. . • Thank you for your quick response to our telephone Inquiry, Very truly yOurS , . ,..-.... OAX HILL INVESTMENT CO, Rc? to t"7"-8 tavor M i anager, Properties bvision . , ") RLS:bh/A-8 • . I . • • 7941 S.S.JOHNSON OIV,El<till.Vb. POPITLAND.O.PSCION 91206 SOW711.4861 . ., • . , f';}' t.,'''''': r p , } II II I II1. I • I • • uN't�*"4w h •ax r.wi.w v.r vys r ,T w''wM rr�+N_g,S y'�+µ , r u P p 4 tl P NMN rrtt Y A M 4k �,,,,,,.,, $4 f f'\� yL r ,[y YR,t f, .eY T l,,,,, y.„j,, „,,..:,�1,,„ ,s f� ,s4 .••ry,y ••4,,„.,,.• �J �} , 'his P' K ,,„,4,4:‘,,,.,,J,„il1 , -,o•`S,•M,,• .,1,,,,I,•,. &' , ,, '�" f a R' fi * r r '',,i''';'4,', � t 1.`.!,,,,,' i11004''''"!� rE 6y� .tii r, {xr�y �rr! i , ti d7� , , iJl, ■rF' ,1r'Kt ^" 4..4•• !{, h�`�''''''‘I' , • Y Yt`tia'Y .. r ah, ' Y4 4 ; '1 " p ] t : W , { i,z..hr .4.). Y�a � � ti Ir • i .. '� ,,fMn M G» 1r ',ktilrw r'+ 'r.'- y ,w, u •.1iII 4444 �.•x.z•: _L ' , r 11 i,� Kyyctiyw 4 i,•. 4. '14-4$1,0 Y C. 4 A:4..` r� r 'w�yt�N 54yY•�`i' � �.,. � ' •,`�'r yy 1n'�,*..' ey"'�� C M tP r ir .. . ,. - "''' ' ,, s i " � Lill.' �{ ,,: ,F r �`!� .; " f� K j.�J-' , i if � v �r5�( y '� Y1 4 x 7 . 4GiW� yK y I l I r ^MV ^R /41 t Mi '7 F _ '. ri ' v f " 'y 'w °SPA 9,3,.. ,r e""""'iii �W 'P, fp2 v _ fi :h 1 , v' , 1 x (�. r � . r 1 °�,f'+.�� p F e r J LwRy4.. ii .i) ;,..,24.4.-614; 's 1 " i .. W ; iF r1v, ' ' r ! '4 wk' 5 • � 7,I' t N 4�� iy„t.; i #Pr � f � "rM;,4''f.r Y 1/ d�'�J^'K I'f' . . ',, tii .J • :1•75;1'•, ', , ,,,,,,,,q/,'..,'-:, i „x r r: , 4t a r " i S/ . M . w " M1 r �Y ,J �` r , y " �F,•i)1 �• �'3/G , ,-42,3 / ` r A : ,y.i 1 .,-7,,i''...,R �' l'.,:-,',••,,,';,•• c'� V w 'I ?yw/:+f t,• A ' �-p Y rc,; ,7; ,.j :r °1 Y,i"'I/µ,�P,4 ' d "' : / i d' y , , • • • rE1` a r +, 1, .. '3 p i F .r- rr �.! i lar • �i,�� 1 XM° w �u.i �i a+" ��}!;,r ,r�i{�J �1i�'.��7 •� i } Si f.'� � `� 3�air d 'I^" M; o f - i r` Pj x } ". I` w"iY �"wrJ y< , ♦' p� Mr 4p,� ,�, ',,,,,,,c,.: �fv4 ;t«�r' ,i, , ,:,4,''AI 111'444 w'iPit 4 t ir" 4' o �IV i. 1. •/A • Ir i' �mo,"•:,.,:n k+..mi>„„1k,wnman.1...''r..,r>Afr, .SOwrrhM"bwq'nat+a,,.•. ,,,,,,Y/+•r..w.U...,,,ar.•„„„„r+0«nf,n...rkm,+n .,�' i • 1 1' i ,, , 1 f' • F. i , n.. .,:. ;. .... I , . ,.•.:;,,:„,,..;,•„,,,,,,„..,•.,:,,,•;•• nlw,x y.0,..,t.;..,.,.p t� .«.,.1,.m .,n, ice , .• .„ „. • 2-67 PD 'I • OAK HILL iNVEsTMENT CO. • RECEIVED NC°ITVY 0-F5T1.1G947R9D Novvember 1, 1979 Mr. Ken Selby City of Tigard F. O. Box 23397 Tigard, Oregon 97223 Dear Ken: ' I am writing regarding the photographic equipment and film store which I discussed with you on October 31st. We have been approached by Sandy's to open a store of 600-700 square feet at our Gaarde Park Plaza. They will have one or two employees in the store, and plan to be open. from 9 :00 A.M. to 6:00 P.M. , Monday thru Saturday. The operation will deal principally in film processing • and photographic equipment sales and repair with a possible sideline it cassette recording equipment and electronic office supplies . As this is not a specific use included in our present planned development, planning staff approval is necessary so we may proceed to finalize lease arrangements , • We have proceeded with preliminary negotiations based on the similarity between Sandy' s and the radio, television, stereo . sales and service stores and photography studios on our approved list, We hope you concur they will be an acceptable use in the center and would appreciate hearing from you at your earlist convenience. Very truly yoursj OAK flit INVESTMENT CO. Roger T. Stayer Manager, Properties Division ALS:bh/15 4: • JOHNSON OLVO. ATLANb,bh5GON 9t46 OAK HILL INVESTMENT CO. IWiON November 1, 1979 NOV L.. a 1979 City Mr. Ken Selby aP4D /(0 City of Tigard P. 0, Box 23397 Tigard, Oregon 97223 Dear Ken: • I am writing to follow up on our October 31st conversation regarding tenants at Gaarde Park Plaza. As you know, we have signed a real estate office, H & R Block and Farmers Insurance Agency. We have had a considerable number of inquiries regarding the project from quite a cross-section of tenants and we have been selective in dealing with many of those. We now find ourselves with a situation which you could help us resolve. According to the Business Professional Zone, a beauty shop is a permissible use if integrated within an office park. We have been dealing with a woman who is very interested in opening a hairdtessing salon in our project. She intends this to be a high class operation, catering to customers on an appointment basis , /s They would occupy 1900 square feet of space, and the facilities will be decorated with antiques from the owner' s private collection. We do not expect this to be a "run of the mill" beauty shop, or we would not want them in our project, There will be five or six operators to start, with an etpacted maximum of around ten, As business will be conducted principally on appointment basis , all operators will seldom be in the store at one time We hope you concur this use as compatible within the framework we haVe established for the planned development. Please let me know • your feelings so we can proceed with finalizing our lease arratgementS , Very truly yours , OAK HILL INVESTMENT CO, lb1/4 gog Stayer Manager, Properties Division RLS:bh/11 /941 t,e,JOHNSON CREEK ELVI1 POOLANO,OREEION 9/29O SON/7/4B8l --ainaragair ti • • M • • • April 26, 197 • City Of Tigard Planning Department P. O. Box 23397 • Tigard, Oregon ,97223 Gentlemen: • I am writing re. arding our office/commercial pro • r ject situated on Tax Lot 800 (13 25 S.W. Pacific Highway) . We propose the following uses in €addition to those contained in the narrative approved by the Plannin g Commission on June 13, 1978. These additional uses include art supplies or galleries, bookstores (not of the "adult` television or s tereo sales or service, dry variety) , radio, Y cleaners or laundries, confectionery Shops, dress making and • tailoring shops, drug stores, florist shops, gift and card shops, jewelry ,stores, optical sales, photography studios, stationery stores, 4 stores, apparel shops, weight g ht control i linc s, music shops, printing services, sales or service of office and d business equipment and veterinary offices, excluding boarding kennels. • ` The foregoing list 'is is a result of considerable • _ research on have y P^ v'e users s and M ` our part. We ve had contact with ros,tiect the interest we have found in our project is x es resented by the uses s I would be happy to answer your uses we have specified here. PPS' Y questions. Please call any time. I(, Very truly yours, Gam{ HILL INVEST MENT Co. Roger L. Stayer Manager, Properties Division RLS:bh/26 , cc: Mr. Joe vanLom • • .,..ronPalM axa^.+*_..,.c K::,ry.^-..i.L,.a.,M.aT.Ifia4 •rr...,.•-.+.ti., w, •,....,,.... ,.. ..,,, ...:...� «Jrvm,mTti*krz+.dMtM'urhYV^k�,u,:•au•v'Ln..�•1,�., •:,.: , .,:,,. _,:,. ■ .. ... r 1" . , , (7 4,t' (r ' 44Vi t. • • .0,8. . . ' TIC ARD CITY OF TIGARD •vf 414 , • • 1000 0.1,YA111, P.O. Box 23397 . • 12420 S.W. Main, Tigard, Oregon 97723 ' ' PIECE!'VED June 28, 1978 ,JUL, .. 7 . 1978 ', :• CITY OF r ? -'GARD Ted L. Millar 1 7941 S.E. Johnson Creek Blvd. Portland, OR 97206 .. . , RE: ZC 27-77 . . .- I, , Dear Mr. Millar: 1 . .4,, Please be advised that the Tigard Planning Commission at their regular meeting of June 13, 1978, approved your request for a . 1 general plan and program review of Phase II of a "Residential/ Commercial" PD for parcels totalling 4.24 acres at the inter- section of S.W. Pacific Highway and Gaarde (Wash. Co. Tax Map . 2S1 10A, Tax Lots 700 and 800, and Tax Map 2S1 3DD, Tax Lots 800 and 1100) . This approval is subject to the following conditions: 1. That prior to submission for Design Review a complete storm water detention plan, covering Phase I & II be submitted for both Oregon State Highway Division and 1 • . Public Works Department approvals . .. . . • 2 . That a minimum 40 foot radius curb be provided at the corner (north side) of Gaarde and Pacific Highway as specified by the State Highway Department. ,.. . A 4 .: 8, That 10 feet of right of way be dedicated along the S.W. Gaarde Street frontage and that a half street improvement be made to collector Street standards as specified in the MPO #3 plan. •• 4. That the necessary right-of-way, a5 specified by the State Highway Department, be provided along the Pacific Highway frontage and that margin improvement be made . , t including eight(8) foot sidewalks and curbs. 5. That proposed building locations, landscaping, parking • ',.., requirements and pedestrian/vehicle access be subject to design review. ,- .. . , , 6. That a 30 foot Wide access drive be provided for 'I'Llk Lots 800 and the eastern most portion of 801 and that • .t,.. , i 4; joint with .4 the developer agree to provide joint access witn wak ,. tot 900 at such time aS that lot is developed. Landscaping would be placed within the area on Tag Lots 800 and 801 where the access width is t' odour; in order to assure future joint access a joint access agreement shall be recorded with the deeds of Tak Lots 800 and 1 , the easternmost portion of 801, . r•• .----04,..„„../4.et4fekttial h•Itli1414,t444W.42'.•4 ' • •P S. * OAK HILLS INVERTMENT • ZC 27-77 k June 28, 1978 Page 2 7. Joint access agreement shall be recorded with, the deed of Tax Lot 800 (Tax Map 2S1 10A) for future joint access driveway with (Tax Lot 900, Tax Map 2S1 10A) onto Gaarde Street at suCh time as that lot is developed. If we can be of further assistance, please do not hesitate to Contact this office at 639-4171. /S-!ncerely, , 0L/03 hn Laws • Associate Planner JL:db cc: VanLom/Kraxberger NOTE: The following acknowledgment must be received by the City of Tigard within fOurteen (14) days of your receipt of • this letter. Failure to return this acknowledgment may result in action by the City of Tigard. I hereby acknowledge this letter documenting the action of the Tigard Planning Director. I have received and read this letter, and / agree to the decisio ere documented and to abide by any • terms and/or conditi ns , 30 7g Signature Date I . , • - • • AGENDA • TIGARD PLANNING COMMISSIO]V June *J 1978 - 7: 30 PM Fowler. Junior High School . Lecture Room 10865 SW Walnut - Tigard, Oregon 1. Call to Order 2. Roll Call : S. Approval of Minutes: 4. Communications: e. 5. Public Hearings : A. Staff Report B. Applicant 's Presentation C. Public Testimony a. Proponent ' s ' . Opponent ' s C. Cross-exariination D. Staff Recommendation t. Commission Discussion andcActi::gin 5, 1 zONt CHANGE ZC 27--77 (Oak Hill InVeStmpnt NPO 3 A request by Ted Millar of Oak H±fl Investment for a general plan and program review of Phase a Reside ommercial" D for parcels .. hase l� of '� ntial/C totalling 4.24 acres at t o intersection of SW Pacific Hwy and Gaarde (Wash. Co. Tax M a1Si '10A, Tax Lots /00 and 800, and Tax Map ?Si BPD, Tax Lots 800 and 110 0) . 6, OTHER DU (NESS: 1. ADJOURN4tNT: f , �� ,�...,, ',, , _ • 1 * ' MINUTES • TIGARD PLANNING CAMISSION ••Jon, 13, 1978 • Fowler Junior High School - Lecture Room 10865 S.W. Walnut - Tigard, Oregon 1 . Call to Order: • 'Meeting was called to order at 7 :35 13m 2. Roll Call: " 4 . Present : Wood, Sakata, Corliss, Quimby, Tepedino, Rossman, Popp Absent: Brian Staff: Laws 3. Approval of Minutes: None were presented. 4. communications: • Popp stated the Rembold Bishop proposal woLRd not be heard tonight. 5. Public Hearings. 5. 1 ZONE CHANGE ZC 27-77 (Oak Hill Investments) NPO 3 A request by Ted Millar of Oak Hill Investment for a general plan and program review of Phase II of a "Residential/Commercial" PD for parcels totalling 4. 24 acres at the intersection of SW Pacific Hwy and Gaarde (Wash. Co. Tax Map 251 10/110 Tax Lots 700 and 800, and Tax Map 251 3DD, Taxi Lots 800 and 1100) . 1 , A. Staff' Report : Read by Laws. B. Applicant's Presentation: Joe Van torn, Project Architects stated the restaurant site had always been included even in the original proposal; he pointed out the areas they had changed from the first plan; more greenery, two access points instead of six, the highway dept. had found it to be adequate; produces a report on the need for restaurants in Tigard. QuiMby asked about buffering the noise from the resideltial • property. Van tom stated it would be done with berming and laildscaPplj:::mii,„ Roger Stever presented a slide show, stated it 'wouldlbFinkOnft : • easily accessible Per Summerfield and V,ing many products and services would be orrered. 4041, Ci Public Testimony ! Opposition! Bibianne Schtckla, 10890 SW rairhaven Wayi asked if the road through the used oar lot Was planned or only proposed; stated the play area in the dUplex area Was in- adequate; the purpose of the NPO plan was to maintain the quality of the area; asked if the buildings would be commercial or professional; was concerned about lightino protection for • :'.. . . 1 . • . . . r s . Air■ • • . . ,: (.12 , . . MINUTES 'I ' , . TIGARD PLANNING COMMISSION . . . . . , . . June 13, 1978 . . Page 2 . . . . . . . adjacent nei stated i r3hboi's; sta ed Phase 2 s commercial and . • couldn 't be developed separately. . . . .. . flitch .tch Ramsdale, 11635 SW Terracd Trails Dr. , ' - , . . . stated the access to Gaarde from the sduplex area was a . . problem as well as access to the used car lot,, ",,t....,4A4„.4•4,!: . ,J Richard Cooper, Tigard Motors, .questioned access points to ' , ... , Pacific Hwy from his lot, . Aldo Rossi , was not against the proposal but was concerned with le,he road; stated the development would be an asset to , the communIty; questioned the straightening out of Gaarde. . , 4.4 D. Staff Recommendation : Based on finding of fact and conclusionary findings staff .recommends a'pproval subject to the following conditions : 1 . That prior to submission for Design Review a complthe storm water detention plan, covering Phase I & II be . . submitted for both Oregon State Highway Division and ( Public Works Department approvals. 2. That mint mum 40 foot radius curb be provided at the corner (north side) of Gaarde and Pacific Hwy as specified by the State Highway Dept. , . 3. That 10 feet of right of way be dedicated along the . , S.W. Gaarde St. frontage and that a half street improvement be made to collector street standards as specified in the • NPO #3 plan. 4. That the necessary right of way, as specified by the . State Highway Department, be provided along the Pacific Hwy. frontage and that margin improvements be made including s root sidewalks and curbs. . . V .., 5. That proposed building locations, landscaping, parking reqUireMents and pedestrian/Vehicle aooe8s be subject to :,,,i,";,,, . 1 design review. , .,•„4.1..,;544',,tir:,',,,r4,4,.14 i ;), I „do( 6. That a 30 font wide access drive be proulded ror BOO and the °astern most per or B01 and that t h3d.,;"„fl d'131.491,4 •.' 1 44.,,,, lik veloper agree to providb jc.int access with Tax Lot 900.katVi'gq ' 1, i.ir,..Atil such time as that lot is doveioped. Landscaping wouldbei7"1, placed within the area on Tax Lots 800 and 51 where the 1.4 aCOOS8 Width ia to occur In order to assure future join ,,..c., f access a joint access agreement shall be recorded with the ' . t deeds f Tax Lots 800 and the esternmost portion of 601 . 7 Joint acbeas agreement ehall be recorded with the deed of Tax Lot 500 (Tax Map 251 10A) for future joint accesevwith ,..„, dtveweY , 4 „ ,, V.,. ■ • ■ . t • . A 4 t , MINUTES . . . 14 - : ‘'''' ) r TIGARD PLANNING " 1MISSIn -.. , , . • . . 1 . 1 June 13, 1978 • . . Page 3 . • , • ,f . ,• „e • ‘,,,, . . Tax Lot 900, Mai 10A) onto Gaarde Street at such bime, as . f 4 that iot is developed. ' - ' Rebuttal : . , . . Van Lom stated the storm. water detention plan had already been • turhed in with the initial subdivision proposal; #4 they would prefer to meet the State Hwy. Dept. requirements. #.7 Gaarde .'. , , ....-!,.., site has more frontage and their own access point in ths future4A.1„.., i the roadway as shown is only diagramatic; the duplex pl-y area is .• I 10,000 sq. ft. and also includes equipment; the street light ., problem would be answered in Design Review; a traffic analysis had been done; there was pedestrian access through the park area past Elmers to Pacific Hwy and also to the upper commercial area. . ..IMitch Ramsdale stated the trees as shown on the site plan along Pacific Hwy would not be planted cue to State Hwy restrictions; questioned future access to Gaarde. .. .. , qcheckla asked what ,if design review is done away with how would - some, of these questions be answered,. Stayer, stated on NPO 3 an arterial is 80' to 100 ' of right-of-way and there is currently that much now so the drawing is correct. ,..... ( Laws answered the problem in Staff Rec. #.7 concerning joint acoess. E . Commission Discussion: , • , . 4 . Quimby stated it was a much better plan; still needs more • play area but the duplex lot size doesn' t allow it and it • I should be the responsibility of developers in general; still qu,..,;stioned the need for one wore restaurant. • ,-, Sakata had access questions; stated Gaarde St. and Frontage Rd. were too close. Roseman felt it was a good plan and made a motion for approval (-"" based on staff findings and the 7 staff recommendations. • . . Popp seconded. * . Corliss was in ?avor UP the proposal and questioned the curb.: cuts along Pacific Hwy; she trusted these problems w t ould e, , answered in design review. ,v liffp*AC)3.triii, 1°','0.Arl to0e6W vf.t,, ,,V0Ort* I Wood statud thu building pattern was a direct result-oft.thlii: - 1 input of the Planning Commission and the developers had done ' '' a good job of integrating all the requests; he stated design review would be needed. F('''' il, ., Sakata asked if cooper would be allowed a sign at the inter- seotion. Topedinc called for the vote, The vote 6-00 Sakata abstained. • 4 4 i .1 • MINUTES TIGARD PLANNING CQM ;;SION ` June 13, 1978 Page ,4 6. OTHER BUSINESS: 6.1 Similar Use Interpretation (Herb Jundt) • NP0.3" Jundt stated he would have no outside storage, only a storage building. Tepedino stated in the original proposal Jundt was only going to be renting sports equipment. Popp suggested Jundt apply for Public Hearing as a Conditional Use. Laws asked if it would indeed be a Conditional Use as it wasn' t obviously any similar use; he needed a clear directive as to how to proceed. Jundt stated there would not be any outside storage • Popp stated a more inclusive and detailed list of the rental items was needed • by the commissioners. , .., Sakata made a motion to hear the item as Public Hearing. Quimby seconded. Laws asked what would the Public Hearing be on, Popp stated they would have to try to find a similar use. Sakata made a motion to hear the item if staff can find a use under the Conditional Uses which is similar. The motion was passed unanimously. • • Commissioners instructed staff to determine if the proposed i se is similar to uses permitted either outright or conditionally in a ( 4 zone and to so advise commissioners and they will then make a'd cision on staffs similar Use interpretation. if the applicant so requests.) 6.2 Popp stated there would be a meeting on the proposed Park St. Realignment and requested Sakata to attend. 7 ADJOURNMENT r',k,#�, if 7� r� �y t "� Mooting was adjourned at 10:30 l'lt. ‘.��h' ��' x, V wr- .• R•« - i 'yam*alfYwstl'.tkrY..�J�.F-"Ltd"' °A ,.". •,•„, ,... . . , . • 4 1. a , , ■ ■ IT . . , . . , e (" STAFF REPORT - '''' • ' . . . AGENDA 5.1 . . • , TIGARD 'PLANNING COMMISSION . .. . June 13, 1978 ' . . Fowler Junior High School-Lecture Room . 10865 S.W, Walnut Street '-. Tigard, Oregon , . , . . Docket: Zone Change ZC 27-77 , . . . . . • . . . . . . , . , Request : For general plan and program revieW, a Phase II of a • -$- , tResidential/Commercial/Commercial Professional fessional .. .,,T., . ,Hdevelopment for parcels totalling 4.24 acres. . ....„,,...1,,,• , . . . ■ 4 i ?•'' '1, . ' Location: Intersection of, S.*. PacifiC Highway-and Gaarde Street . * . (Wash, Co. Tax Map 2S1 10A, Tax Lots 700 and 800, and Ta'$. Map 251 3DD, Tax tots 800 and 1100) . „ . , . . . Appliaant: Ted Millar (Oak Hill Investments) . . . . . . . . I . Findings of Fact : . , . . . . . . .. • . 1 . The appliCant is requesting general plan and program revieW / , for Phase IT of a Residential/Commercial Planned Development in accordance with condition #12 of 'Ordinance 78-7 which v . states: . • .• . . . • . "When Phase II developes, a general plan and program will be submitted to the Planning Commission for their approval” ' , . 2. The site is presently zoned C-3 (Gefferal Commercial) and designated Retail Commercial , and Commercial Professional . on the NPO #3 Plan. Applicable policies from the Plan are as follows: . . . Policy 18. Pacific Highway is developing as a strip commercial highway. The traffic-carrying capacity of . . • ' this highway should have the highest priority and adjacent ' '. commercial development should be subordinated to this Peed, . Policy 10. In the interest of safety and efficiency, the . • - m, number of highway access point muse be kept ' to a MiniMUM. Wherever possible, btsinesses, onPacific Highway should be . ... r clustered aid share '.common parking facilities and drive- Ways, As new development occurs, the number of access 4 r points should tot exceed the number necessary for property r fit. on-site traffic circulation and where possible, should be combined with access to adjacent businesses, • •. • .. , Polley 20. nusinesses on Pacific HighWay should be oriented to the eXiSting traffic and not draw additional traffic from the adjacent community, Pny addibional ,eonvenience or .., , neighborhood centers should be centrally located to the . , market area they serve, Policy -1, Development will coincide with the provisions of public streets, water and sewerage facilities, These facilities shall be (a) capable of adequately serving all .- r q r.. 0.1, . . , r ,k 1 r STAFF REPORT -ti' , AGENDA 5.3,. . r TIGARD PLANNING COMMISSION June 13, 1078 • Page 2 . • 4 intervening properties as well as the proposed development, -• �' and ,(h) designed' to meet City or county standards. 3. Section 18.56.010 (Tigard Municipal Code) states The purpose of the planned development district is to • provide opportunities to create more desirable environments Of through the application f , flexible and divers .fied., land p plan and. development standards under a comprehensive 'professionally prepared, he p arried. development district '',.:',1 is intended. to be used t o encourage the application techniques and new technology to community development, which will result in superior living or development arrange• meats with lasting values, i intended to , It is further �n�t-e ,vY achieve economies in land development, maintenance, street systems, and utility networks, while., p.rovidingr bu.7 lding. .safe circulation, and the tunable, and attractive open spaces, groupings for rriva� • , he general we ..l-being of the inhabitan s. ... , , 4. Section 18,56.030 provides for general development plan and program approval by` the Planning Commission after receiving' approval in principle of the preliminary plan and program and the ,,applicant has petitioned for an amendment of the ' zoning map , P , ma . in accordance with Chapter �.$: SS., 5. On March 13, he T City a r residenti al/commercial Planned for site that required the following additional conditions deve�,o a, to the development of an y part of Phase II , a p n e t plan and a traffic analysis shall be sub- ' mitted to the city. b That the secondary access to the commercial commer c x al p ro p ert y �R , . • +Ar : Phase � wn. ohe site plan be, r deleted,. Access to t�ese properties to be •detormire. d• during the submission of a development plan for Phase r � g development plan II ' .' V c, That a pedestrian access to Pacific Highway b considered during the design review process, - ... P .. r r„_ ... ..r. ..r'W yry,.4 s.w+aq. ww wa r.u•r.,,p,.hy:r,,u,»a:c:.i.w...sr k.r.L7lywxrYgrMM+w.rr..w...r,.-w ,. ..r..r.;.H+,w..1 s r: .,.:f.i•rrr"q....a•.r{.•NL.:irr..:u,.+..ra.i.•..x y° -. - .4wa .w.. a♦ M'a y1..7 . ,.• w.. ..r., a . ... ... a .. .. .,. r , • . , y. y, r ,..._.. .,..,, n M«.{v,T... ,r � s :<„_. K...ras aar+saws«rta =ix. w:t, «" 4.xrzro rv^a�,, yy 1 • .. • AI • r 4 A ■ * I. .1 . • % • . ,, . .„, STAFF REPORT - , . . AGENDA 5. 1 • . , ., TIGARD PLANNING COMMISSION . . . . June 13) 1978 , . . . . . . . Page 3 . . . . , 7. On May 16, 1978, . the Tigard Planning Commission denied ,' . a request by the applicant or Phase II General Plan . . . and' review-based on his failUre' to fulfill the• , the purpoSe of the planned development ordinance.. . . i . . • . • , , The applicant has subsequently resubmitted a site plan ' : which he states "subtantially. revisesthe proposal , ,„ . ... .... submitted on May 16, 1978. ° ' . - ...t.' ' \ , ' 8 Staff finds that the revised site plan does address the ' . . , concerns raised by both the Planning Commission and - . staff during the May 16, 1978 public 'hearing. More specifically: . . •.,, . . , 1. The overall plan represents a more intergrated project • . , by detailing the location of buildings on the' site • i 6 . while providing ,a traffic circulation plan .that more / closely adheres to the intent of. the planned development ordinance. / / . This has been accomplished by increasing landscape areas ' and deleting one duplex lot as approved under Phase I • and shifting the park area, into the southeastern most - portion of Phase I Although the prqposed revision results in a reduction , . . of one duplex lot and diminishing the park area from 13,500 to 10 ,200 square feet, a buffering effect between the commercial and residential properties and . . a .more .integrated relationship between the. commercial buildings, to include, driveway access and landscapin , ,. will be accomplished. 9, The applicant has made provision for providing access to • Tax Lots 1000 and the eastern portion of Tax Lot 900, -- These two lots are not included as part of the plani'ed • dnt . eVelopme . • , As a condition of approval (CU 1-77) for the used car lot on Tax Lot 1000 (the applicant Mr, Cooper) was • • required to do the following: 0') The southern access to Pacific Highway be permanently closed, and the remaining access point onto SW P cific Highway be permanently closed if an alternative means of access (frontage road) is developed, This applicant has therefore provided the means (frontage road) for the above stated condition to be realized. 10. Access to Lot 800 and a portion of 801 has also been provided via the extension of a spine road through Tax Lots 900 and • 1000, However) due to the fact that the applicant does not , ,, ----•, •••••• -- .,,.,-,.----. . ., _. ,,...,.._ .,...,. _...„...........„..._,..--- . •„.„..._.......- ..,...._„.,.. . . I ' . * ' • V . 4 • • ' i 0 . , i $ STAFF REPORT " A,,,, . t'' . ., - .AGENDA 5.1 . , . • TIGARD PLANNING COMMISSION . June 13, 1978 . . Page 4 , . , . • have Control over Tax, Lot 900 he has provided access for . . Tax Lot 800 and the eastern most portion of Tax Lot 801 from Pacific Highway, allowing for a shared access to exist with Tax Lot .900 when that parcel is developed'. ' " , ,. ...., There is currently a single family residence on Tax Lot ' 900. The proposed access width from Tax Lot 800 and 801 is shown as being 10 feet, thirty feet is required by . code. Therefore an additional 20 feet will be required; • L: . This access width could be reduced .on • site when Tax Lot • , . -900 is .developed and a joint driveway access provided J , , / between the properties. . ; 11. An addendum to the traffic analysis presented by the P , ' applicant during the initial Phase II application has ' been reviewed by the State Highway Department and their . . findings were that the proposed .uses would represent "no problem and be compatible with the Transportation Systems Management (TSM) project currently Under study for the signalization of Pacific Highway. " . . . 12. The applicant is proposing to locate an timer 's Pancake • „ House in the southeastern portion of Phase IT (Gaarde and Pacific Highway) , A primary (45 foot wide) access . * . is to be provided from a controlled intersection at • • Pacific tighway aligned with S.W, McDonald Street . A secondary (30 foot wide) access is also proposed off of 1 S .W. Oaarde approximately 160 feet west of Pacific Highway. . . . , . 1,3, The applicant has not designated specific U8e8 for ,the „ nbrthern commercial and commercial/professional areas. ..■ 4 y , • • However, the narrative includes a list of possible uses for these two areas, The list inclUdes both permitted and some conditional USes in the C-3 (General Commercial) and CP (Commercial/Professional) zones. Staff finds that -,, _ n Plan e , these uses conform to tne NPO '58 i and would compliment • one another; Staff .furtherfinds that the anticipated • PJ, . traffic from these uses can be adequately controlled/ handled through proper site planning and the signali2at3.on ' of the McDonald Street intersection. 1.4, The NPO #8 Plan designates S.W. Pacific Highway as an . arterial street requiring 80-120 feet of right-of-way. There is currently between 80-120 feet of right-of-way . *“7.• * 4• '” "' Southwest Gaarde is designated a collector street (NPO #3) ), requiring a minimum 50 feet of right-of-way: However) previous Planning Commission actions have required a 60 foot right-of-way on Caarde, The current right-of-way - is 40 feet. Therefore to be consistent with previous • decisions an additional 10 foot dedication is needed along • 8,W, Oaarde Street , , ----------, ,, ,,....., -sgduzist2tvsamggamwomaws=g=a=t=====6===aas=E=Emsmwimrmm•Er•Em■Nimmmmi.nmm. ' A ' STAVF REPORT , , (C ' AGENDA 5. 1 I • y. 4 TIGARD PLANNING COMMISSION , . • June 13, 1978 - • Page 5 - 15. Adequate sanitary sewer and water service are available , / . to the site via existing lines in S.W. Gaarde and are ' • being extended to the site in conjunction with Phase I development to the west . The applicant ' s narrative states that storm water drainage will be handled as a single problem. for both . , Phase I and .Phase II They intend to limit runoff . to the rate generated from.the 'property prior to development . The applicant has stated that "Engineering is currently being conducted to determine the exact requirements and location for a retention system." IT Conclusionary rindings 1. The proposed Phase IT development , as revised, substantially conforms to the land use designations of the NPO #3 Plan and • the intent of the Planned Development-district . 2. The revision in size and location in the designated "Park Area in Phase' I will facilitate a better land use relationship between the commercial and residential portions • of the planned development while providing a much improved • on site traffic circulation pattern. III . Staff Recommendation ! Based on findings of fact and conclusionary findings staff recommends approval subject to the following conditions', • A. That prior to submission for Design Review a complete. storm water detention plan,, covering Phase 1 & ,II be submitted for both Oregon State Highway Division and Public Works Department approvals. 2, That a minimum 40 foot radius curb be provided at , the corner (north side) of Gaarde and Pacific HighWfty as specified by the State Highway DepartmeiLt, •3. That 10 feet of. right-of-way be dedicated along the 8.W, Oaarde Street frontage and that a half street 1 improvement be made to collector street standards ' as specified in the NPO #3 Plan , „.„ 4, That the necessary right-of-way, as specified by the State Highway Department, be provided along the Pacific Ilighway frontage and that margin improvements be made including 8 foot sidewalks and curbs, 5, That proposed building locations, landscaping, parking requirements and pedestrian/vehicle access be subject to design, review, , • ,„ • • ■ r • } r STAFF REPORT i wry+ . 1 AGENDA 5.1 . • TIGARI) PLANNING COMMISSION June 13, 1978 , ' Pale C t . 6. That a 30 :foot wide, a.coess d t e.be prey deal :far Tp Lots $00 and the eastern fiostN oxt .on, c and that the develapea agree to proyde o : .fi . Yc s v k�, 'T ' t3 s tai t t •s, ae,�e ,q ed ,t:, / Lot 9!OQ t �tt,h d >th th rare . xa a,.4° 800 n 1dw here the ccess, wic.lth: i''s to occur, ,�''','1/...,f1 I L,and:�c in cup Rf • Lots 84Q anti 8a , where �, ,it'os.., i' •In order to assure Tutupe `o3�n.t cress• a ;jo joint aoc,eSS . .�. : agreement shall �;e ;re[' d with., the e e is o `':. ,or e Yi d ec o Tax t;s ,:, , 800 and easternmost polt4;o4, 9 807.. ;.,Y. 1: . r i • • , i • • 4 •• Y • a 1 • 1 r 1 I r t. 1 h II •Y I 1: 5 ''I •■ , 11 ',`y';w' t .,,.. .. 4, ,4#1,0 :.•Vit<x,H'• 4.. ■01..,.,4wa. .N...Y..........0.••r..*+.46.1........,,,,iNW{. •144.e•,r,4•40, 44444.{0':4.1.:1 1.Y4044.4,.r•4.Mt,e.,.Y+..,,,... ..ti, - • 44 .9 4 4 4 444,.4,4 4 ■ 1 '„'•...''. w, .w a:,.,.,w,Y,.«,u 1 o'., .e,.,w 'r'',ry--.,... y •;. -'' . ArM ,., ..f,...n,rc ., ,.x. ., ,,r:n1. m. •.e.r... .:«.nax r n .,'xT�.r M ,..b I m't•• L 4 iir l* i I , 4 TT' Stevens,Thompson Rtrnyaa�., Inc. Engineers / Planners 700-PLAZA 600 • SEATTLE, WASHINGTON 98101 • TELEPHONE (206) 623-6350 { 1920 SE Q 0 6 01 01 N{ June 9, 1978 RECEIVED JUN1 2 1978 Mr. Roger L. Stayer, Manager Properties Division CITY OF TIGARD .*. Oak Hill Investment Company 7941 S.E. Johnson Creek Boulevard Portland, Oregon 97206 • .,` Re: Proposed Tigard Commercial Developments Pacific H i jhway #1W @ S.W. McDonald Street = Dear Roger: I apologize for overlooking the small parcel of property, namely the I easterly part of TL 900, between the -proposed office facility and , ( the used car lot. Based on our discussion it is assumed that 0.4 acres of the total 0.75 acre property would be available for development, since that portion west of the connecting roadway would be too small for construction of a structure and would probably be used for parking. Considering existing zoning, it is further assumed that a 1500 sq. ft. commercial facility could be developed. Based on the above assumptions and applicable trip generation rates, the traffic impact to the site area would be as follows: 1. Generated Traffic Volume Time Period (Total, In/out) t 12 p.m. - 1 p.m. 13 4 p.m. 6 p.m. 22 6 p.m. - 7 p.m. 23 ` Average Weekday 174 1 genes • Y site e da ' however,' and ``i 11 of 174 Vehicles As can be seen such a facility would ate an adds t7 Dual entering p r y i y .,. n these and exiting n� the s�t when added hour period. Again, these figures movements occur during the p.t�. peak are for both directions and hen dded to the volumes indicated n t %, . PoR 7L,ANb,5EA7TLe-BoISE-HC1iU5T061.MILWAUKEE y kiCKvll.LC=WAsHlNd7oW, D,C, ,vr. ,.,...ir ........�. �.....A..+.:..r.........v.....«.._._J.,; --.-. _:�H..�. ,�.:... r«... .w...... .., —...•..�.,,..--».-....++.-Ir+,.-.m..--,-.n..-r...n....-...+.+....... ,.....,.»..__...-.0 i..n..,e .min._nr.a<......,m!*.u...V_...r.....n.._..w..n....,.,r .L.,�_.,w. �.a....... Stevens, 1 hompsonn..a!L, Runyan.I• c. Engineers ',tanners ` • Mr. Roger L. Stayer, Manager June 9, 1978 j Page 2 . z previous correspondence would have negligible impact on the traffic signal operations, circulating patterns and roadway and intersection levels of service. • Again, if there are additional questions, don't hesitate to call . Very truly yours, . x STEVENS, THOMPSON & RUNYAN, INC. G. R. (Bob) Parrott, P.E. Senior Engineer GRP pb -- cc: Mr. John Laws, City of Tigard • . i • 4 4". r v V '�"'r 1I OREGON STA, ►T I )` C� ! �Q�.. 1 r .ruby 1„( _!� S 1:91� • i - n1t4'1RY.1 • HIGHWAY DIVISION • • ^' A , 59. DISTRICT 2A ENGINEER P . BOX 565 • BEAVERTON, OREGON © 97005 * Phone 229-5002 ROBERT W. STRAUB GOVERNOR June 8, 1978 F.B,KLABOE Administrator and State Highway Engineer Mr. John Laws Associate Planner City of Tigard P. O Box 23397 Tigard, Oregon 97223 Re: Traffic Report Supplement Proposed Development Pacific Highway 1W' atSW McDonald Street Dear John: We have reviewed the subject traffic report supplement and are in agreement with it. Sincerely, William W Geibel District Engineer WWG:sw cc Ed Hardt Ron Failmezger .1. ;.. _ ,. ¢w.rSD.+,r,..,., . ares•.a>.:ra+,-:.Mr.ea',.•..aR`�kfit.iDYe HfF dAxf.`c!fi'tB«•,1*�.f'ea'M-"�bJ.l...,yp•,y.wm w.uil # i • • s w _ r ...,, -4 .t 1 i AFFIDAVIT �•( PUBLICATION ., :'` STATE OF OREGON, ti 8s" J q COUNTY OF WASIII.NGTON, i Ae;',"$'4U-tktle43/4"., blitjt Wis •''''"FiTA—Tev'"''''''''),1 I` I, . .,.,. Joseph-Seri a •er...:. ;;: 4;, ,,,,r ,'7, a' '' 0 'Yf• ' �...:..::., t.. d d ,fir W;+. .•. ?.), t ` ., �: being first duly sworn, depose and say that I am the publisher , �!� .. �}'�� r.. ,� ,�4� , ion, as defined ,! ,. g. . or °I ... of The Tigard Times, a newspaper of general circulat ,8 . ', ),4�''4'Lf*'LA"R • by ORS 193,010 and 193,020, published fit. Tigard, in the aforesaid county and ;,,,, X ;l"r,""1., -1n -4' '`, ti ":,1-,--,f- ti"'"" the y � o state; that' the legal notice a �.. : c , z %ro, printed copy of which is iyereto annexed, was }' a e o *gt: i' ° Y Y published in the Glntire issue of said news a er for successive and � �� 11't th ' ti' + consecutive weeks in the following issues ....P.,... ax FA•.':� "� 1,'.aL° 7 T ., Iles` die' Qa fir': i p., Julie 7, 1978 ,•I 4. 3 .1 T ,• �...... ._....:.:....44:.:. xx...x.Y, .d.=w.::.N.:. . x..:.::. ....:f V• .:�•,Rw.; t v� L ',L,, F .' S •.'G 1,.1w a y •--•. 44,10/1.14._.r..u x, ...r.«.a:..x _ f kr{ 1 4 +kA+�• Yti- + w,•4 4 ','i• Ka�, • -.. �` Rftt 1i1 �1 J fro rj fi`n e a n _Iii. t, b , ' fi � ( Oat re) : or t u� W liv {, Wit e Qty 4�. ry111 ie'♦'�F.. ➢ 1 4 jy��wfygy 41��a. }!� M M ��y) '• ! +' �P W /� yi i/'� ��`t�'�1y^ �e�� /p�(,Af 1j�j 4 W X1a W... -" �� O�4e.1 � M Mt" � ‘:if ,"""" IT . ' t , ubxicribecl and sworn to before me this ...8 1 .::..::..:.... day of 7 3 , + ' r w c..y a � - #i ll ',.'11:1 (11 t n A i .... .a Vn,.c I4.4..„xNJMn,t,b '{ r � S. M ...',«,,it4..'�,...;, ..,...,.l q�•.,•, 19 7 8 �, , , it,...dietej gi, . . Notary Public of Oregon r MISSION EXPIRE$ My commission expires Oputy 8.61.1%,.., ,' ,��,' ...M......, . ..E 8. a i { i — - • tr(- AFFIDAVIT OF MAILING • STATE OF OREGON County of Washington ) ss. 14 City of Tigard • ez, I,-.33,&1549-1-e- ,-bteet.e-sa, being first duly sworn, on oath depose and say: That I am Secretary for the Planning Department for the City of Tigard, Oregon That I served notice of hearing of the Tigard Plan- ning Commission of which the attached is a copy (Marked Exhibit A) upon each of the following named persons on the 4i=s*--..2..oc day of , 197 E5 , by mailing to each bf them at the address shown on the—attached list (Marked Exhibit B) , said notice • as hereto attached, depositedin the United States Mail on the ?-1'-idaY of sjUrei i97 , postage Prepaid- SUbSqx;iAe,aLand sworn to bore me on the K)r*7) day of Notary Pubiid (6;)db.1. ,14,4 4 t My coitimiSsion expires 41711hig 3.' eoto. 444 * %,0 • ::::Z't'4,e+atx,..t..tvg,KVO767VV'ritrr«V''r*; _ s Y, • , f '', . , • . , , ,,..„ . „ . .4''''• ' , TIC ' RID• CITY OF TIGARD . . •,o....„,..,.° • a , • P.O.Box 23397 • ,; 12420 S.W. Main Tigard,Oregon 97223 . , , • • ' ' • r • . j Dear Property Owner: . y" The agenda enclosed for the net meeting of the Tigard Planning Commission includes an item (circled in red) Which, duck to its . location' adjacent to property owned or occupied by you, or due to your previously indicated interest , the City feels obligated to ' notify you. • If you wish to .make your views known in this matter, or if you i only wish to avail yourself of this opportunity to be informed • concerning this project, the Tigard Planning Commission invites ' you to attend this meeting. ' . a , . •• • • • ' • i • . ran r. .., ., .... ... ... , -.. .•,....,'I '''... ..•-.<',. a..n.,}:. „ .... . _�.•�..,. - .,. ,a � F1,r::e�rt5:L:MmI'u1.K"k;4'&'.::M.;3::^�4= e,1111Kiiiffinitiliflit, w,U''L otiones 1.01 one n a12 U•ti13-iiAL4":'hLvrili• iILt1/-°A1D1'!%7G' alAtiU -41"1----liT,oGu. 1iTPC`c"1"i'1"YLmulm JCAtr4"'ib'1' •« • 12G30 5y�PRINCE CDNARp CT T1 ARD, bREO N D7ef23 20,2:0 hUDRE5 1010 one A 21320-9132 CR095, N[VA 11 .100'1-:430 1/75 @0f90O„ 41.000 41s0b6 11146 CITY•TER f'uDAPf 1012 i b3`�E f13,3 gN t+tti�g EDWAR T t'Oht'�T.O V NcKON9N, 49,9,1: . 1`I��'3=00: i 4,L, ,_"•r„, -low, Cl1Y iL I i" r i ii-L tvg,s.4�•0 P h 0 O 30 A-21120-9134 Jo1150NSWFRIA1NCCS COWARD CY �''IorlO-un40c ? �CDD 41,00: 41,060 kiNo CITY'1CtiwUDAPT IO12 Ct#0 33 7b' PUtlRCS 1012 02 .-221�T P'I NG„,I'DwAi• 1 A��lt1�o,�p R t �3. , Du ii i • A-c3 4121 1 NAU IbK ,`011{fH I fi4' L+3' 19UD r , + ru• nTfra'L'I i t"TL'f” r'u• t 1 r t�L3G ' t y ^ CPa'CKnAC1�rN AV. JA.NETOL7 10/{0)'07G0 F.01DpD �^ P9,900 2G,i1OD F:PfQil CiY'I tCR PUDAPT 1912 :239 2,G,. ` 1266, A 9H PRINCE Nct Lq+O DT 190061:6, 0 r223.2',Jod klNo C PUDRS tt►b Oz3D AL�f3z0-9wtL t�rinGfi�, we w n ba oaHS 1s•► 31, u t{ +• 'Y,fN:►> r , 'u n 191 ass P +iLJ 1'1e +r A 21,.e0-Sl v { y y. 6 " St PR f p A i i +1 AFO�p S?N r?2 • ,, OApT 1910 1123". 33,704 pUORES 1012 02-G A 2132:-92 1 �CATCN t {Fi1�1CIN,DON1'R� CT T id1¢32-�4�4 (063 G 51 ADD g3,ibd 43000 kiNb C1TY TC(i-• fU , 1 ■ + t, 12GG9 SW PRlicri EDDWWAA.RnO CY E OARbc Of.6Dr1 .72011'm t Sd, �+ K 1 1 44,h i PUORCS 2 A-21320.472 NEE-l.Gli, OAJ1L_ HH WARS T IOOn«0D7hp7 NII16.�.531DOb 43,tOd + 43,100 kINO bt71� TO PUDAPT 1912 b2«C1 A. 41,900 PU'RCb I,' '230 A 2132.-1. N �7j{�L-D rt. 4 t •'lBlr fTTa 'f5 •, , , 4,0 I 'r 1• 00'• 126665 5 PRINCE EbWARO CT TI AN•,..ORE N 97 '+3 36,406 1'UORCS 1012 0230 A-21320.,0232 ALE%QANbcn, ARLET,. 1006-0300 _1!/�75 ''91902 .4({OOb 41,oOb Y,1ND C11Y TCRr PUDAPT 1912 0"23a ..- .• 12671 .,PRINCE LARD DT T1OAR0 0 GON...14.,c 44, , '+ Klt+O CITY it::: U•n 1 ld • r 33:0:5 PUDRE5 ID12 029 A«2i320-9311 NOGEiRiS4AH51RU N. bWA•. C HIOA-ott_0`.p y44/ D 21T10D` 3#,000 3 d a + .APT :012 b4C0 d • U t b 1• ,c A- L L -ppfI AONl.-s ..., L x153 94r, 44,005 0 K1Nb O1TY TER` "0 I 1 'b «■ w .1 ASS:• WAR. T.T On ti (). 47.10uo 3117d0 NiNG bITY Nor hUORES 1012 020o A !134Ca-9313 fMAyR�NLZ�O�ICN�.V1 CENT JD. r T, 1 3n�OO12 1 39,90: 3':+,000 (LING CiTY TL'fi' PUDAPT I°1," O0 O i � - X40 3 , 0 1 tar J• 1 J l e U .1 ,ra t,e, ,� D A,:Itl r...a... } - 4 00M0 W rRiA i:. R lose. 007 Z b Mt 02l, ^ l PUtlRC6 1012 073: A-213 3#PL I?j3DOt LNIGOL ftO RCL C0 1CGo Atli-Ti7uL ,t pd 34'7:0 •'J41700 $1Nd CITY tell. Fu pUD �A 4,.,00 Yi110 CITY N0, ��• d i� ti A L �5, 7'F •i , 1'`Jlc a. AN { E 97aL 3 4 • 74000 0 RE0' tots 0239 A-2132G-0160 1'EALE, HENRY G NELCN 1. L '51106 10,000 0,200 29,`200 ,7OAC A-2 t'0 02011 t P ` - IC o �w Ncp oNA q Ti ARn or,,�7mW gh+� • Nr t le r X=L'i3e•-u CA�+I1 11Tib1 1111 '3-t:t;',• Y'r( br Mi11�Cx 1-11) y t s , 0. { d ; yti., v.:T:1' oe37 . v+,i 2028 N HASKELL.AVC.DALLAS, 1:',0,6*Mini - 40 C�� C 4 1010 02.7 30,00: PuDRCb' 1010 0030 =ct�2tnr.01"hr:TARES;iNc-• -------�.—^ ••---"--•-`•-.,-•--++ oft0A --•�"G-tGro- '—#ri-1ti:�--•9; 00 ' T IV16 k N4° tOC 6"51,C •tALlr ..0034 t 1 1 �i'r�t]rG-GAU2 C GCiF i" �{C111?' 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"3'1;�,i; A 7 1015"`GsJ • +,3�1,tl11b 1'AINHAV4N 0001 0'rt!` >: t A � ! + a CN.ru S. >i ,id r'i7'� C�i`i 7.5• .- `11'03 Ati'.HAV H�i',uI . „ , N. CI t-0247 71'10 .014A 4,800 2,300 0,D0o .03 Ad 1tit 1010 0'110 ' c 5 I' 4 1 . lA114MAYLN GOJr n-W 1410 00:37 Ac'�170.13004 Nx fli'ttfli*TM Vt-1G UA.,4'�J_' t3."�1�..«i •U �I,TI' �; 13,1 , n==, _Ai('....,;. 1 aJF`l- , u r as 4G ..L h{i N tf,b, b1t Jyr'J3 �, 4 t Ib$L+ t1a1D ld, dd /A llOth ttUt 00 1012 0237 A G1 I`16.06to H,MH 1 . IIA4RY O ,1141. 100 100 .024 I ,� TFTI:�JtI�"�'1tt1 -'t-`u , .;�'(I' i 'r�, �.°.�'�,,. Ii° � Ir.",aiaa ,- �'c� .;�G ._ ., .'Ivb� , At: a_"'- iu ,u e., ' A'r, l�r*C'01J',17.:Y "t U' t 'y.,w„s,:,A ,W'i,►WljtriS',. e ' '� .W.L. " ,.,^1 •, u., t'fa., tlrel/!fir rt,IFt+u•i,,M •t , , 1 • , ■ I' r 1 t,,•` ,: " o r w 1 w,.. ■ T ,,;,.r t r .�J n /^ Y • t { -),r+ RECORDING A E S -, � %•Pr J,:: �fY ASSE.��FD OWNE►`t 1'� DATA.. MAC' . "_ __� / A x A U "` /�j TOTAL, S ADD 1 T 1 ON N T c 4 ;t� •.. • MAILING ADDRESS ACC), i Srt). ASSESSED 1IAr!:1:r _ / i 1 o t o ;, EjDOK-F'AbE I V .. A$5laa a.. f DATE LAND i MPROVE. At..1.1E SUE3D I V 1 S o 0 17 � G 0 += •, •---.,.., '.a.�. ' . - _F.......: r-__—`T'----n it.._r .,:.-...._.._..,>..;_ i TOT _.._,a.:.__:_._....:.... _ ,_.:-. .,t ,,'.,,v v 3 ,CH. J/tt W AVE I!GA RD. fs:f0-U t'Jc 9//,- u13llC /. QU O,,2UG fS,JUU Vl[I:r1GUNT rt='�'lull« U23'J� h" ,117',3=I •'•' 137oi .W 114TH E TIGAf;D: C 1 t1721?3 C t 1` r,+', ,}.J;JJ DAVIS. 0_lOtNl t 4 T H I t tGA'(1�.�Or? A'aD `l-0D30 9/72 ,?5)w0C 7.300 40.000 47,100 V l t:WHOUNT ' 1012 0237 A- ` , • R-7-7 '----�' ... ; ,,, �.� YC CI.AIi•!, JA,F:S RUa.i l[r:,Li"UG;cU 12/J5 datbUC DO 43;.IbU .si WC V1-EtJMOUt�'""- •(2«`J MT', Di.'3�'7 A- �t11: , 13735 SW 1I411 TIGARD. 0116604 97221 ' t . .. x__,_1.4 ,.}_ ? -- _-�_.4/73 C 7;.,'00 20,400 0`1:700 1'1ClJHQUNT R-7 1012 0.37 A- 1.91:0 JottES'. CLAYTON 11 92,-•1399 4/73 r_ ,1!('c'i`�k. +' ,t 32.10,; NU 14TH AVE_ II�fO�JRt9> 0 g72r i ---_,-,-�a-_.- • • -..-I r,'I... ••.'''t0 FLA-to cR; tibr1AT.0-r-iTA qJA L yll'1-01141 4/`73 'S13UE- 7.3ib0 3 400 4U,70U V WhciuAT '-'13„5 ,W Ii4TH AVE TiGJ.fil7, tJ!`i',3 Ii-7�"�01 0 � A-' . I'11;0 ,ECkrr7, RONALD R CARCFC A 1 Q'0•-001 G 9/12 7S 13OC 7.300 40,200 47,1100 V(EWMOUNT - 023"J • 1111'j;i,-"T=; 1 .• 1 1377`1 S1j L 4TH AVE T IGARIL, D•°1 1 7?73 R 7 1012 A- ..-1', IhGti•IGi 11:cfi,\EL•'G� Ei9G-0a'Ei1-I 1/ie 511�C)C T 7.ion "-----71-6-75"6-5- ••�...--11570IiU V(�CWt1Ot Nl-�' • uft/ •`?-r' .;., 13795 SW 114TH AVE TIGARD. 'T 07223 fl`1`""ifllc 0237 A .. 'i •!•i1:u400 ULA'YNAHD, KENNETH R X131==0909 1 9/73 _S13DC 7.300 38.500 45,600 V1EW 1OUc:T R-'T 1012 01:'37 A. 1011► t4'1'"' 13//0�1”, SW 1,1 14TH A/E . AHD },} 9,223 ' _ t j.,, ,55tk;c-t:LW,a.. E;.....^,,. -..• el•'Lx 0;1116 tl /7. "'B1-2�iC .'..'----l,3^0o s tiac 't 'is• ViEI4MJU4 0`237 Ilui y:w:- +•... IY:1 clt. +j�H VJL, 1 ,ri'y. .6,•4 14.7-.,.z.,_•, 7 1011' A� i It ,,,,' .`IAN, J I •[.I ,'7 - I n 71 _c ._""'.„x"30 r �� 0 •'- „/J 10 2.t;111r.• r r 10 7 r.+7'/I / f .� r+1,!Q 5?,GU t;W?'JQtt? R-7 1� +., • y. 1,h _„1 114tH AVE 1IGAIIr.I Ck}.y sc'� t 0237 A- 1 '13Dfe� � / 10 .,..r ,,'„�,:x1j 0 111,, J105`LF (F tT`__�__...,,.«. ,il: O31U S/'7 c't-013 C -r�l,' t)O 4'}.700 .su oar v :Nriauri' --- R-7 ID} 023 ' A. FM 7 .1075 SW 114TH AVE. TIGARD, 9'7223 ' S%” ;100 C�A4LAlt0, DENNIS K GLORIA 9t55-0848 ,11/73 2513DC 7.300 39,100 47,00o V t EW 1OUNT R-7 1012 02;37 A 131.7 1•tf 1`• •: L'i09`s SW I 1 4TH AV T I ,A D _•� 972x23 _ _�� ••j-•---- ; y,,, , ,,-,t�jZU JacG%t, 51ANt,�r.Y W L`Q"�Y J ( 9114-0.9.2',...,r+Ti S:�s"fi DC �'-'`• 3[]0>� 411,300 51,liOD Y J EWhfOl1'i�T Ft-'/ I U 12 U---2.-•�7-•I A• IU ,, I r. - ,2•■ 13900 SW 115TH AVE TIGARD, T 9722.5.1"7•!107 i.U51 AF 5ON, I OGER R 689-02c3 0172 5 t 3DC "7,300 45,500 52,00o V 1 E11HOUNT R-7 1 012 023 7 A-1011111,•-r: z 1x11170�, 15TH T1_C�AN1�.. nt g ?'3 u t• 1____j..,-..-r, v 1.1.9,;0 U LFfiIcriTi v'ID L 61V �`3e -3/>13 ES-r3Ut,- "`/,.'..015 --71-7,4u ---�54: u VIEWM6U1T .- .ft-•7•,._."1011.' 02'37 A- I . t, , 13('O 5W i 151 H AVE TIGARD, 1 97223 • ' • '11'5107 5AcItiER. RAY W LORRAIN` J143-o'u t 4/'73 ?S13DC 7.300 '}3,700 51,000 ViEWHOIJNT A- . 1!11: -1•7•' ',, ,,. _GU?Q SW 1 ,k,T$-1 A E T1G,,,tr-U...-. 7 7ae3 R-7 IOt2 0237 A- . . 1,r .-• - ...,- sr's - ,r--r _.-.- ..--+.. , !r+)r N 11%07, 1 152`C J -, 031113 Ei/f'2 _'a.37C / .,OU c9,000 Sa,�00 V E 1,001771 ft-1 IUt2 02w7 A• ';r1'' 1 1511&0 5W 115TH AVE 1!GARi• r t'i7L'!: '' ,r 1'1,"1"311 1tACH. ALDENN L •1026-,U l y4 5/75 4513DC 7,3 r , ' h • t0iq rt-s: 0 ,s0,e00 59 100 11CWMOUNT R-"7 1012 02 7 A � 't N� • 1 137D0 SW_I 157+-t AVE' (10,401 C i_<77r c' " Itl27.1 - ' •y ,r-in JA�Fi>ur7� ALDEN© �3,i- 4g11 613"5131L`» �r`�,Sf]0 "-X1' .611'11- -__�0,.>500 ti lit 1...:-�1 2 02. 1,c Y",',!1.5700 NI SW L»!RRYH1Al' TtiGGA00'Onpy231-007_. > 300 30,700 45,000 VI(WiICUNT 12-7 1012 0237 r, +s.. t 31-DD77 0/73 513DC 7,� -:,, -..-•1u.>.. 1``1X'0[70C.LIR1>'itl, VICTORR�A_re:V N Y,_u16-6`7-, c.Li7 Li//2 1-• 7,$011 '4�`34H tl,10U -VILWMOUNT R-7._•-- 1012 Od57-' A• l U l,t F • . 13.700 SW 115TH AVE TIGARD, c? 97223 ••' ,,.•10 +;y•« 1 6130 SW 1,I,�1 H .AVE T I G ARD, `R 9,7.220._ �,.> .-�. f _. 1 �- , E1-7 101P 0237 A. 1`11;-t#,10 STIHLER, IROf?F'RT 0i NAN. L A 910 DELI 3/73 S13Df 7,300 31 400 t 700 �V1E1',ITOUNT • i 0•�,.- -syi.a' .i_i '• �GTLI1LPu , FIlt.D 0.niTiA ?S1 aiOD , 00 ,4Up 3d r'U• Mc.I..t )SE 1-1"-E U 12 ut?u'/ A •..','.• "1 '+ i5.. 1.,E NA AL ALICE 71242 1GAFlp. 452-01 o',10/. "' 101 I t,�o'.- '1'44000 00 Tt.;5 9 SWR, AL10E .1 4141_97231 IO/G1 51300 7.Ci00 2c:eon 30,ono Ft LFiD5 iZw'7 101? O237 A ., 1 r":rjil PASio i. HE. UN1-I, AL1Cr.-Cl2t 3'iN C7�23 Y.:",..., 36 0 r ATI NS AVE 7 1 - "'-~ 1 LI I.' 1w ' «'r-• > 13570. 5W WATti,1 NS TIGARD.CARD OR tj7�r 3 D 1 Q r r']>OU 2 x,000` MELkC1�E i01 c Oiaa! A . -11--7 llt,". t•=A , 1 ,.''t',tl0 Srpf?E5. F-IICIiiAEL1�titst ki I0[Jti-005? 12174 I.5I3SD0 42,7011' 3,000 45,700 ,95AC 'y0 ,'��^(�p i' ....I-. J.,11A.,1. }:. . .t.>..:. •.1:34.7"! • 'AuL., U, 84SIL S TIC+.FIh, Cttit;i0h1�-'+I 1'x",,:4 ...r W u r N 1 � C-`#1i-7 I2� 0237 A, •-. � -'.,fir 7•'•. ...,.b L • `� '. •., 39,500 ,/ t: :. , lulu•!,.. 4,. ."rvs) tit' SW W KI S oN 97 1t 1+�1M.i (cai.uJ J,UUO r `100 ••�� FA1f7NA�EN COUP �-+iplc' Oc'3� A 11311 1;-SyC?II/ (iNSt, ,o.HEE, F RANI:.:1►J 1 1 1 1-0 P r La` ft-7 101E 0237 A ,T • t3 76 a 13CC1 r,E00 a 7OD ,.,,. JUG 5 .L„F IF4, ,C111 Ci,Tli1AP..; T_C;FIC t+Isl .t';2z __ _ 7---IU"itt' ';r; ,,,? U"CL06N2io, FAl12N4�,t� TA:,-.. r- 01 4,.7 t,�l(7J0 •- `,S,,3� -"-Ii3.I00 AI1HAVkN COOT-,"t1-7- 'x01 "fa 37' A • ," 1t , ,+•41311 S4YDER, OWi N FII�At IL 71114.1,0 (`I'i t61cO�:_ 1 5'75 r13bi y- >.7 000 25,200 i.%,OCIf1 F'AIRWAVEN COU1; R-7 1012•t•4�4h 1341175 r fyr,Af J T'C � ”" -4 ... ..,. ...:,�__�... a i l0+t' 1°` ,A, t0`O5 SW .'. 1t�faAi� 1, s K e Et t -�37 � J 1x,11'; `;`s• v 1 > TIGARD,C}ARLt, LzaNCI t .+i,QuA f A j1,Nn1 6tJ Lol�f �I=' lute A. ' y• ,,,,7+05 NAZELETT, JAC SC(irF'' t r rr• 1i a a f6 031,, !/7 3 t 5!117 7, 00 I RHAVEN CGU 0-7 101(.1 2237 A II,M1 I } '',�•T I 151J_13Ut.L '1(_110 110Arttl,,,itir,-Tif, 97;,23 >,r a,'/ f/i .")+61 1'.11 r 1'' t 1 1.=t394a I.1/ru .rl SiD .._-"1 r�t11i -.-.." x121. .�,.>_ pu y«'�Lit' a-,, . SW V/. W --_.r_ 1t t UG f'At i'if-in1J4N COrJI tj �'."'...i O Uc S'J A ti»rl`S "�!.•, r I DA•II, r DIANE ANGT}IGAF� LC•►1:7217"IJ F-! •513011 7,000 3!1,400 42.' x'1'''4013 6°092 SW''•t A I r DIANt 1014gC, 3i 1,'I x00 FAIfIHAVEfJ Ct2Ur Fi-7 IOIr 0^c37 A .121 r. �,,.::,.. '�.:.v ,�;';'v�n�"i-ttoN.`�11.M1A"Fi'n____ __._......._�t4l•� �._�. ." „. - _...,,.,ai ��,,_. '---q-.17,11-66- ,.. . _.,C 1;0-117 {, Es"1:it)�1 J,fJ '. .IG,7ltrQ Irh�ItHAVL11 uOU -{l-1 1 l2 0 b� A 7 11714 r+„-t ?,', ,” 0455 SW F A 111NAVEN ST t 1 DAur., Oltc",t.9 E7b'23 1 x410 NCttALLYc EUCCIJE WAYt:E "013130 7,1790 ,4,311U 42,1110 I'AVRHA•/EN coU 1i-7 1012 0237 A .,...,.r. , 1.t":4I'i nit4t'so 1.111:inil" N `ti5t1i3 jr�'tr±1),Ot3 .$7221"- ,u ----En-7151.1----755",-d°611- _ _ ,:, ""1 'fI2'UT13 TCtt"t"-t,110T1I AVE �._ rrlt iilAY1 iT"U1r tl-T U1L' a�`1 /l 7 "100 r y1: -_.....,,-.,..-: t:C( ) _ *..-......-.. 57 u � -` 7 t�U�w..»... ' , C410 KW YAI lAVEN WCIFTLAilF) t1 ,}t n'>N+ D`7-- 0 4I3,5t7Q""'""► r 7 .-r 711FtFf?i�'E11`COUF I2w7 10Ie� or. -'1 A i � tl, ��, t 1 a x11 AVt{ TIGARD GAFI1). t LOON 3�2 J d0 561 .,.4' .x-.1.4._ ...,----.-,71,-A•- •••±4,4--'-'1.-`-'"-"-_ --- t 04.,..:1.: ,•. ice- ,F4'7 "-.CZJY 5 E • • d• x10050 WriF'AIFI4A►E?I SST Ti'J1 '. CJREC'C,U ;t?;:1.,, �'1alU J,e10 c?U,UJU il•,,„„,, .-•-.HAVEN LOU! rt-� 111`x1. 0e�7 i ' i 176? ts,;', I i i rh ,, ., tr'.",.'WrirfT7,;;"."-",t'U' 7-=or - 71;'l,.151.-„mu-', 1;t1'0"0---•--r7. tit,-----35"i i oO /IM AVr.N coup R-7 1012 6.37 r`:. 7 itt�h «'+ = 1'_Ft.Af.E orrt 1t..1..JR CAI`CiiE`, r?, ,ontic+, r1.' ,, 17,14,;11 ,_ i-10441'1 1/4F.`1N 912-3_ ,,r., ,' . i 7� .i .1)-- , --. , , _.l.K..1w �cr � �. f J At.a �..r� �{711"�h:J�".-.-"• c t-ctlJVy b! �.i�"�r.•,Ui;.w , 1 , 100 �' :1+9,,100 f All?HnVE.N 4OU }��'J _ ��012 `Ut.-�'�,`! A ' 7 t'1111,. x:„,.,-,,._. t 77 SSW F A i P-4Av t4 7 I N tit, C,'4L 00!4.9 J2 .'t,. t ''•tx+ • �,I.041ti LA ',,1, a ,IT("-11""""'((1:r'c:-u`.,;' ., ..,f7"'••------T7TT11t1 ,0,•'3'1117'°:•••••fig 31313 rAtRI(AVEH cow n-`t tole 0217 ,1, '',.•',..f7,•,' „._aw -- `•• 07 U cW F-.4....II? A'/ET1 Ftf) 'tftAFIC C}tyEC'7`J t R?3 r ittlib `•..'""""°t.iti "'""",c,atG"0�? ., ' ',041 N}.1 F ftLt�,`s r 3 � "rt"" -"""'_""`',�_"�'.iJj � ' -, '4 tl SW r'A tk. AVLN T IOARtJ. .�} 630N.9`JL'r >... .e,l..- ..F.A I FtHA-4CN C t'�i-�` 12`71' Usd3 t 7 I O 1 tl t.,,,•,1'7x. 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ARCHITECTS MAP N N • Raleigh Hills Profe.isslonal Bldg 4455 5 W.Scholl s Ferry Road Portland, Oregon 97225 (503) 292..8895 • GARDEN PARK PLACE PHASE I I ( COMMERCIAL DEVELOPMENT) , GENERAL DEVELOPMENT PLAN AND PROGRAM • May 26, 1 9 7 8 ) • 4. ; ' , . ■ - - 7 - • ■ ;‘. tT PROPERTIES INCLUDED: Tax Lot 700 . 35 Acres Section 10 Map 2S1 10A 800 . 75 Acres 1100 . 60 Acres 800 . 85 Acres Section 3 Map 251 3DD 801 . 34 Acres (Easterly 50 strip to Hwy . 99) 900 , 75 Acres ( Easterly 1 /2) 1000 1 . 13 Acres Section 3 Map 2S1 3DD 1500 9,600 sq . ft. . 22 Acres ( Tax Lots 900 and 1000 are under separate ownership . Tax Lot 1000 is included for right-of-way purposes as required by conditional use approval . ) • The PD designated properties which are under the control of Mr, Ted Millar were to be included in a General Development Plan when Phase I of the overall land plan approval was granted for the duplex subdivision on the adjoining tax lots to the West on March 13, 1978. Tax Lot 1000 , though under separate ownership, was included in the ' overall planning of the development for roadway access purposes . This proposal shows a schematic view of a tie in of roadway through Tax Lot 900 and '1000 for egress purposes , All of these properties are designated as Retail Commercial under the current Neighborhood Plan #3 of the Tigard Comprehensive Oesigh Plan , with the exception of TaX Lots 800 and the Easterly 50' strip of Tax Lot 801 which is designated for Commercial Professional use , The Contract Owner, Ted Millar, has a commitment from ElMer' s Colonial Pancake and Steak House franchise to develop a 55140 sq , ft. l 1 • • I u. + w restaurant on Tax Lots 700 and. 800 ( Map 2S1 -10A) and a small r corner of Tax Lot 1500 0 acre) . T h i s family restaurant has full banquet facilities , I t will not • be licensed for bar facilities . Elmer ' s Colonial Pancake and Steak House is a well known , quality restaurant which originated in Portland in the 1960' s . Elmer ' s has opened other pancake houses in Vancouver , Washington , South Shore of Lake Tahoe , Pocatello and Boise , Idaho , Bend , Beaverton and Gresham, Oregon . Several additional franchises are to be located in California , The Elmer ' s organization have visited the site several times and through research of available sites in the Tigard area , have determined that this is the most favorable site available for their family-oriented restaurant. Their site as planned would have primary access at the projected traffic signal on McDonald Street and secondary access to Gaarde Street along the West property line . The secondary access was also suggested by the State Highway Department to alleviate con- jesti on at the McDonald Street traffic light greatest The volume of traffic; • g - generated by Elmer' s will be during the early morning for breakfast service and particularly during weekends when their business is heaviest. However, Elmer ' s provides lunch and dinner services as well which will have some N ;.. effect on the traffic flow during these times also . Refer to the traffic study enclosed . Development of this site (Tax Lots 700 and 800) will begin as soon as all approvals are received . (Construction is not expected to be completed until Mid-November. ) Develo�lrent of Tax Lot 11 r 00 (Map 251 -30D) is not determined at this t irno as no tenant has been secured for this par{eel L The uses will be selected from the list of those approved for development in this zone, This lot has a gross area Of , 60 acres : After ‘'N dedication of roadways and access to the property to the North, - w • +:..;rvylnaA,.....r.+e•frw+..✓.+wle ...rwror a ,.........• tWY"C YM'Nr?'. t.n{..sLY "`4.Ywin•++i rvr.•-s..`....,,,(l: , .. ti iV ' 01" .•.. ;.• '-.. ' .: ara�MO/tI IIt IR'lIwM1YAbY4�IllaaOw'1W81OAIMaYtIYYm+�rMYMNY@'7•.: these will be approximately 21 ,000 sq . ft. of buildable area remaining. This would allow for a maximum of 5 ,600 sq . ft. of building with 22 parking spaces to be developed on the site . The Owner would plan to accomodate cne or a combination of the follow- . ing uses on this parcel.. .,.,,.. Appliance and appliance parts sales ; a!atomobile parts and accessory sales ; bank loan company or other financial . r institutions (which would include a drive-up window) ; J.• blue print, photostat or reproduction ( pri t rn service) ; retail sales and/or service of business machines; furniw •e ture store; sales of cameras or camera supplies , and film and , pick up or delivery of processed film; retail sales of and incidental service o sceintifc profes- sional or marine instruments ; radio or television service; • real estate sales Office; sporting goods sales outlets ; tape and record '•', p sales ; pet and pet supplies sales ,. plumbing, electrical or home improvement sales excepting lumber x yards ; hardware store; sales of fabric and yard goods ; veterinarian office and animal hospital (excluding boarding kennels) ; shoe sales and incidental repair; restaurant; doctor, dental or professional /commercial office; and any other uses as the Tigard City Planning Staff may deem similar to uses accepted in the planned development. (These are uses allowed under the Compre- hensive Design Plan or by conditional use For this site , ) Tax Lot 800 and the Easterly 50' strip of Tax Lot 801 will require development as a Professional Commercial site . . Although no deft ni parcel has been designated , it will be developed ' te use of this en , e. to conform to one or a combination of the °+rl l owi ng uses Administrative, professional and general office including offices or organizations engaged in accounting , architecture, editing , engineering, insurance , law and real estate; art galleries , banks9 building and loan offices , photographers or artist studios ; biological and medical laboratories ; • s f I�wrswwwruwr .... r �. • . i 9 dental or medical offices or dental or medical clinics ; general research, not involving the manufacturer, fabri - cation or processing or sale of products which are listed in any "C" or "M" designation in the City of Tigard Zoning Ordinance; medium size general office buildings of less than the stories in height; limited commercial uses complimenting the main use of the property only if integrated within an office park. These wo!Lld include confectioners , barber shops , beauty shops , delicatessens , pharmacies , florist shops , gift shops or shoe repair; and any other uses as the Tigard City Planning Staff may deem similar to uses accepted in the Planned Development . The site can accomodate a 10,500 sq , ft. building with a maximum of 44 parking spaces as shown. Because of this i parcels location , separated from the, other sites in the Planned Development by property under separate ownership, it would be improbable to assume that access from the McDonald Street intersection would initially be developed through these sites . It may be ears before Mr. Rossi , owner y of Tax Lot 900 , p y would develop his site . Primer access should be developed off of Pacific Highway for this site . If eventually left turns are prohibited on Pacific Highway, egress may be required at the traffic light. Ingress Would not be practical unless it came from B . W . Pacific Highway. We would recommend a combined access at Lots 800 and 900, however, to reduce the number of curb cuts on this frontage along S .W. ' '. Pacific Highway . . . curb cuts from 1hlswouldr reduce the number six � er o c ; i to two along this portion of the highway, one of which will be at a signalized intersection . . i . '. }, Development of this site as well as Tax Lot 1100 will commence as soon a$ tenants are secured and approvals granted , hut completion of development of these two parcels will probably not occur Within C ; the next eight months minimum1 ii ' C s Sewer and water lines are being developed to service all of these sites in conjunction with the duplex subdivision improvements to the West. Storm water retention will be accomplished in conjunction with the duplex subdivision as wet l . Engineering is currently being r conducted to determine the exact requirements and location for the retention system. " Development of the traffic light at McDonald Street along with appropriate deceleration and turn lanes are being developed with the State Highway Department. The traffic light has been engi - neered and should be operational in the fall according to Bill Giebel of the State Highway Department. Dedications of parcels of property along Highway 99 are being developed for use in turn lanes and traffic light locations , it There will also be a 51 dedication required along the commercial property on S . W. Gaarde Street with sidewalk and curb improve- ments required. The access street which extends from Tax Lot 1100 to the inter- section of Highway 99 is intended to be a private street with 25 ' width and 45 ' width at the traffic light intersection to pro- vide additional width for a right turn lane . Proper setbacks will be maihtained for landscaping and bermed areas , Landscaping plans will be available at the time of Design Review for each parcel , Sight obscuring fencing V -0" high Dui l 1 be provided to separate the commercial from r^esidehtial access . The site plan has been substantially revised from the proposal as submitted to the Planning Commission On May 16th , 1978 , 6a D 1 • The following areas have been revised: a . The proposed location of the Pancake House has been increased in area to accomodate additional landscaped area and additional drive area The landscaped and open area has been increased from 15% to 34% . Parking spaces which are primarily 101wide spaces rather than the .° 9 ' -6" as called for by Code. b . The proposed parking pattern provides good parking and drive access . The stacking space at McDonald has been • increased to provide back up for 6 to 7 automobiles instead of the former 3 spaces allowing for greater ease and mobility for traffic . C . This increase in drive area was brought about by removing 9 ,500 sq . ft. of space allocated for the P duplex subdivision . This necessitated reducing the subdivision by one duplex 1ot, reducing the size of the park area and moving it South as a buffer between the duplex and commercial areas . This will benefit the entire Planned Development for it will create a buffer ior headlight and nOise intrusion residential area at McDonald Street and the better definition of residential space. d . By removing a portion of the duplex area the Commercial Planned DevelopMent creates a relationship of commercial spaces rather than having several separate developments on one area This follows the intent of the Planned Unit Development. e , The area designated for restaurant use was approved by the NPO #3 Group, the Planning Commission and the City Council ft the initial approval of the Planned Development , This particular site had always been designated as a site for restaurant use , - 6 " ...........Wf.....*foe.Y.P.f.1i-*ir4rrPW*W'..ia9 ..t6r9Rtk.iMrk. 'brgilititt2=222MIN4lehrt,MIMPI'Mft" " - . • •. ZONE CHANGE - LuNDITIONAL, USE - VARIANCE - TEMPORARY USE - NON-CONFORMING USE REQUESTS APPLICATION File # Q71 fl •■•••1 Pee Roo, ' d . c2-2: ■■•■.6 RocelPt 3 . Tigard Planning Commission 639-4171 # /9_ /‘-9,0 12420 S.W. Main St . , Tigard, Oregon 97223 Date Rec' d. • I * * • By *". •""'"*:::::L."'=O.*M.■==7“■:.= : PLEASE PRINT IN INK OR TYPE Action Requested Planned Development - Phase If Applicant 's Name Ted L . Millar Phone 777-4861 .. • .1. Applicant 's Address 7941 S . E . Johnson Creek Blvd . , Portland, Oregon 97206 (street (city) (state) (zip) Owner' s Name Phone Owner's Address (street) (city) (state)----(:a5)----- • Applicant is Owner Contract Purchased Developur*X.., AenL Other Owner Recognition of application; .• ■Os ■-•.61.• 4,N•4, signature of ownor(s) Person responsible for application Van Lomikraxberger 4455 S . W . Scholls Ferry Road , Portland , Oregon 97225 • (street) _ , _ • • d PROPERTY INVOLVED: Tax Map # 2S130D Tax Lot(s) 800 Address S .W . Padifi&ILijAILLIGaal4S10 (acres) 8xisting 8411ding8 (# and type) Residentia,„1 14..1 Ra.I • Current zoning f.,tp Current Use Res i de nti al Applicant 's Applicant 's PO Commercial Proposed Zoning Proposed Use SUBMISSION Title Report "VaHano" Roquiromont8 ntIQUIRMMENTS: Legal Description ty Map • Tax Map Site Devolopmoni, Plan • Site Plftn -7 • • „, • . ' . ;.T ZONE CHANGE - CONDITIONAL -$E - VARIANCE - TEMPORARY 166T - NON-CONFORMING USE REQUESTS , APPLICATION File # Fee Rec 'd. 7g,--75 v.") Tigard Planning Commission 639-4171 Receipt #__ 1948c) " 12420 S.W. Main St . , Tigard, Oregon 97223 Date Recid. 5 /2..G1-15 PLEASE PRINT IN INK OR TYPE ..2%. Action Requested Planned Development - Phase 11 • ,Applicant 's Name Ted L . Millar , Phone 777-4861 Applicant 's Address 7,941 S . E . Johnson Creek Blvd . , Portland, Oregon 97206 --(street (city) (state) (zip) Owner ' s Name Phone Owner's Address (qtreet) (city) (state) (zip) • Applicant is : Owner Contract Purchased _ Developer X Agent Other • Owner Recognition of application: 4,7 0 jt rt" Alma • • -- signature of owner(s) Person responsible for application Van Lom/Kraxbelrgel" 4455 S . W. ScholIs Ferry Road, Portland , Oregon 97225 (street) (city) (state) (zip) ( . 04 PROPERTY INVOLVED: Tax Map # 2S1 10ATax Lot(s) 700 , 800 & 1100 2S1 3DD • Address S .W . Pacific Hi Ilay @ GaaYsde Area 1 .4- (acres) v3xisting Buildings (# and type) 3 Residential -• Old ( closed) motel , •••■■•■•••■•• ••*—. ,,••••••••-•••■••••■• Current zoning QF1 Ciltrent Residential , Applicant 's h Applicant 's , Come r ci al Proposed Zoh lg Proposed U8e m SUBMISSION Title Report °Va8anoH Requirements REQUIREMENTS: Legal Description Vicinity Map Tax Map site Development Plan Site Plan ovrtinvwseitc•erniCIF/260.176VirPrfftlai•VASefttti '■ ,=••• " •.4,A , r' • , OTT' OF TIGART 12420.tia 'i'. A N ,, 'IGARD-OREGr 97223 DATE: . , .., ... � _ T:$ -.7s- °qtr -- DOLLARS NAME: .1 CASH. ,ADDRESS: "7 , `1 .. r,•....,.. 1u.t A .ra J M.O. : x O F FOR , ACCT.4, PERMITS SURCHARGE ,AMOUNT SEWER BILLINGS 40-364 BUSINESS LICENSE '05-331 _ " PLUMBING PERMIT 05--332 MECHANICAL PERMIT 05332 BUILDING PERMIT 05.333 `' • SEWER CONNECTION 40-363 �„ �,_ -... SEWER INSPECTION 40365 „-,=Y _ '., SYSTEM DEV. CHARGE 25-366 ' PARK DEV. CHARGE #I $0-367 PAPA DEV. CHARGE #2 30-368 ZONING ADJUSTMENTS 05. 362 • ' __ . a" .__. :. . i TOTALS L . $ �_ `7 .i' I • RECEIVED TM AP .. - e it' ..PPRMIT NUMB IRS AS SIG xG ' D Number' Amount NUntbe ' Atiotant, Number Arrtourtt r r ''.";7"; ', .....—.._:_._..-. w ... .. REGEiPT 9✓lh : • •+.... wxp+ ..;.l.-- i.-p«m:n.kFV..xmFm Aween mw.« a..« .—,-y♦ w..m..na..a f� a�,r.,„ma ,pal y :r. ,ifi tt ' 23,, 1076 ' • Mr. 'Tod Lk Uillar • 041 rr o. L JoblAst$0b, Cron 411Wie. pottx0444 0a 07200 37.11 Pl 'oso b .44,foload that V A .0. ` Plargaitig latopoinotoo thetr , attr motatiug, it>f MO t 1076 denied your ti ' for "getioaa d progroo Qt A Phase X): 4i/ 4aAMW6u'iRuq+'ftK3 �t«� stii+ • ploottoct, olo o tot p o1's at .11i 4. 4 ltc •1 g � 4* 1041,1uts tot tIatill the p tho Tigtavd. Ifunitiog (Joao . . Aittious tho r441.,o4lathg . siort giro 1.1401 unXoso rottlioation stopool to, tho,. City Ct o „ tr, • , wittl 04 City footardor vithto, 20 days o a u .tni0 COmotasolori, ikot o of toy, tiother t„tatttlitetkoo, p1o400 do "tiot himitittAto ; io o4 k 1,1 Sittootoly# 1 John Luwo I' / ,tore 4 Tho j ... 1-0000,t, olu,may city of av within tOurtoon (14) Oars off' your t000ipt tbis 1ottoro 0411urto to toturA tUis 4okno*104gmont u Aotio4 * Pt eity Ot 14,0044 oumot , : . ,� �xo Aotiou ot tho Ttigtr4 Plahniug Commiodiono I have 404 *oaf. thto lottoro 04 6 t , .... .:.. — .. , ,„. 1 xr,, 1• AFFIDAVIT S PUBLICA`�ION ��,.: G.a,.,•�► 6, a0. 9 ,r� p + 'a� �y 1 "'', it A" ,`i.19 s , o,A ail, + ;',,3+ ,,,41;',1,0',i 1 STATE OF OREGON, ,e ' ,`f ,°_ «,g . .,' }' rl''•a,',,' . e / SS. Fit,:,9,49. 't'A'' ,„:" ,CIS 1S .. ',; ,, : �� p; y, 0 COUNTY OF WASkiX1�TC�,4N 1, .TM ;.• ' 1 .. �.,31:a •�:�„-.,w .,r�*, , 0, t6, 'r:;' c x'a"' I, J,...e,h:�--Seh•af e�x '7` `(O . . 'J �v P .�' w w..:. ♦ i ..::.:YwY i:.:Y.+ :'PwLLy:::YY:Y.a �{ P� A" �'(,' r M 8a ,�� ! SS ..O.,:k 7 ,Y•.' Aid'" .K: being first duly sworn, depose and say that I am the publisher :.. . « o n ' ■ att., 0, '} Yet ei1' , •. l'!, r�Y�1 �1�8 � ..:.....- of The Tigard Times a newspaper of general circulation, as defined �r '. . , by ORS 193,010 and 193,020, pi'olished at Tigard, in the aforesaid county and "" , ' 's*;130./ n, ,4t' i. i �' 'r printed copy Which 4,(}",i i r i'��'.dti :r ' 2 �!!a p �� i state; that the legal notice a rinted cop of is hereto annexed was , r I r ! , ' li published in the entire issue' of said newspaper for .:. 'successive and • ';' f Y%, ∎?t. 't, b, ,bo i op o '1 consecutive weeks in the following issues pi` i la„.'i (n"` t "ret ,,:ft,,t May 3 & 10, 1978 Y.: .,. i tif ,, ' l«e zptio d sio l ''i • ,1,a +ornlnl,u i4', on ` .YY:....Y. .Y:..:Y..._ ....:..:: C,, e 1oa ` d}'Vita iOki:"?;��y :6,,. ��,• _ off, a,,e�iy •��,�;, � .,d �,,� x l„. ,,I , ( na e .i n } g{ kf i yyj�'�� ”y��' gti� ' 0,�w,��lk ,..„ 6,r.,,,pu 2a �2GB�T�C,Lo. •.a',C! R{y, .i'{.,via.11 I , , ,....44, r'6.7„..,n+n, � 4 dt' ISi �y#ti xt4eI ril i ? `r;r`‘',3,n,subscr�fbet ,,'a#n� d sworn to before me this :........ Y7_.:: -,:.::: :. day of a.Y tit ..�(o ,A.9.. ,'7� '`,4„;,,,,,,. ,' ' , , w- fH`� ,+a 'r, t�'i. r t, ZONE s '.Yti AnkN C i AM �i lk f �x"" YT v,'78, Progress,Bible,'Chti�r h'S PO ,'} �. ,, b �,,rY,/may: Y �7 r�i,�y A� \.oti'v/est' Y P eog a 4J3it?ii5'„/ ,it•ii , Y, _ . , •,,Y,' u',. c 4.-z:,,,, 19 �'Y ).p.A.-6,44.44 tots ..}FZ 0*ii#,74.j pAn c » . ^'t ? ,,ni'L.:..2a ( 'P .± i apliirigtph, Counnt$t,RSrI,tor,City ., MiYr .,-O rn. «! „:,- ,/"Y+Y'` Y Y Ia L..YYY.... WIr ,aY g ''+ 9i�`�,le1ryit4�a'�il , Reside i'litit' tp.iP'ar{2R0' 4♦ . 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"lyw{1cRosid rillt 1 0 t p oil,„ "i'r'a"o e�.'"a�r001 at , 1,A t'the r~' stone Stuldiv dloni Wt, ,, i or 4,01*, 04gtoloi T4k r .Ai .per' n's h v Pg nri..Ili :St ' heir n i e orb hiy t&( +,, d, ,and` ubn'hIt ,tl e it te l rn.aw a,d�w.;.o�u.m t.�.n...l P«� no n•„y orsul3 tit tteh.R,F1tInc!fl M•Y, h-) it e'' eht)'44,; n , " , X ' p ,�l6 , , dye rsa rf„„,, 4i Y+ .var'r,4�nr�r„. r a d. ww,a..wnry,.,v..0-v s..,.« ,.,.axw•., r•..:,: .....MU.u.»,.er..««r�7 u;.... .,...:,,,:. ..�, -.,,«s ,. •,.y»+.a..,.�Yn«,...a.,.ry,«'ns�s.*ai+•r�S`i+'v,>,fy,s;:ilrt:zwrn c...da=++x,_.:.....s++e.:...s:.eJ3�.4.� r 11 .' ) ( . EN . AGDA .. TIGARD PLANNING COMMISSION „ . 4 , May 16, 1.978 - 730 PM • . Fowler Junior High School - Lecture Room . 10865 SW Walnut w Tigard, Oregon . . . . 1. Call to Order: . . '. 2. Roll Call: , • 3. Approval of Minutes; ._. 4. Comtunications: 5. . Public' Hearings; . . . . A. 'Staff aepOrt _ B. Applitatt's Presentation ,,." 1,. C. Pdbli Testimony a. Proponent's b, Opponents . . C. Crodsegamitation ,. . . D. StaffRecommendation _ „, CoMmiSaion 'Discussion and Action * (:1g',"'''47 E GE ZC 27‘77 (Oak Hill Investments) wpo 3 ------. z leCHAN , „. _. . . A request by Ted MiLlat Of Oak Hill Investment for a general plan and Prograth review o Phase II o a "Aesidential/COMmercial" PD for paela totalling 4,24 acres at the intersection of 8W Pacific Highway and Gaarde St (Wash, Co. TaX Map • 2si 4A, Tat Lots /00, 800, 1000 and Tax Map 281. 31)Di tax Lots SOO, 801 aid 1100), CHANGE ZC 178 (Resibold/BiShoP) NPO 3 rqtluest bY kembbIdipiahop for a preliminary plan and program tevie0 of A .!. Commerdial/Profeasionsl PD in 6 C,S "General ComMertial" idtid fot a /e8 acre parcel located on the east side of PaOifie HighWay between SW park and 8W Watkins _,,fr (Wash, Co, tax Mapa 2 2C b, Tax Lot 18000 2S:t 5DA, the eastern pottiort of Tax Lot - , 4700 qfid 281 2Cci Tag Lot 700), %.) . 5,8 ZONg tHANOg Zt li.78 (Ptogreaa bible Church) Ni / . .,' A request by Progres0 Bible Church itit a Zone Map AffiendMent from Washington County City ti "Sifigle Family kesidential" for a 2,0 are parcel at i203 0 SW 8oholla . . )',.1 Votty Road (Wash do i TAX Bap 181 33A1 , tax Lot 2100), 5,4 tONDITZONAL 081 00 1378 (Ptogrcas bible thuteh) NPO 7 A request by Progtaaa Bible Church (Pastor NatAtitk) for a dbhditidhal use patmit to opatat0 4 Ohtistian School in AO ekiatihg church it a it,/ "8ingle Pamily Aesidential4 tone atgl3tith and Seholla VdttY id. (Wash, 00, Tax Map Si i 3SADi Tax Lot 2100), . i „, y , ,., , „,,,, ,,,. ,,,,, , . , , . ,,. , ,,,,,( , ,, , . , ,,.,, , . , , ■, , , ,.,, , , AGENDA TIGARD PLANNING CQNMISSION r �. May 16, 1978 - 7: 30 PM • Page 2 a , 5 . 5 CONDITIONAL USE CU 36-76 (Da't ez son NPQ 7 ' . A request by J. Allan Paterson to reinstate a previously granted Conditional Use permit . to locate duplexes in a R-7 "Single family • Residential" zone on a 4. 79 acre parcel' at SW 121st in the Nerestone Subdivision (Wash: Co. Tax Map 1S1 34C, Tax Lot 1100) . 6. OTHER BUSINESS; • 7. ADJOURNMENT • • • • ' u.++aazw.w,a;-;,.ri..c, .,,,o;stpl,nw z.. f+7" y.a,. . .; ..a,«.. .K..;+ryt,-a.... r{+�RM�+zi'"Mz". rar.• a[ ,Wt«+..o.,e.,rN-.'^•4:,.:;y , , . . . . . • ■ , . k . . A A A I MINUTES TIGARD PLANNING COMMISSION . May 16, 1978 IA Fowler Junior High School - Lecture Rbom . . 10865 S.W. Walnut St . - Tigard, Oregon . . 1 . Call to Order: . . . , . . Meeting was called to order' at 7: 35 P.M. 2 Roll' Call : , . Present Popp, Quimby, Wood, Rossman, Sakata, Corliss , - . Excused Absence: Tepedino, Brian Staff : Laws, Altman, Chaidez . 3. Approval of Minutes: Minutes of May 2, 1978 were approved with the following corrections: Page 1 , item 4 to read, "Quimby read an \ ' article from the Oregonian on a legal opinion requesting ' that the availability. . . . " ; page9Quimby' s statement should 4 . read, "Quimby asked, if they could appeal the Design Review decision, . . " ; page 10, under comments, "Quimby stated , she thought Larry Hinton was using " , . . . . . 4. Communications : . i, ( Staff introduceri one other business item due to the expected length of the meeting: , A request by Carl Hector to erect a wooden sign for his - nUr r sey, - Sakata asked if the address wasn' t required, - Laws stated it would have to be added, . - Commission unanimously accepted the sign as proposed. 5. Public Hearings: 5, 1 ONE CHANGE 20 2/-77? (Oak Hill Investments) NPO #3 A request by Ted Millar for general plan and program review of Phase 11 of a residential/commercial planned development for parcels totalling 4, 4 acres at 8 ,W, Pacific Highway and Oaarde Street (Wash, Co, Tax Map 281DD0 Tax Lots 800) 801)1100 and Tax Map 28110A) Tax Lots 700,800) . A, Staff Report Read by Altman 1 8, Applicant ' s Presentation : I h i Joe VanLom) Project Architect) with VanLom/Xraxburger) explained his proposal as being two (2) phases the , 1 i _ li, ,.., .,,,.,,,,,„„,,„,.,,..„ ,,,„_,..,.,.....,,,............ ...„,r.„.._ __„.,iiiiiiiiiimsmaiiiiiiiiamialimizo=mirimmiimmiiii I •I . 4 \ , . . . . . . . . . „o . ( . , , . ,., . . . q,,,?/ MINUTES , . . TIGAR PLANNING COMMISSION . # , • • , May 16, 1978 . . • . . .. 4 Page 2 ' .. . . . , s, . . 4,. second being developed as a planned development due to the access problem and that the projected buSiness *- . Elmerts Pancake House - was actually a conditional use . . . in a C-3 zone. He stated they were reducing the amount ' of curb along Pacific Highway; most of Elmer's , business would be in the morning; the statement in . staff report about a "seal of asPhalt" was not relevant. ' He then refered to specific points of the staff report, stating the potential noise/headlight problem to . . •surrounding residences would be remedied by berming; " the small size of the lots were responsible for the . i, • creation of a non-fluid arrangement of buildings; :the 40 foot radius at Gaarde and Pacific Highway was . acceptable. . . .., . , ,. - Wood asked of the used car lot was a conditional use of unlimited duration, .. - Laws replied a temporary use permit had just been •, granted to then to retain a Mobile office. year. - Wood asked would it not be possible to use the entire site for tImer's instead of also adding aa office building, thereby allowing for more landscaping. • ( - VanLom stated it was not economically feasible. ,.., - Quimby asked for hours of tlmeris operations. • . - timer stated 6-9 P.M. - Roger Stayer, 7941 S Johnson, Creek Blvd. , presented a 'slide show; he stated they had reviewed the conditions of the possible approval and would be able to live With them, C. Public Testimony : ° a. Proponent ' s : None - \ b, Opponent s: . 0 o Bibianne 8checkla, 10890 SW Vaithaven Way, stated the was developing in a patchwork) not as a pi-lined developt, the drainage report was unsatisfactory; 1 postauraro, d0 not constitute a planned development . 0 Melvin Johnson, 10860 SW Vairhaven Way , stated Phase I ) was the first mistake; all the Water fl'Om this site drains to 110th; Pacific Highway is a string of chain restaurants, o Mitch Ramsdale) 11635 SW Terrace Trails, stated the frontage way had been igt-.,red but must be addressed; Phase , I could have been revamped to give more area to the timer 's development ; a planned development should provide , common parking areas; emergency and pedestrian access to Phase I was lacking; a traffic light won' t solve the ,.'.'• trJ, problem; Phase It should be presented in itS entirety not piecemeaL N ' . . . , . , • �. y, # V , MINUTES TIGARD PLANNING COMMISSION , • , May 16, 1978 Page 3 o Bill Heppner, asked why the stub• street was not Connected through. o Popp stated NPO #3 decided not to realign Gaarde. D. Staff Recommendation Based on the findings of fact and conclusionary findings, a g staff recommends denial of the Phase II general plan • , ,and program as submitted. if the Commission elects to approve the request, staff r, • recommends the following conditions. be attached: 1 . ' That prior to submission for Design Review a complete storm water detention plan, covering Phase I & II be submitted for Both Oregon State Highway Division and Public Works Department approvals. 2. That a detailed site development' plan be submitted for design review approval to include a frontage/ spine road (coordinated with the owner ,of Tax Lots .,' 000 & 10.00 (Tax Map 2S13DD) , separate parking areas, as, and final location of 'all proposed buildings, landscaping and edestrian vehicle access circulation. p g p � access/ circulation. That a minimum 40 foot radius curb be provided at the corner (north side) of Gaarde and Pacific Highway as specified by the State Highway Department. 4, That a traffic analysis report be submitted prior to Design Review that includes the impacts of the frontage road 5: That 10 feet of right-of-way be dedicated along the S .W. Gaarde Street frontage and that a half street . . improvement be made to collector street standards as specified in the NPO #3 Plan, 6. That the necessary right-of-Way) as specified by the S tate Highway Department) be provided along the margin improvements and that mar pacific Highway frontage a g 1; be made including 5 foot sidewalks and curbs. 7 Provide better traffic circulation . Rebuttal : Dennis Robertson, Marts & Chase Engineering V .rm stated { ,, „I- r, it ;\ , . 4 1 il, . , • 0 . ,'"'" 5 f . , k.i....' 0 • 4 • . MINUTES TIGARD PLANNING COMMISSION .. . May 16, 1978 , Page 4 . . , . .. they had conducted a hydrological study which found the storm water detention problems will be adequate in a series of areas throughout the site; the maximum depth will be 2 1/2 feet at center; the impact created by the , commercial areas would be for a short duration only. * . ■ . o Bibianne Scheckla asked for the specific detention . locations. o Robertson said they would be in the larger open spaces . ' ' in the grass for short areas of time, , o Bibianne asked that the water areas be protected and there be some form of vector control . o Robert Ames, representing the present property owners of the site, stated its present use was not safe for children, the number of restaurants is equal to the demand; this would be the greatest restaurant in Tigard; i and it is not often you get a nice company like Elmer's willing to wait around for all the development procedures. . o VanLom stated through two (2) drainage studies the problems had been identified and the lake takes care of -4. / the immediate runoff from large storms and was a natural part of the site development, the NPO neer said this had to be a planned development ; the site could have developed independently, o Roger Stayer cited the traffic report as showing 60 cars a day (7%) coming off Gaarde which was not enough for f a curb cut. o Altman stated the basic framework of the entire development was necessary to be certain they will function together, , 6 , E. Commission Discussion: ... , o Quimby asked NPO #3 chairman if his committee had any input il o or comment on this prorosal. o Kluempke stated no but they did not know there was to , be a restaurant , . o Sakata stated she felt an oblibatiot to the community . for a long range plan; there were other needs than restaurants; they had made a sham of the NPO Plan and proceeded to read from NPO #8; this would only add to :. the strip commercial ; the parkihg spaces adjacent to ) the residential area would be noisy; the traffic signal will serve as a shortcut for those turning left off Pacific, o Quimby agreed with Sakata; no need for another restaurant ; should be an office; this was not a planned development. ‘,. . / p ' o Wood was not generally opposed to the restaurant but felt it was the wrong location for timer' s being to small; a lower intensity use Was needed o ttossinah opposed the denial stating an timer's was urgently heeded, • ) 4 . • : . . ' . . . . . . . . • . . MINUTES . . . TIGARD PLANNING COMMISSION . . . , , • May 16, 1978 . . . , Page 5 , . . . •. o Corliss stated such a tenant .(Elmers) does not come , along every week and was in favor. . 0 Popp was opposed to restaurant use; it should be a , . CP area', he was opposed to the strip development and Pliaee II. 0 . 0 Wood moved denial .based on staff findings and observations, deleting staff observation #2 , • . . „ • subsection #3. • . . o Sakata seconded. . . o Vote was 4 to 2 for denial - Corliss and Rossman voted against the denial , Wood, Popp, 'Quimby F. Sakata vote ye 5. 2 ZONE CHANGE ZC 1-78 Rembold/Bishop --; A roquest by Rembold/Bishop Properties for a retail coin -professional from C-3 to C-3 Planned ..% . DeviAOPment on a 7.8 acre parcel at Southwest Park and S.W. Watikins Streets west side of S.W. Pacific Highway (Wash. Co. TaX Maps 281 2CB , Tax Lot 1800; 2S1 2CC, Tax Lot 700; 2S1 3DA, the eastern portion of Tax Lot 4700) . . . A, Staff RepOrt : Read by Laws o Wood asked how they could approve this proposal under the mandate of the Comprehensive Plan. o Sakata, Quimby, Corliss & RosSman all agreed. o Popp felt the applicant should be allowed to present his new proposal 7 a B. Applicantls Presentation : . J. B. Bishop, 4263 Nt Hatelfern Place, Portland, stated on this new proposal they had a traffic study and NPO roView plus a sUbstantial Change in site plan. , , . . li, ii Vantom, project architect, stated the parcel was too large to develop as asked in Comprehensive Plan ; the concept was valid as times have changed sine the Comprehensive Plan was Written 3 years ago: o J.B. read a letter from Charles Mgehroff, from NPO #3, who Wanted to express his agreement With the plan, stated citizens have accomplished what they wanted; professional . offices of Pacific Highway are desiteable but not in demand; he saw' no major damage to the neighborhood; this was better than a peicemeal development , , - Quimby asked if Mgebroff had voluntarily written this .% letter, .., - - J ,B, answered yes, - Bibiatne Schecklaj stated 6 of 8 NPO #8 members were present at the last meeting and they approved the development with 6 conditions (attached) - she stated staTi findings wero unfair; she was aga-Inst the realignment of Park Street , . i .w . - t , . , . MINVTBS TIGAHD PLANNING COMMISSION , ` , May 16 , 1978 Page 6 , Helen Hammes, 13115 SW Watkins, was tired of traffic and did not want anymore. - Bibianne. asked that some direction be given to the ' ' ' developers. - Wood state it must go before the City Council as it . is not a permitted use. ;' ): Sakata & Corliss stated the Comprehensive Plan must be amended and objected to hearing the proposal. ' Popp, Wood & Corliss want to hear the proposal I Po le, Hammes stated they (the neighbors) realized something would go in this location and this plan- was better than the first one . ,, Popp wants to hear the application ;' . B. Applicant 's Presentation: - VanLom explains the plan citing the area is 65/0 office . and 35% commercial retail, some of which is allowed under the zone,, Canterbury Square is full and retail space is in demand, there is 22% of the area in ( landscaping which does not consititu.e a strip development. - Duane Myers, 13210 SW Watkins stated it was a well laid out the deceleration lane was good; `traffic light r was goody the eNPOce3 policy was followed, he resented any activity which would increase traffic on Park 8 Watkins. . - Jim Haddon, lives at Watkins & Park, stated he was astounded by the change in the neighbors attitudes previously they were against the proposal . C, Staff Recommendation Based on findings of fact and conclusionary findings, staff recommends denial of the preliminary planned development proposal . If the Commission elects not to deny the request as recommended) staff recommends that the request be tabled until the following information has been submitted: l • storm r detention plan be submitted for both Oregon State Pavlsion and Public Works pepartment approvals, 2, That a realignment of SW, Park Street be shown on a revised site plan, That a revised site development plan be submitted, ■ M ,f �YPOG1" R.rM�:rvv.a i 'HMO� _: � ..,.�.y. �nfyr� d� iirrw �i 1� t� ��u,.. • MINUT ;S . TIGARD PLANNING COMMISSION , May 16, 1978 Page 7 • If the Commission elects to approve the request , staff • recommends that : 1. A .storm water detention plan be submitted for both Oregon State Highway Division and Public Works Department approvals ' 2: That a 'realignment of S.W. Park Street be shown on the general plan submission. ' '3. That a revised site development plan be submitted. 4. That an agreement be obtained from the Oregon State Highway Division accepting the storm water outfall, within their system. 5, That an indirect source permit be issued by the Department of environmental Quality prior to final zone change approval . .,t 6. That the site plan be redesigned to accommodate access to the Rebel Car Stereo and Awful Bros . Gas Station sites, and the cross-easements be provided between the development and these two sites 7. That a phased development plan be submitted. 8, The existing billboard on the site be removed Rebuttal : - VanLom stated the plan was in conformance with the Comprehensive Plan and what is not in conformance is a conditional use - J,B, spoke to staff recommendation #6 stating there Was no viable Way to present what was asked or - Bill Heppner wa,s concerned over Park Street realignment, D. Commission Disc .ssion: - Corliss asked for a copy of NPO #3 text, • Quimby felt she thought Lh e NPO #r members Were afraid • of the next proposal possibilities and therefore voted •in favor of this one; they should consider What is good for the entire community, Y 'traffic study would be ne��,de • '. � +. � water�p accepted a • Wood stated. the design was nice; if it Was acce 1 y needed and a storm water detention study, u Popp wanted to see more office and loss retail; a • • srarw'�^.an-w.d Aaw.r,Aw+.MaN.i.{ut MEt Mr.e.113l'7ay.,rK.Ti+MF./....,, «..... ...r ..a w:t+..wwm-o..'..i+W .,.. ... • .. ..1.. .. • ..��*. >,w, . Y'.,. ,.,,. •. ...w..1.*.xM4^G.+,..F.ar:, . dt9.i*xx°osiflwr4•N., ...:,9wvu..;r:..k..;M y, , . . ' . , (' ' ' ' ' 0 ' (t ',4., . ,. * 41: . . . 0 . . . . MINUTES • . . • . . . TIGARD PLANNING COMMISSION . . L May. 16 , 1978 •, . ( . . Page 8 , I . . buffering of the duplexes along Park Avenue; direction given to help solve the developers problems; he realized the shortage of office space, a comprehensive plan change was necessary. . . . . . - Wood wanted the uses to be retail other than ancillary; — and the uses shifted so the strip Commercial look is • . , ' absent. He then made a motion to table in order to , . allow the applicant to attempt to pursue comprehensive plan changes. - Quimby seconded and verified that the applicant would have to go through Public Hearing then to the City . Council for their ultimate approval. • - Wood also asked that the applicant be allowed an expedited • meeting schedule and June 13 was set as a special date. . . The motion was approved unanimously. „ . 5. 3 ZONE CHANGE ZC 11-78 (Progress Bible Church) NPO #7 , A. Staff Report: Read by Altman B. Applicant ' s Presentation: . . . k e None at this time . C. Public Testimony: None Do Staff Recommendation: , _ Based on the findings of fact and conclusionary findings) staff recommends approval Subjectte the following conditions: - 1. That 20 feet be dedicated to the public along the Scholls Ferry Road frontage for future highWay improvements. 2. That the septic tank system be approved for the existing use by the Washington County Board of Health, .) ' 3. That the mobile classrooms be removed or a temporary . use permit be obtained from the City Planning Commission or City Council , . . , Rebuttal: )1 . 2 , Pastor Newkirk) stated he was in close contact with Washington County Board of Health; they are waiting for United Sewerage Aency hookup of oewer to begin around ., . ,,,„,,,,,, t I., 5 5,,,■.4.1.1,4,I,,'I II.A II M I, • , . cr MINUTES . • TIGARD PLANNING COMMISSION • May '16,, 1978 n Page 9 , July 1',• they would be using the. septic drainf ield for one mont'a; they had applied for a permit for z a holding tank and don 't need a,pproyal . - Popp,. asked it the 'holding tank would be a health hazard Laws asked what Was the original capacity for the " , ''' • septic tank? • . - Newkik' stated they were unable to f ind the records records. . Popp asked for a sewer hookup date. , - taws stated it was anticipated at 60-90 days after + _ the initiation of the project; asked if assurance were to be granted by Washington County for an okay. - Newkirk stated school started the end. of September; and Washington County said if the System fails they Would .either have to close down or fix it. E. Commission Discussion „" Laws recommended" that staff conditon #2 be, deleted and the issue of the septic tank be resolved during the -" conditional use portion of the application; in that a, construction of a sanitary sewer line is , emanate to the property. Popp made a Motion for approval with staff findings and recommendat ions and deleting condition. #2. Wood seconded the motion. The vote was unanimous. 514 CONDITIONAL USE 13-78 (Progress Bible Church) NPO #7 �' A. Staff Report : Read by Altman B. Applicant 's presentation: None at this time C. public Testimony. None D. Staff ecornmendation Based on the findings of fact and conclusionary findings li staff recommends approval) ;abject to the following " conditions: re., 1. That prior to the provision of sanitary sewer Service, C , • • P! i ♦ * MINUTES TIGARD PLANNING COMMISSION ' May 16, 1978 , Page 10 • the operation of. the school' be restricted to the number number of students r~�pecific,a]:ly authorized by the Washington County Board of Health and appropriate • documentation .of such approval be filed with the City of Tigard Planning Department. 2. .That prior to expansion of the school t4 full capacity (75 students) a site plan be submitted for Design Review approval in substantial compliance with the City's parking and landscaping requirements. 3, That the mobile classroom unit be removed or a temporary use permit be obtained for a specific time period. 4. That the applicant file With the City Recorder an agreement not to remonstrate against the formation of a Local Improvement District (LID) for future street improvements to SA. 130th Avenue. , 5. That the necessary right-of-way and. street improvements be provided per Oregon State Highway Department requirements along the Sch.olls +err r' Road frontage , 6: That a pedestrian bike path he proyided along the SW Scholls Perry Toad frontage and that the construction of this bake path shall take place at s i ^,parcels, ,. h completed c the�construction tof their portion C the bike path and that :n easement be provided at this time to accommodate the bike path 'construction, 7, Should the septic tank, system 'all, immediate measures must be taken r either a holding o nk beective Installed or the school ool i.mmed ateiy close. until such time the failure i8 1.4emedied, • • Rebuttalx Pastor� . County Beal.t,�ik asked if he needed a letter from Washington � , Laws stated staff will request documentation from them Popp clarified ified the conditions of approval ,)b - Wood felt the number of students should be established students .shed yond which conditions ew would applyy. - Popp over the enrolled then condition #2 must be met`. r ... , . . . . • . . .. . . , „ . ,, ('' • . . , , ,_ ) . • h. . . , • ... MINUTES , . , r, . TIGARD 'PLANNING COMMISSION May i6, 1978 . • . • . Page 11 . • d ' . - - Wood asked about the bike path frontage and its cost . . , for a church as a non-Profit organization. , -. Quimby stated that this School is easing the burden of .. the public schools. ' - Corliss asked if this property was the missing link . • " in the bike path. , . . , . • - Newkirk stated the bike path would lead to nowhere and , • 2 ' they would be willing to put it in when they have . become the missing link.. . . . = Wood made a motion for approval of the application based , on staff findings and recommendations. 0, . 5. 5 Conditional Use 36-76 (Paterson) .1 . . • A. Staff Report : Read by Altman . B. Applicant ' s Presentation: • . • Alan Paterson explained the oversight in that they had . ' not realized the expiration date; the plat had not been Platted; improvements were put in first then they came in for their building permit ; the lots were sold after , improvements had been maae. , ( . ., C. Public Testimony: Nancy Stemler, 11525 SW Terrace Trails, opposed a portion being built,, as a single family stating people bought not knowing there would be duplexes ; a precedent would be set if this were allowed to happen; 121st A\ was too busy for increased access; there was not enough protection for those in developments already and their • interests should be protected, - Paterson stated no houses Were occupied or sold without ,,,-. 1 being told of the duplexes, • Stemler said duplexes should be erected first to let people know they would be there, D Staff Recommendation: , . Based on the basic facts and findings stated in the , stalf report (Agenda 5, 3, Pebruary 15, 1977) , the , conditions attached by the Planning Commission to the original approval of CU 36-76 issued :Diebruary 15, 1977, 1) and findings stated above) staff recommends approval subject to the following conditions : 1 , The common lot lines between duplex lots and the . single family dwelling and along 11?.1st Avenue have vegetative screening, , ■ , . . . . . . . - . . . . . . ' . . . MINUTES . . . . TIGARD PLANNING COMMISSION . I • . , (: - May 16 , 1978 . Page 12 . . . . . i , . . . . , . . . 2. . Access fdr lots 1 and 13 be provided via the cul-de-sac (Merestone Court) . . . , 3. A berm be provided along 121st Street . . .). • I 4. That the lowest floor eleVation of any structure •, . . placed on lot 13 be at least 172.5 feet and that . , any such structures be flood proofed and approved by the building official as per Section 18.57.070, Tigard Municipal Code . E. Commission Discussion: - Corliss opposed and said it should be a policy to not allow duplexes between single family dwellings; ., . Windmill Development would be encouraged to put duplexes down 121st. - Wood stated it did not matter if the end of the house .,, was single family or duplexes. - Quimby was opposed but would be less so if they faced 121st1 ( - Sahata Was concerned with the floodplaine • Paterson stated there would be sidewalks up 121st . - Wood niade a motion for approval , • - rto8sMan seconded. The vote was 3-2 : Rossmail Popp and Wood - ies; Corliss Quimby - Do; Sakata obstained. Meeting adjourned at 100 A.M, • 'Ilfil . . ,. li' • STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION May 16, 1978 Fowler Junior High School - Lecture Room 10865 SW Walnut - Tigard, Oregon Docket: Zone Change ZC 27-77 Request: For General Plan and Program Review of Phase II of a Residential/Commercial Planned Development for parcels totalling 4.24 acres. Location: S.W. Pacific Highway and Gaarde Street (Wash." Co. Tax Map 2S1DD, Tax Lots 800,801,1100 and Tax Map 2S110A, Tax Lots 700 ,800) . Applicant: Ted Millar (Oak Hill Investment Co. ) I. Findings of Fact: 1. The applicant is requesting general plan and program review for Phase II c2 a Residential/Commercial Planned Development in accordance with Condition 412 or Ordinance 78-7 which states: "When Phase II develops, a general plan and program will be subMitted to the Planning Commission for their approval. „ • 2 . The site is presently zoned C-3 (General Commercial) and designated Retail Commercial, and commercial Professional on the NPO 03 Plan. Applicable policies from the Plan are as follows: Policy 18. Pacific Highway is developing as a strip commercial highway. The traffic-carrying capacity of thie highway should have the highest priority and adjacent commercial development should be • subordinated to this need. Policy 19. In the interest o y e l f safety and ffid ency, the number of highway access points must be kept to a MiniMum. Wherever possible, businesses on .) • Pacifid Highway should be clustered and share common parking facilities and driveways. A8 Aew • development ocdurs, the number of accesS points should. not exceed the number necessary for Property on-site traffic Circulation and whore possible, should he combined with addes8 to adjacent bUtineshieS. , ‘ (: , • 1 1 . , ,1" (.4 ) .4,.....,., 4 STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION • May 16, 1978 . . Page 2 , . ,,/, . . , Policy 20. Businesses on Pacific Highway should . ' be oriented to the existing traffic and not draw additional traffic from the adjacent community. Any additional convenience or neighborhood centers should be centrally located to the market area they serve. c.,. , I . Policy 21. Development will coincide with the , . .. , provisions of public streets, water and sewerage facilities. 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. 3. Section 18.56.010 (Tigard Municipal Code) states: . . The purpose of the planned development district is • to provide opportunities to create more desirable environments through the application of flexible and diversified land development standards Under a , comprehensive plan and program professionally prepared. . 4 The planned development district 18 intended to be used to encourage the application of new techniques and new technology to community development, which will result in Superior living or development arrangements with lasting values. It is further intended to achieve economies in land development, maintenance/ street systems, and utility networks, while providing building groupings for privacy, u8able, and attractive open spaces, safe circulation, * ' and the general well-being of the inhabitahtS. 4 Section 18, 56,030 provides for general devele.ipmeht e , plan and Ptogtam approval by the Planning Commission , after receiving approval in principle of the . preliminary plan and prograM and the applicant has petitioned for an amendment of the goning map in ' acdoraance with Chapter 18 , 88. On November 15, 1977, the Tigard Planning Commission approved the preliminary plan and program review or thiS proposed development subject to the following applidable conditions: (1) Prior to the development of ahy part of Phase II, a development plan and a traffid analysi8 s. Shall be submitted to the city, ' .„„,,,,,,..,.,..,......„,, ..,,. ,.. ,...,„,..„,,,,.„„.„..„.. . . , ..... . ..., .._....„.•,...,„,,,..„,,,,,i,..w.,.,,,...... , . I• I .4 STAFF REPORT ( 4 AGENDA 5. 1 TIGARD PLANNING COMMISSION May 16 , 1978 Page 3 (2) The properties in Phase II shall be • , provided access by a private frontage road. 6. On March 13, 1978 the Tigard City Council approved a residential/commercial Planned Development for . the site that required the following additional conditions: (1) That the secondary access to the commercial property in area "A" Phase II as shown on the site plan be deleted. Access to these properties to be determined during the submission of a development plan for Phase II. (2) That a pedestrian access to Pacific Highway be considered during the design review process. 7. On May 23, 1977 the Tigard City Council approved a Conditional Use permit for a used car lot on Tax Lot 1000 I,Tax Map 2S13DD) with the following 11 applicable condition: (1) The Southern accesS point be permanently closed, and the remaining access point onto S.W. Pacific Highway be permanently closed if an alternative meanS of access (frontage road) is developed. 8 . The applicant has submitted a traffic analysis conducted by StevenS, Thompson and Rumyank Inc. , Engineers/Planners. In summary the report states the following: °If all planned roadway improvements (i.e. separate left turn lanes on Pacific Highway 01 W, etc. ) and a 5 phase Signal are provide d at McDonald Street in conjunction With your proposed development, then all anticipated traffic volumes and turning movements can be handled with no problem. " A copy of this report Was forwarded to the State Highway Department for review. Basically they condUr with the consUitant8 report as being adequate in regard to the development of tax lots 700 and 1100 (see attached letter) . Bill Geibel, Distridt Engineer, stated that they are proceeding with the design of the five (5) phase signal at S.W. Mebonald bayed on the consultant's report. The Highway Dep artment has the following specific concerns related to the proposed development: , , k STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION May 16, 1978 Page 4 . • • ' 1. "That a sufficient setback be required at the ' corner of Gaarde and 99W. There is a proposed signal installation at this location in the upcoming TSM signal project# It would be fair to guess that a minimum 40 feet radius would be needed at this corner as part of that project. There is currently an inadequate 10 foot radius. " 2 . The traffic report does not provide enough information to comment on the concept of a Proposed frontage road connecting the Subject approach and tax Iots 1100,1000,900 and 800. 9. The applicant is proposing to locate an Elmer's Pancake House in the southeastern portion of Phase II (Gaarde & Pacific Hwy. ) . A primary (45 foot wide) access is to be Provided from a controlled intersection at Pacific Highway .aligned with S.W. McDonald Street. A secondary (30 foot wide) access iS also proposed off of 8.W. Gaarde, approximately 160 feet west of Pacific Highway. , The applicant has not designated specific uses for the northern commercial area °A" and commercial/ professional area "B" . However, the narrative includes a list of poSsibl6 uses for these two areas. The list include both permitted and some conditional uses in the C-3 (General Commercial) and CP . (Commercial/Professional) zones. Staff finds that these uses conform to the NPO 43 Plan and would compliment one another. Staff further finds that the anticipated traffic from these uses can be adequately controlled/handled through proper site planning and the signalization of the McDonald Street interSection. 10 , Adequate sanitary we and water service are available to the site via existing lines 4,n S.W. Gaarde and are being extended to the site in conjunction with Phase I development to the west. 11. . The aPPlicant's narrative States that storm water drainage will be handled as a sinqle problem for both Phase / and Phase I/. They intend to limit runoff to the rate generated from the property r, this Pti0r to development. At the time o ni writin5 tha applicant had not submitted a detailed storm drainage plan. 1 II . „ , r I. . , . . (,,, . . . STAFF REPORT . . , , AGENDA 5. 1 . TIGARD PLANNING COMMISSION . May 16, 1978 Page 5 ' . . 12. The NPO 03 Plan designates S.W. Pacific Highway as an arterial street requiring 80-120 feet of right-of-way. There is currently between 80- . 120 of right-of-way at this point. . • Southwest Gaarde is designated a' collector street (NPO #3) requiring a minimum 50 feet of right-of- , way. However, previous Planning Commission actions have required a 60 foot right-of-way on Gaarde. The current right-of-way is 40 feet. Therefore to , . be consistant with previous decisions an additional 10 foot dedication is needed along S.W. Gaarde Street. II. Staff Observations: 1. The proposed parking area and driving aisles, as illustrated on the site plan, are intended to serve the southern commercial area "A"' (Elmer' s Pancake . House) and is extended north to Tax Lot 1000 (Tax Map 2S13DD) designated as the central area "A" . This design is essentially a continual parking lot and for the following reasons staff feels the site plan ) does not meet the intent of the Planning Commission • requirement a frontage road to serve the development in Phase II : . (a) The access drive has not been extended through Tax Lots 900 & 1000 (Tax map 2513DD) . , . (b) The applicant proposes direct access to Pacific Highway for the Commercial/professional area "B" . 7 i has.(c) No pro iVsion as been made for future access to Tax Lot 1000 (Tax Map 2S11OA) to the West of the proposed Pancake Rouse. This site was included ., . in the preliminary plan. (d) The site plan does not provide for adequate traffic circulation. The parking adjacent to 1 the main driving ai81e8 create a potential Conflict with smooth traffid flow through the • development. There are alsO several tight radii , turning radii whIch would restrict emergency vehicle access as per comments from Oroe Gruelichi Tualatin sire bisttiCt. . „ C STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION May 16, 1978 Page 6 • • 2: The site plan is also not sensitive to the intent of the planned development district, to create a more desirable environment and to provide building groupings, privacy, usable and attractive open space and safe circulation. , • ' The following are areas where staff feels the plan is deficient: • 1. The proposed location of the Pancake House essentially creates an island in a sea of • asphalt. 2. The proposed parking pattern conflicts with smooth, and safe traffic circulation and no provisions have been indicated for safe pedebtrian circulation throughout the development. • 3. A, potential exists for noise and headlight intrusion into the residential area (primarily lots 14-16) as automobiles enter from Pacific • Highway and negotiate the turns (north and • south) through the development. 4. The site plan, as submitted, essentially • creates, at least, a three phase development • or more accurately creates 3 or 4 separate developments instead of providing one well designed development plan. The general plan and program should clearly define the basic framework • and design criteria to guide the future design of each specific element. 5. The applicant' s narrative only loosely defines the types of potential uses for the site With the exception of the Pancake House. In terms of amount of development proposed only a vague reference 18 made to a possible 8800 to 4000 square foot building on to 1100 (Tax Map 2S13DD) . No mention i5 made to the aMoUnt of potential development in area III. CondlUSiOnary Findings • 1. The Proposed development substantially conforms to the land use designations of the NPO 08 Plan. , . t ■IN” irmasummarammlim... \ 4 . * A k.. i ., , . • .4 STAFF REPORT . . AGENDA 5. 1 ' TIGARD PLANNING COMMISSION • t ,. May 16 , 1978 , . Page 7 , . . ',. - k!. ' . ' However, the Plan does not conform to the intent ..i of the planned development district to provide a '1( , .. . more desirable development and fails , to meet the • the conditions attached to the preliminary approval. . (11-15-77) . . , . . , 2 The applicant has not provided sufficient traffic i data to evaluate the frontage road concept required by the Planning Commission as a condition of . , preliminary plan approval. In fact, the site plan , . I does not even reflect a frontage road, instead the , • ', ' l'• basic configuration is that of a Parking lot,. / p Staff further finds that the application is incomplete 1 in that it does not provide: . / , . (a) An adequate traffic circulation pattern (both . pedestrian and vehicular) that incorporates the entire development area. ' r • . / (Ii) Preliminary plans of typical buildings and structures, indicating their general height, bulk and approximate location (on all lots 1, . • , within the planned deVelopment) . i . , 1 (o) Tax Lots 900 & 1000 (Tax Map 2S13dd) have !, . been omitted and were intended to be included ., • as part of the preliminary plan approval. I, . f IV. Staff Recommendations; , . . Based on the findings of fact and conclusionary findings, staff recommends denial of the Phase II general plan t and program as submitted. , ,-- H . 4. l, I the Commission elects to approve the request, staff recommends the folloWing conditions be attached; ,,- 1 . That prior to submission or Design Review a complete ,h storm water detention plan, covering Phase 1 & /I t , be submitted for both Oregon State Highway Division and PUblic Works Department approvals . , . • 2. That a detailed site development plan be submited . for design review approval to include a frontage/ • spine road (coordinated with the owner of Tax Lots • 900 ti 1000 (Tax Map 2513DD) , separate parking areas, and final location of all proposed buildings, landscaping and pedestrian/vehicle access/circulation. ... ,, ., k i . • ( ' . ,,,,,, . 4a STAFF REPORT . AGENDA 5.1 . "` TIGA tD PLANNING COMMISSION ' May 16, 1978 . Page 8' . 3. That a minimum 40 foot radius curb be provided at the corner (north side) of Gaarde and Pacific Highway as specified by the State Highway Department. 4. That a traffic analysis report: be submitted prior to Design Review that includes the impacts of the frontage road. 5. That 10 feet of right-of-way be dedicated along the S.W. Gaarde Street frontage and that a half street. improvement be made to collector . street standards as specified in the NPO 43 Plan.. Y .' 6. That the necessary right-of-way, as specified by the State Highway Department, be provided along the Pacific Highway frontage and that margin improvements be made including 5 foot sidewalks and curbs. I ' ■ r 4 r . Ct.lr y F r ). . . ' t ' i, t AL 4 4 , i- r, Q k , . ---0------- ' OREGON STATE - , , , HIGHWAY DIVISION DISTRICT 2A ENGINEER P.O. BOX 565 • BEAVERTON, OREGON ° 97005 0 Phone 229-5002 ROBERT W. STRAUB • GOVERNOR F4 B.KLABOE 1 Administrator and State EilghWaV Englnaer ‘\ May 9, 1978 ,.. City of Tigard P.O. Box 23397 Tigard, OR 97223 RE: Proposed Tigard Commercial Developments • Pacific Highway IW @ SW McDonald Street ATTN: Ben Altman The traffic report submitted by Stevens , Thompson and Runyan on the subject developMent is satisfactory in regard to the development of tax lots 700 and 1100. The developer's engineer has provided us with sufficient d(sign information for the proposed intersection at McDonald to proceed with our signal design. It now appears that the signal will be designed With the additional hardware and components to accomodate the proposed approach. Hopefully the approach and left turn lane construction will be completed or approaching completion by the time ow- contractor goes to work. , our other comments are as follows : 1 ) Design of a left turn refuge is not completed. There are problems in 0.ade differences between the northbound and southbound lanes. The developer's engineer and I are currently Working on this matte'. 2) It is important and a sufficient setback be required at the corner of Gaarde and 99W. There is a proposed signal installation at this location In the upcoming TSM signal project, It would be fair to guess that a minimum 40 radius would be needed at this corner as part of that project. There is currently an in- adequate 10' radius0 1..., , • • ...n_�.....:.....::r..-.�.�.. _.:,�_...... .,...... .., .. :... . .�, i.. � ,-i,: �..�..._.t A_.}1:'............._........:-.i.:...r.—._.....L _..,,,.......:�.ly A._.A.....4-..../...7, ..,r....Y a_..w..._.Y., �._.a«.��.. N . .� a!», a . Y r.,_.........__ 3) We .still need a property description of the right- of-way needed for the deceleration lane. 4) We need to know an approximate starting date for the approach construction work. You have also asked for our comments regarding a proposed frontage road connecting subject approach and tax lots 1100, 1000, 900 and 800. The traffic report does not provide enough p p information to comment on that concept. Very truly yours, '''.7 i',/:1-0—) ' 7,,,,'.,)24-1'1/ William W. Geibel , DISTRICT ENGINEER WWG/rjg cc-- Ed Hardt on failmezger Roger L. Stayer • Dennis Robertson • Joe Van Lom b 4 la, f -..F,„r, fM:.Y. ..•�Yr....-..;,ay, ... ...: rt .,.�.:,...�. «.,. .....y.....w......t a,.,r..��+.»,:.....«,ve+6v!,hm,x�>� .. ... .... ., ... ..,.;,... • AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ) ss. City of Tigard • I. Debbie Burgess being first duly sworn, on oath depose and 4, : sayt That I am Secretary for the Planning Department for the City of Tigard, Oregon That I served notice of hearing of the Tigard Plan- ning Commission of which the attached is a copy (Marked ExIlAibit A) upon each of the following named persons on the day of '-47i1Li , 197 , by mailing to each of them at the address sh -tvn on the attached list (Marked Exhibit 13) , said notice as henJto ttached, deposited in the United States Mail on the day of )/116) , l97 postage prepaid. - , IaLL,Lijj(6_412,Ck) Subscribed and sworn to 1?9Spre me on the TL day of , 1976" . Notary PUblic of Oregon ,,MymOammiSsion expires: ____________ A CA 4- „ Akvi,% cza=========zoi■ * i P c ti. 1 • 1', , ':.'" '',,, c, 4i i • CITY OA TIGARD . , .. , w ,,. . . ,,, ,,,,,,.0.A .. 0 P.O. Box 23397 . " 12420 S.W. Main ' Tigard,Oregon 97223 , a • • r . " i ' Dear Property Owner. The agenda enclosed for the next meeting of the Tigard Planning 4 ; Commission includes an item (c� xcled, gin red) which, due to its location adjacent to property owned or occupied by you, or due to • your previously indicated interest, the City feels obligated to • notify you. 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Oc�37 ('3, '1'3�'CY,'b'tt'�1 IliAtilf'iSt?ntiGG'7#'J;-'ffid'" "•^"" ^ 5 tStlD"'------- I'----'..-:+..�-....-..,.... ,94Ai:" '- _ '0080 CF 3`J 4 70 i 4 ,'7 i)0 t1IN UMaM GtrT'_`_17=f`"'` tots u� J'I A-�1' =u'iuu a , , , , - 00 f f0'rt 21;;�'.... ..3£:j-a:u..: '" :.. it.:. uu>"' tiU,G'bi, tlJn -c-3 IA?2ti`' '':3i -,5 .,CHIC,-,tL HWY itoAtYD, GacoUN Fn 223 i 300 47.00 Y 1 t WHOUNt a-7 I d 10 0?37 �' :11'IV-`7Ej I tfi,ri,j"i r'4:NA..i t',� - w w a + rw (Td •-.k.0 , LAt1K TOW.it p =ALA. 7s -l3bU'' Je.".0.".--"'-i*AO0-, .-•3G�000-•.5(140 C'-3 ydlb (1237 no 1 4�,'rY "�T7TEN itJ�fti._`", q-/ a a`T A- - U M 1,_F y ii ErVirtr- _-----737400 3.0G 4.3H: 61 r 4 I 11 140 E 1#AL5E1' 5T fitlfliLANO, Oi! t37,�20 y ,•:500. 45,000 V1tW:'OLr4T h-7 ib12 0)237 A- 117ti-O30o JAC�Kp.. I�ill'Ag E 8114 f300-0N12 .2/73 513:4 J0.70O Doti 40,000 I,snAC O-�K-7 ?01 0237 ,'4_ T y;�7uo t Y1i,r+aJu k-7 lute' ucor A-2007;;= :, h,36 . pp . .41_ lama •,177, 7:80 3701'NE t eLDU s N on Hei9,e 3 ` �iB - r 0 1 et,`G"" 00.1.00 1 r 13 AC G-3••-. u'il, , S ra 3700 h� le2Nb pdtttLANbw 01t,•N+J7L'3G 7Od tie,60 0 V t rtoTo T a-7 101`2 b237 -c . •�,}CffTC7t"U' -�+�+ g34tiUt.p`r"'8Y'F9- Du.----37+;`2001---�••,-•4,0.00.-a..-..,30.006- t1AG C+3 yU l`t 02.47 o`iU'lr- r ,G,C v7EW i- b2 '*-../1-1-•t•Awq �- duU Lz�fx ,.t+ v+t u• _FtOktSJA?6U�ION.7T0Y,,At�7ri',. , 4`, D ----W71511- .dUAG C»!. I .+ tr3'] 'Alb 97,040 VftWMCUNT 4.1 1010 1(�F? 7 ot1 r -a "^-,;;;IA-ip crtrb', 'rr7'3-251'30. --'---..-=rt 00- «-..#.7•.000`1...' _ c.3 1611 01..7 stI r"" 'ti:',�RR uT't1-" - u-i 101e Lbra'9'.A-emu- etu Pcr0+r �Y O�#N.7t u c7.'E'8'-o 'r *00A1 D7000 —y ij"`7ra.--°,•j. 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St•PHEN A h 8G5 D3tr7 7 y , •,,4170-`. , .ror 4,C:TIMI . 1 1_.... 0771 r ,,, n' '"7T`1U.t, ”10.,.r �'-►T..�1TE0 .1-.00,0 ,l,°, 4 4 241 00 1,x.60 W:1710--17;5 ,144 A51 4002 0237 1 at ,r00k 10944 W000000N, 001 1%071 [ 'N •e �30,6.._ PeLROOt h-7 ,0012 0011 4•.711701-bhb CTCi4rNC17CJY F,AUL N t w 070-bbOn''01/73 k�514 10. + y 0 4y j h - /a t r00 p ' +p11r •t0A[D4-All P; 1 300 44,400 46'500 3,6341 351 0012 Oa-L .�!0 I"'... �'M�r:`I"tt.�...�.". ft-/ tU,'� 0j'3'l� A-�/a-r.7 , �r}'!',. U � �+ Uwi`.UUU'��l/.'I.4�',y�� .:.,.,-,�.��. -Liu 0 y.. -tr3Y 6, {0000 E«3f''t 201 i 0237 A-G,)l Yb-0ao4 b Roi-,H©bfto y2' AN I CtNtttf75 "{"IMfIIe03.003 1 AHnr �y31GGN 7 23 t r0+ti0 I.too, 14,!tC,A ?5 "3C1wt? b+�.fj `lt 11(1777-nu `ifi9( "'��'S A-� � �..,- f >.� t --•.'--.-.... Hou r aft A r, - t " • 0 0W t-W TI OAKDr ON U'7 e3 p ,.. ..,..-. ... i ., d "PT`97-'�u 744G;' &kl,t,t�4 v!'1fi rT T4""°u.ti�til i/t�� 7r-'�7 40"1100 r�,dt7u 01':007 „ _-__rte-1 x.37 ylT05,000 �A1oHAVCN C15U4 a-7 t.!IO!0237 A=•.71113+0000 OCtHUpt4r. 1�N L1.Ap 14{t'Hrt b a 1ti « ,._ R fi 4dr1GU 30,JYh H`O IOb,1 1007 I .`1•Mi S7✓,,vi!i I('t r�N 411 [f G'i!Utt Fk-'�i"- 'IIU:i r{'3'i A+. 't�� rf�7•�l rt+,:�-r K.�.,oA Y. E.4.ylW,u.u.vl:r ti5:-r. —'-P,., ,+;:,j,_- ' . ,.... �.' -• ... t 1 ttt iritalEt!, 1'AgY h7 I.CAH A 1 03110 0w 0. L:,10.,;,A1N R tlOoN':c0O 0ON 3':0 3( 4 - K-"""1;033~'0-Lr17" 3 b t•G�S.� aG;�`Jn.� �tc j 2^0 1 ►3,0ti9 AAIhHAVON CO.trd b-7 0012 tlb37 A+iil i7Fii1700 it'4iK LEAH A»CA �1 r I, • 1 • .7,,n-'"`. , •::,;,..r. ., iii r•rr:I, ".. K7' d�3�1,. Ay r ra-rr 3i•+tic tEltp.t,,.4'tp 4�to,*II I% 04111*1 0A h 0_. ab?£ .b?w7 fib, grH' .- i67tt0 �'h d 44,6 L i # q j into sit ,JLL u: `''' .,V0`�"Er ttrAt"-�-- T.Gu !I t,,, i N AO titSAi?b, oh 97203 1 `"L' LJ 11'�iHr:Avt 4 Cdahl 2-1 INtO 0.737 A»E1110't200 01.+.'04, MA„IIN,;rt, i4 : 40.0;00 40 5001 3b 00Mb 1:51 ,1'00 0200 , ar+•°,,:.11 i }}�� .rrl f s Et Sr6;Ti �H�rt,i tL w(l j',rJ Yq,��y q + �. r ..0 k 41. :r�i!I"F'�rlrr Y�1a"�Yie 47 � IE' Ur�.1 A+t't1 l0-13ott r,Thor UNY j 4li➢,Y t{ ry b'” 61[l�, i, `"raj lr"•r._.,I,,... 45� U -..4 .7 , , OnC Ito. C+t 0e37 1 945 NE 47TH Cip LA14C, 00000. g')eta 400' 4c�,t'ao;rAI11AVEW OOwb H-1 iUi0 0127 A-2;110-lobo VRowti bC+UNA NOW 00ANbt 004-C2nu. 0/70 !14 ia,L�dd i0,1100 3,0541 0000 002 j tiF$y .-, f r ,,.,•„d, . .- „ . 1°t Ht�i•11 1 I M.L. 114"9 N ,t .1 Ih _, +!; �j-=---I b{t i? t !9 NE St'1. t+ -t {{,, a .! V iA iY ,000- FATkt1tA+L,t�L-b1 t tUY+ Uc"u'l A� 7ut7t=i�5t tE .t4LC ;217 4UU-lib?' ati,,.. 14.4 E 1'2,4.. -1`....24.. '�E -,71:«'i"!-�irllY 000 48. 0o i 0AINHAV01t OM. Fi•7 101e Oc37 A-2t170'bab0,5 pp105En;1fibAno, bh 97,23 1 t _ - � - _.r S, II tCH��1 9 r� 11.514A � .' , ' ..,, �4 0i J�, - d 5W WALNUT 5T ttrDJXtiD trltoOtJ b7 'r ' 4n ,, 1 4 , a �_, .tcei0 hhi X032 051E?J 111r , �36� 100 r 1N14HAYEN CU- A-7 1010' 0027 A-2811 f It0t-07601 665 a THEL15Abtiit- ° f-----1'- 0;044 37+9bd 97 D0b t'' 0010 J&r...A.. .......... --4 .+2 l 14.4.NU1 t ttiAFtii, Op..7?? o p� 4 b0io e :_ ��. � A ,H.1, . �U, I +. 1 ... 2iT A,ri,'/6-0701 """tG-L i.-7.'h 1�1W'�•+.`Fly . GIC� M.. krt , 12537+� riW 13 NC TtbAab OF# 0`4 `/c�23 ", ° ;1.$11;7"`"—"�'y'T'ttff r7sAL' 351: t-11F2 "t' 'It :00.0010 , _ .t ,"`ii✓ 5u ± N11.TItt0 e.Gh O 72171 70 34.300 41.950 .'oA0 111 1010 bt31tl d0 F'AINHAVtN CbU• 0-1 1010 0237 A. 170.076'2 ROHLI' I#U a tb t OliANA idl10.034t3 'cP/`lti 23144 1,000 21 ° - p005. N t3wNb TlOAab, bgtDp}.312,'3 . + ' '�+� �g`.3f'LdrI tiT�i`piC:r�x"..�"J`""t1�7 11010 0� X>2�1 t7�tS-�b t tJ�Stu`CAaLr,�,T'7 E5 E ..I, 1...705-07'20 ®/7D 301411 �'�GO r �, 1 4 r,.DO «4041 ,, 1131 11�7�'�":GL'a Y .. ,w .,30 -,. 335,01 r1 t 770 :7',4"0 1,500 30.000 37.700 .40Ad 021 101`4' 00;•003 .+ 0 9 "i'�tt^HAV4rt C Zi,i ti:J. A-a?fI`T0 0U LT F nwS"tt34r T' Y �: 4•, .-020 ,,tr�x'`'-"' 1._,. 1 t 4GD II EM, btlEbdF 97304 gal A 3rk'aU 3 100 . 3'1,000 OAINHAY1'F#Ob6' h-7 1Ote 0037 A-42117G-tb01111ho hiAtcto C 5 ai$Y b loo-G1b1 00176 8014X 3do2 . ti 4771 r a4Hc 71014,1 ( n-p h5I 0510;•�it'10--r,4-t sin 7 7171 C ..ly b�"tl Kr�ti� "" N uifi'04 X175 -5141, 1,5017 -11,i00-*''.. 1, st / ...A `*�' L _1 n -,,._... Ia1`. ' 23r X- 0004 0. A g 130 wW wALNUt XVi:t itiAFiti, RC ii# g7,. 0d 30,000 t'AIhHAYCN t:bu• Fi-7 0010,0237 A-ei17p• HAMr7t04, 405 1 fl 4p).-09.1 0 7!'19 s14A 4rr0d 2,304 . S.GSd C3 AC t#';t IOtlr 0+X10 r, rtf tt Jh,$EF; J 8 Ha on 7. 0 r 10 iT7 A-:i T'I& 'tf7ip x7+ t'►nj-},,ess� 71"1&`t:si4A 4rstib , r ,� ��1 toy �.,`'�' e 450 040047 ppY►4..5ALEH1 bit 177 3 0000 H ptD�i HAafY ts' y' , t -' [, 7t A M. ,.�114A 1001, 160 ,03X0; h!>t Ibab t1Git� '8 "`-Y�/;�J tA1t#HAyCty CO .'!I" ibl$ Olt A- ii76-att'aritt.•:rf a tT it `Z4..-r1 �. ti ...,_ r 90007 t 3kS.«a5 7 1 r'9 ta,4 13k,J f113 - 0100 t 10754 `0f 1r 7I �''14n 1 1r0C It I 7 " , , s� y - i 4 . ,.r la .............,r""., '._,;'.,,L a,•i`,,wN1.U"tt,Ci 4AIr,,, cY.ib ar.''StY.I '` fac » iAC"."».....: ' yr ti ',r�`,'T'' 1 tia + ' #!r o-0. H A poor 0 37 A».Itu,i-di7ll3,V•Lir1t 111101Ak N,1LMtR Qci�u331 I4/7P 5, • .., t � ' - , 1300 7.300 ?9 000 49,:00 VtR , y �'� ::'+� '` • - ...j ., r_.� `J_57 Fi '�:: '/10 I-2 .0. -4.rF�,x Ol11lA/,»C. !",-#.$ J`'++`�rr"tixL3ltt • ,..,d31T'"ir�r,iA.,Y r41r:4 "y.,� o1d' A«�'I"b'�'-H'nuy v !i�Lrt'f, �"�r.e�i7Tc f.E"t'1'Y� a�'i`-aeT 31 I.tyL t :.. .�. 1 h 0 ROY 3737 PORTLAND, OR£OO}I + 36,9UU 44,'0! �tI',p 1 /,A6"F ;• '«1w'�u�J t t 1 29,600 FANTASY HILL 1 R»7 1012 0E37 A-21109-6005 THOMAS, bGOROE E JUDY K 513DC 7,300 t?9,5Oo 38,600 vlliblll yt k t4 ' „>.t•'r".jy IH}i `n"`�i 3 Sri(' RECORD I N(? rt,4 r ACREAGE R 1 —DATA 1AssEsMENiT (DATA a ACCOUNT ASSESSED CANER B.- MAP 1 N A x ACCOUNT ASSESSED OWNER & NUMBER MAILING ADDRESS ACO �s n AS Etas TOTAL ADt)tT1ofJ t T NUMBER MA I L I NG ADIJRESS ASSE, Obolc-PAbl DATE �� r LAND tMPROVE. MARKET w * I N I o .t A- 13rd-2+204 C H161 IH KIN() LWIHEHIoA4tOr OpEtlON 67.,3 2S110h VALUE "717;17r"----U 1V15101Vku4G :JUUg2 oar A. u- 4, 1 LLH00,11, wowAtr ,. a.ltl0 ,ORAL 1104 100e 0237 A-21336-050b bUR5Tc1WU_UOSNAt.YNUFr LN Ti, A 21325+2300 H19TERCK, AL9LRi O 8110A 0.100 �` , _2341 u��p/'(14 9.FTH PLACE T e3A,-017.12��_ 411 3.:0�� cK N.,ag abnil,q( , A-01.Sr.R-perHOLL1-5trR, 0111ZL-L 2G110A '3,76`,_ `"48,/ 4.0 r'Y A ufl 4 ui 023't A. u- ; + Ou'1}5T!'Il�,l gtintY'Pri �,- i 14350 9W 114TH,710AM), ORCU N 97223 k'' A-21325-24302 M19TEREK, ALAMT o 95110A 5,700 271366 3$,00O .42AC N.U4 '1012 0237 A=21,33b-0000 HFt2�NERD1TTfY5OIJ PORTLAND, �_��J3g g1�JONS J Ay�1HA,OIi Sa700� /t;, A-$ITIZL +2Nt�1t3 u'IiU�o,i�- Ffl`CFrA7t �1 ;Se 4/57 25110A `-""2'i".S1!i i �1APq�. A k' YL 1J. i. = kl 4 ROX 259 SHCRWDbO. Otl 57140 . o U4 I Od A-Li 'U-r 4 " q It L rlt 0E.T , A-21320-24410 HCL.ER,,REJ1DAR 4 JR 9`20'-b74G si73 29IIOA 5.100 91r70b 27,400 COLE5 ACRES nU4 Olt 0237 A-21330-0700 W;LOYCR,onACCL i{ICC ALLCN 434, „ 4tl SW 1 4TH y T GAUD.t o_119 f A+a' 2 - 4 h r NAULn, is GHA L C - G.0 1/70 Es 1 I dA 2,ii 23 AC Jiu4 1002 Gzax" A-wt iS Tr• I. L;L ,,•'uil%cE. ,fi kT 4,ROX x550 SHFRW09D, ORC H 9/140 A-21328-2500 p.ENNETT,. LCSTER L 957.01'34 12//3 251100 a,4130 IE1.0b6 2$,200 CflI.E5 ACRES RU4 1012 0237 A-21330»000D trU RAUTSWJAGQUE5OUf1Y LANE 111 i, ,lyg t?TH VE T15A" 7 � b7if'G 2016Rn t, JAC"t��T: .—I.E'Ad.t..t A-�rsi:'f'a`c�it) iNa'7,�5,�} /� �Y �_� _ � ,._,/ �• ,, 5G�'�Nu ME 11x2,..4051 r�AffJ�fSJAh(t�l M IIf7'}?"(I'%1�3 3f 78 2911(fA �` I.I,SOG , 1 ! ,It5"A�� Ru4 1�i? 0237 A- 'w -+ r r Ibub NW MELnosE Pon7LAND, f 14292 9W 4TH T10ARD, on b 004,0. 0A 5■560 9,000 14.500 .2300 AU4 Ibl2 0237 A-21330.0900 WARRINGTON, P D4V10 •' A-2"11320+2020, t u i 4 F4.0 NLI.IAARIJjhS RD T�AN1). 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T , *.4! .1.,11,0 1,... ,,,. . . MAP ASSESSMENt, DATA A...RE AGE 0 R A .4 DATA r'l A: * :?": ' IT ASSESSED OWNER & . / N A x AC , ...., ADD I T I ON TOTAL S 1 T c ,,,, . . 1 , 1 I ,- 4:9ER MAILING ADDRESS ACQ. N 0 .. ASSESSED ASSESSED mARKE-.T. / I 0 " N .. /•! - I i* '. • . 4 1+ BOOK-PAGE DATE LAND IMPROVE. " VALUE SUBDIVISION G 0 E ' t.; 0 . .-, • __ __ __ _ ____ ________ _ ' T.11 Cm CH JACK w-cHEFTTL i 000-0492 9/7E. 51 Dc --"7"; so 26,2cm 4.4,5oo v 1E1.1E10w.; n-'7- i 0 if: oa3-7 A •' ' I."' rirrj1":.:11" :'1 13700 SW I 14711 AVE TIGARD, 1 97223 msoo DAVIS. JOHN 1.1 II 075-0030 2/72 ,s 130C 7,300 '10,000 47,3E10 VIEWMOUNT R-7 • i 012 0237 A-1 .• • 7 1 0 11.*1 r.•r, ,, • .'.... ,L37 f.511 G14 11.4 T 11 11 G A 71.0.,,,...2.1./12.?...P,3 ________, _______ _,._ ;.,•,,,,•,.., . rt,1100*MC C LA rw,--TAmEs RO"6"s !nib-0630-r /75 si3Dc .--7,300 3,.300 51,20o vlEwmOuN El-7 "i d're- 0237 A-1 '..*-. ,•,,f• :. . '• " 13735 SW I I 4TH T!DAVID, OREOCI4 97E23 1 4,'":1.1100 JOhlES, CLAYTON 11 921-0399 4/73 „St3DC 7.300 29.400 36,70o V 1C1,41.10UN T R-7 iota 0237 A-1 , . ., 100,"?1,*..r. ,' I37'4M NW )I T H AVE Tr_DAnc) IR_17223 . _ _ .......„......„ ,..,, • r ,.;i .., 0• ';.1'1)(1 rii4VE-Ft iffe4A1.6 E---VANESA-C.----'116----(iflit).-.4/1- '..s 3oc- --743•0 3.3.400 40,700 V 1.10 NT R-/ 113112 023/ A-1. I-'-'I(;...,/*1* / •*, _4 • ' i3755 SW 114TH AVE T!GARD, 97E23 ,,, . , -, ,•1•1100 OECKtn, RONALD 74 CARCLE A Drip-0016 9/72 ..S13Dc 7,300 40,300 47,600 V I EWHOUNT R-7 1012 0237, A-!. 1 1 u I R I,•,'-7 ••••• - 13775,SW 11,4 T 14 A vE T t Gam._ 97_222 . __, ___ ___ , ,,,, _ ._ ,. `*I.4-;13-r E.4,911.11, MITH,Ct(..---6-- E3 -0e0b 1171? SI3Cit 7,30(1 su,boo 45,Ono v mOuNT- R-"- 16145:7 023'7' . r-rO'fir"':-7.; •-,,k•. 13795 514 I 14TH AVE TIGARD, E.' 97E23 / 111.400 DLA.:cHARD, KENNETH R 93)-0909 6/73 S130C '7,300 313,500 45,00() V IEWMOUNT R-7 1012 0237 7 1 0 I,?I ,,.•,•,- ,.1 •• ' 13815 s1.1 114TH AVE..1.4.6„ARD„_2:J4,97_223 ..., . .,....- ...... . t' il"'d •s'f- ."ELt o Ff 1.1r_.<09961 /7, 9"6111)-c .--77-3-6 o if 0,ritib------tr.,....Lia---.- "VrEwmomor R-7 1--61-- 0237 A-, I -----ii-0).2.-----...ki.,14 ,1411€.„.1,1_ . • Nt-0./.0., 417,p._• / ,........jc. ....... --...}..,,-..,Z...,,..........#' ,, ......„./........... '1 ',', 4?a 0` mAN, o it7/1M"b" ,..-- I aro,--0'4-3, 1 1/74 •.,•130,-. \,.... ,3.• 4,7130' 52,000*ZIEPR7.1'7,,,r R-7 1012 0237 A...■ . . I 001g,q4°, •:.4 174155* ,4.1)4TH AVE. IllgAL'al,...„ / 07e?...„1 , .....,__ ......____ _..„ ,-.....-, ..,_ ___ .... -___, - . • , • -,...,t „ ",''' ''',,,141 VV."',ST jtisET-4:1"w §•,,ff-osi-a- 9/73 si3D 7,300 44,70n be,000 VIE.14mouN, R-/ 10 2 ad 7 A-. I---4-1,4or''',1114". •7N '* 13075 SW I 14114 AVE TIGARD, 37223 . ,} t'• )i060 GARL A1EO, DENNIS K GLORIA 965-004G ill/73 S1340 7,300 39,-/vo 47,arm vi LWMOUNT R.7 1012 0237 A-„ 7 Itila'i•• ,, .-I. 13005 SW 1.1.4THAVE _TIGARD, ') 97223 _ i ,-„,..,, LI::: ' 'IrA5-07 rE 0E1, 5TA tqLtY w-""Iir.-VLTil:'r'.1- V0449OsT"T771'"1"17br- ---1`;'Sia IF -1-11F,'3-ai--triTtrar *I E WmoUT/1"- 1(..7 F.)12 DES- A..' ,,• •..."Thlti.■ In-''''' 4,' 13000 SW 115TH AVE TIGARD, 09 97223 ' 1 ',''7.110'NAT",F Soli, ROGER ft 0E19-pePs 9/72 G 130C 7,300 45,500 52,000 V I CW11017141 R-7 1012 0237 A.- : I lag it 1 t.,t`?'' ',1 •,.,. V0.QQ.,._.sq 1.15TH .7 1 P.A.-FIP.... (2 P,-9....P,113 , .., -_,,,,-- ----- r,-A----------6- t:i- ----- --------- I ..., u• ".• 000 1lEu.RR FT,ThA-v-Iirr" ' --" 1 2417.0530 3//.5"Ths 1 t.SLA.• 7.300 i,,.4,4 64,70 1 F.w oUN R-7 1012 0 37 A- , *---- U *-r.'". --' .,* i' .. '1100 Su 1151H AVE E T IG/AD c-I 97'18" • I • , .,s.. , i , ■•• ..?..., i'10133 SAcKER, RAY W LORRAINE 91E1-0701 4/73 ,s130c .43,700 51 000 V 15WrioUNT R-7 1012 0E37 A- ' •"•-.7 1711;4 i Y 1.‘• ', 1,•,30e1) cit-1 1.1tiii'l A-Yr T IPA,P.P.4 tY7 97.e23 7.3-00 .,,,,,,, . i 'WM-3 W I C cvfelfrrTi'Onefer3 ' - '- -,4tErt.000 uria-..g-ingt-- -$1-7:i'utf- -11:1;601---) ------74"G`72-thi- 's-r ETh.TaTifo ' --ri-7 FITT a -u-otT A- ',.. • 1 7 E ,1, .e, '' * 1000 SW IISTH AVE TIGARD, C/E tvre83•I ..t•50t1 TEACH, ALD(C 1. Ioessw-54 5/75 S13DC 7,300 50,000 50,100 V I FWMOUNT 11-7 1012 0237 A• .. I 141,1,1'4", I' . 13700 SW LI 5TH Ayr i I GARP,___11:1 97E123 _ '•. . ,4,..,,,,,..i.,.,. • '1'.1.1 KftliSliFT*,"A air gi--6"--- -- '-Usti-ci-1111 I siltrc ---"1":2'66- -----1" ;61)6- -irti,ubli.Er V--MTetrii---- "Tt.77----1•1 a vet,' A- , ,." I vie.i ". r.,, .. 1321i5 SW 114TH sT 1!GARD, DP.,EGON 97E2* ,•,, ..'.1 • *•,,,l.ilila NICHEJLS, LARRY L 1 031-0017 0413 S1Not 7.:,00 30,700 45,000 V1E4MOUNT R-7 1012 0837 A- 7 ,‘41)r '..'.-- A 11720 SW 115111_,E,VE. 110AnD_t_cy. cilt123 .c trai rotyro cTelty A EitVE PUY ,i 'T1131-...o2-67 9/1-a--- •• ---7"."SMT tirlairo 5T7T6Tr v I ciFiburiT 4-7 DI' •aT A ',... . . 't , 61'7- %':' t1/7 . 13700 s SW 1151H AVE TIGARD. cr 97223 . 11.43J0 sritiLui, T108ERT 4 • 1,1Ar4.1E A 51 8-06E1 3/73 S I 3130 7,300 34,400 41,700 V iEwHoUNT R-7 1012 0E37 A- ' . .'7 1012 .. " ' 13500 SW 1 ISTFI Avt: T!GARD, c't 97.2-3_ , v f 4 ..,.. '.'*r ITT lir;HIV ft'r,--rat:b fit YinTA--'-- P913do 7.Fin 6 4-74`00 3-8,200 mELE-115s- R"---7- lute OTY...T A. - ,- 1%..',z.r.- '1,,,' 13610 514 WATP:I NS AVE T 10020• trREtior.1 27123 V,' • ?-. I•t0.00 TRErrINotk, At.ICE D 45E-0131 10/61 S13DD 7,000 '22,200 . 30,000 MELROSE R-7 1012 be.3-7 A-,, , • , flu.r.'$t.Pa :• _14,530 SW WAT111.17; I 1 GAno,„_001 Jorspili??3 _ _ __ , .________ -_ .,,...„. .. -- --- _ , :.-.:,.,-1.1.., %1",itrirair wiRorr-,---Tit:61-61,4 w AL'llE E 1.3 'EITSUD- ,8011 .--a.7,7b 0 so,3c ii mEiTm.,,r R-7 To a oe T A- v L`ui., .., -,.. 13570 SW WAIF.INS 'I IGARD, OR 7223 ' -7 IGO.; • •• • 11:2;.1400 SERFIES, MICHAEL. 1006-0053 12/74 -5.13DD 42,700 ..,...., 4,...C.4.0.t.L..... .6.‘2.24...it2'..4.. .,.21L.c--,i......12.1.14.„ -- . ocifEJEAULIFU. 8ASIL F WA.0411 e/73 al3C0D 3000 45,700 .0bAC 0-3R-7 2012 0237 A- ., ',-/- l'irr,',1 •' • 4 135E5 SW WANING 110/PD, 'kt4oN 57;!P3 7,000 2 ,E100 31),E:up ,A 1,.HAv N Dour, '.. *117TV." 02 ' A- -, , 1 • lotO . .;.. !"."a It.101401445PL)r).Alyt'iPARvE;At.tils:cLTIII-rit;A2Al2INIEC.Cjr,?: .,°e,..L.1.76 'S 3t)t). 7itica 1...- ""$4 XAIET6, '/ t4 An*I . ' sraEr I 1 314/no ZO.bt) FAIRHAVEN COUt, 11-7 1012 0217 A- . -`1,ODD ---t5;"315-6' - 67703o FA ERNA VEt C. E- ' 0 e M.,417. A-• 7,900 85,E00 , FA 1 RHAVE14 COUT R-7 101E b237 A-• , '7 •04),, - ...1,440t, vlpeth4rit',,SWowF,',...tAl 1 firlt.0.1K4 vTIOAFP:. •,1 E,106:11J0Nr..,2,7,1,.15,70 io ilui I 04 I 1012•' lovis_lw r.A101-1p,, t4 I I It 01.c).;,...11_.0.1.?e,...3...... ......_ .. .. 1 , . • ,riob--;---4r,'6Vii---'" 't.r,--gal" ---Th'relIbli "1-"PrIli-TANtri-tafOr."11-nr- •rf" •.. - A- , '1,',.MS IITOMM.4, r bWai 5 t,4 '1'1- •.t • 10155 SW -t I PI AVeN T WAND, 077E0G1.1 6"72,.?3 I ' . :54,;,,.1 r, -1 _ . , ,,I...14t5 11AZELETT. JACSCI7 R 906..0346 I/73 .1G1 3b13 _ '7,000 •2•000 40 ilau FAIRHAVEN coU 0-7 I O ID ba3-/ A- ', . / 10Jt)I-,-' 1 i t'i Li SW,...01-11-1-..t.1 t Fit) IIP A t_ifit fir?1,0..06..r.?/;=-,:i. ..., •-• . - ...-x--,- - •--- 0- k '1F-'61r -rata- ' s .,•,..'yTO/-I,'i..-FICY,-"P a a t4P.:.'V w -Fs-11 - " 792.70947 -Priii.qg*i:WU" ""77"a 0 4 ,Tub q1-713Ti F HAY,.1 L 1 - tie A7 A,- 'V--1.2•1`;'''I'1' ' 10045 SW r A I*IA■■•tt'l T!CARD• TE.00N 27E',3 ... 14,401 onticz• Doi trA. 1' D I A NE ,,1016-0133,,13/'75 051300 7,000 34,400 ti ,',ott rA1RHAVV,N cow% R-7 Ole Otni A- . -....h..1 ,,,,. i. 't'.',.' * ' 4: ''* --1-19jD'I-5ti'ciAVrAri-E21---52---111"-Ili'iu 5,ir.:8111' gmb-- '-'rratitr --"-1;"67tiff'd 41,alb -1'0%ikHAOrPrCOU lit7-"--am- FIT A- i . --- '4214 • ' r TIO71515'SW E A It-MAVEN ST HOAR(', 0.8.2,0tiN ;1222231 '' 7 101t1 `r,4' /,; ,i10 MCNF1LY, EuotNE WAYNE ,,S1300 1,00o 34,300 4 ,I b 0 FAIRHAVEN COU, 13-7 1E112 b237 A- , i v'-'11'--I 9.162511 4-Altiii 6lrti-Sirl't-P'°11-h". 1111k411-- 'Irr,..7bb"- --"--7,I5116 "-7.117-iii b- ----',iB-allt. -Miri-iPtirro - fi"..1.-Vu Li. ill'," A- ' ..../- '-01.1;2'„..../' I J„'..E01,. ti T....L., hi.c,EALL C 611 pi). , SPO SW 1107H AVL. 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Akr (girl t JR 0 ARCH t n. 10000 rW hi;41),,rt..i c.,i 7 1.9.2Ltin nt.,r co N p.t./.1:4 11 { ' ' 4..........■10■"..111.41'0•: ' .t.,iif ill"XITC6... 1.-.4**--Hjtil7ri-r3-----A-frri-'---rt-rwt. 4 67' j 0 j rsn--- - , i . 1 I Zq.e, APHAVLP Cell, 11..• I. 2 0277 A , ., I es, _, 1 Qtp.) sa r A I PHAVE14 Tit.tlit.• t.-.0,cw)w al?.3 , . ,„....,..,f,..........- 1 " 1 01■, -*' r riir•TgTA14c1N-,-TtarrA L a 1: ',:taa-r"rr-- rap.m,-aar-r.-...-r7a-- ..,.0-- --t7tiotr ...'-‘3.trra Mr se,3 no PA 1 RHAVtN COW, II-/ I 01 D237 A.- ., .1 ..........----- ..,t, t tr7 AEI 5(4 t A 1 P w A v 5 fi ila 11 r A 4 V. 01-•50,11.4..,T7/..1j23 ..,,,,,,,,,,,,,,,,,,,,,,,..,,,,,,,,,,,,,„ i......„, _.,..i..rnrv.E.r.r..c Tar i..7.-.....i 01 e „.„3„...a.. A st----1•11-111.4 .•* rrrrTrt,:44 1:11 ITT. 101-,71-01-67717-*--------- _ ,•r t ,„,,,,1- ,.;,,„_, , ..__OAD 10 51.1*FAI10.4AvEN I t CARD, fEDON 0/et:A '''`-'-'' A R' 1 1 1 4,1,1. .,, ...r z 1,041 u tiogogl7T+10:11rra"r- ,-.., .o-*. 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'0' w F AIRIIAVEN I AY t I"A.) 71130N lli , ..7 it it .',•., ■Zgid tiltrOsitrxotii-,r"----'-1----'-n-I--1-9"-L- 4-t'''' etrxrp -----'raroti-'--trttinr.--sli*,-Orb-'flthrtiVeMtir.litri--rim-131 --1 A ,.' tt.I,r A v 14 .IA v t AP 4 b 1,1Iic./. ,. -i LP 1,)",„ 4-V344 'MTIT, r-riirtn 4 i . r3tly -77Titur---rr;tror----strreela "rkl'artottetburitt/'"-Ttrrv-trurr A ' • 1 , ,1(171(1 sii ril,I puimit.u.1,4Av, 111,0,9,2, DRED,oN I er, , , ,...14.4. 4, 4 }ti il IL 4 611444.4. ■4.4■•••4 , •4,1 I 0 W*o ' A .. •.'•••'0.-;;$444410;044,C 0„ U7,1 4,j 41 ErrillP J'Irrr Trill -I't rldt"' '''`-`1761f6-- Z51'16 6 W...1'1'616 f*'+'f tlA'Vtrt e Ofir fl- t ti f 4 0 d37- 4 ..., ...t.117 to t4..1i.E.:raniroy_t,N W_Ax,..;_lt GAN_1_,Q1_31 qtA lki.4 ,. ,,.., .sr.., -ro rxrittxqtrrou, .,,./-- - ,ra,--Irg-3-1 A • 'f.L.....t....1:::. • .,, • ' Pt'A17/14"" 11 uo 0-cfccr re rip-.s172 • 77613• .. , i.J i '-' 'N.r) P,44-Vtly'ILLLAt-1-1-tim" 11-4?--4.-- tItl-'*-""'"'t'litl ''-'''''" trIlitf'''''''''''tr5d CM''f-A-11/RAVtft*61)U '7i-'7` *** '0 I 0 2"/ c...1 ,i 6147 , ',: ff a T) i (I r . 1517 4 P I i 3 . • - 3 A , IIIIIILM-4 s'...1....11P....filL4_10i..1 t I tttt' 1....,...6114 -Pg,3-,.„..,..4.,r .......4........1,,i .. --"1-A..... 4rx -„d.„..„..:1144.; 114',it, cn,..)K um,rri 44 ,11.1..01.4 ' //3 :ib I 3.10. "/,,,,,, a ho ,4 i L Mr,ktittri.6, tr 1.1.:"/ i P. -114 1- A .../11-a 1/1 1441.14.111 Tt 1"1,0 Alit.D.oll..,iiic.,3 .. -,..,...„-- 1.......- ........., ...... , - ,. _ 1., ,, Ito kirli,nhi r h lilt bl,1 iii -P1111144'1'4 . •,,,,',.,'•,•-•" -•‘• . IL't 411P INDE'X 1 011 1 _ . ___ __ , _____ 't . • .','''.• • . . . . I .410: '• /ON F.4 C Ii A G 13 - COND I T I ON A L/ "SE - VATiPANCE" - TEMPOnAnr° 'SE - NON-CONFORMING k q, : ? 1, 4•.., USE REQUESTS , • t, : , APPLICATION Fle # "Lc. a1. - -11 ' i Fee Rec 'd . . • . , . . . . Receipt # 19"0? ' Ti ,rard Planning Commission ,..., 639-9171 12420 S .W. Main St . , Tigard, Oregon 97223 Date Rep'd --v , . By /-7,--e'..-e4 ' . . PLEASE PRINT IN INK OR TYPE . - Action Requested Planned Development - Phase II , •. Applicant ' s Name Ted L. Millar 1. Pbone 777-4861 . 7941 S.E. Johnson Creek Blvd. , Portland, Oregon 97206 , , App1icant ' s Address - ( street ( city) ( state) (zip) ' Owner ' s Name Phone ...................... 1 Owner ' s Address _ (stroet) (city) (state) ( zip) . • , , Applicant js : Oner Contract Purchased X nevoloper Agent , '.. Other Owner R • eognition of application : . Cd./401'Al.) . It/ k •. .. . i * -Vices ‘ . signature of owner( s) .. .',Person rehtponsibie for appIicktion VanLom/Kraxberger 4545 S. W. Scholls Ferry Roa'd, Beaverton., Oregon 97225 •. 4. ( strotA) ( city) ( state) ( ./iP) , POPY,RTY INVOLVED: Tax Hap # 241-143A'Tax Lot(s) 700F 800 og000 . ...4, 4q4-4414 , . '. Address S.W. Pacific Highway @ Gaarde Area 1. 4 -4, (acres) , sting Buildings (;44 and type) 3 Residential ,- Old WW1 motel -. ___,....,..„, ..,_.........._______ ........w..*r ..........r.....r.r*f.........r..r.r.rr r vr.............*0....r.................. ■ ...rrr......a.,.......,,,,,,,,A. ..A..... -.:.:urrent zoning C-3 Current Use Residential t , . t . k.Appl leant ' s App cant ' s ,15roposed Zoning I'D ,. Proposed tse Commercial ...-..........,...W.........it..OM.*.Or,4. ■...0. ., .r. 4 ,4..r r,. r,.r aIs, .a.A.,...,..,..4............... ... .....r...... .Or............0..,...Ar..................*......o.*...a .*.....u....,...................... *Ur .....!... ... ''' lutM1 S S i oN Title report "F'asano" Ilequirenients 1EQ1 ".,IENT 8', Legal Des Qv ipt i oh Vi c in ity Map .....4,....,a. Tax Map Site Development Plan . Site Plan .;1!, r , L._._:_,..........—.......,—..,—."—, —..,.....,,.....,..i..„k..—..---... ..-L-4kF,.,....t . , • Y • , CITY OF TY&11D-.3.242Qa .EAT �� r, N, �A�.�'�-:�.ZCr�.RD--�4' �CaUN' 97223 iECE tPT FORM �,� DATE: O"� ' 7 AMOUNT $ ` '..5 __. DOLLARS . n NAME; 'M,r a. ��'. .�` 1 -,n.,�...,._,�. CASH: • ADDRESS S '� / C z. c • ' . # OF • FOR: ACCT 0# PERMITS SURCHARGE AMOUNT SE WER BILLINGS 10-]31 $ • O i x BUSINESS LICENSEtOP 05-33i "I PLUMBING PERMIT 05..332 . , • MECHANIC4 PERMIT 054.332 • BUILDING PERMIT 05-333 ■ SEWER CONNECTION 104,363 . SEWER INSPECTION 10365 SYSTEM. DEV CHARGE 40-366 PARK DEV.` CHARGE #1,.45-4367 . , .. PARK DEV. CHARGE #2 45.368 ;' ZONING ADJUSTMENTS 05-362 ,. "� y {S S . .. ........�... ... _.. ......+s...... .....rr+. rr .,. ....-, w................... ••••■■•• .:•••• ■• •• rte... ..i....:.:.'..�+.•••,..■ •t t i O.. ........V .._..l..�a......+»...i.:: ...,.,, _ , y TO ,$ . _ $ , )S*— DECEIVED BY._ At. �, ---�- _.�._... ,.. ,PERMIT NUMBS tS ASS 6NE -- t" . Nltlkttbet Amount Numbet 'Amount ." Number Amount S 6 1]4 • S iy`,l r. :.........c... ...........„. • .. ... .....x�ax.y.rn r..xrrxn ,..v.-.. ` .,... . :. .t a•,•^M1 yb.M.{L :Li'..!'.` 6.xy rJ —..', :,, ri I f+ r ' r w y...Lµ `�Y w,. ,.J� s. a �, -I w .r S 5 ' I � i bart „ f I+INVolC6 No EFgI15Ne:'" f INVOld §' , E UctloNs: ; BALANCN° ;; '?G{yy� /�i f{'(r �•.I I11 �i)� {�«y`y{j�yq�fy �++\�(1 , �,. a y,dGilI Pa4r1S k Place x!{'11'VjecT V.... ;7 t, .�.� II th L.Y (1 t� r 1 [1�+.1:�a ni rigi`4YQi11m.i g:S�,ofl I ReY i ew "a, � Cf Y� '.r, r .� t) ti. � S `a A {-�Icy 'Itslh'IS ` - . • 4 . /crm.: - CONDITIONAL 3E VARTANC!E TEMPORARY _3E - NON-CONFORMING USE RI.QUI;SI'S • APPJ,ICATION 1e # - 7 Fee aec ' d , Receipt # Tigard Planning Commission u39-4171 Date Rec' d„ 12420 S .W. Main St . , Tigard, Oregon 97223 Bs7 4 PLEASE PRINT IN INK OR TYPE Action Requested Planned Development - Phase II Applicant ' s Name Ted L. Millar Phone 777-4861 Applicant ' s Address 7941 S.E. Johnson Creek Blvd. , Portland, Oregon 97206 (street (city) (state) (zip) Owner ' s Name Phone • Owner ' s Addross (stPret) (city) (stafd) ( ziP) Applicant Is Owner Contract Purchased Developer X Agent Other 0ner Recognition of application . • • signature of owner(s) Person responsible for application VanLom/Kraxberger 4545 S.t. Scholls Ferry Road, Beaverton Or egon 97225 (street) (c3ty) ( s• a• e) ( yip) . PROPE,RfY 1NVOLVbD: T M ax ap # 281 3DD T Pt 801 & 800 ax Lot($) Address 18825 S.W. Pacific Highway Area . 97 - ( r s) Bxisting 8uildings (# and type) 1 Residential wiseparate garage • Current Aonina C-3 Current Use Residential/Commercial App] icRnt ' s Proposf-d Zoning ov _ Proposed t Commetcial/ProfesSional 111 ' SUBMISSION Title Br:port "Fasano" Pequiroments 14.14.QU11:t.:01..NTS: Legal nescription Vicinity Map Tax Map Site DeveloprLent Plan Site Plan 1,4-, ittELVAINEWMEVEM2==a2MiiiiMilir 1 • p , ,f4 li,c ', . e I Tigard Demographic Analysis • Feasibility Audit .. • . . r , • f. [ , . . . for H' Elmer* ,;s Colonial £'aeake & Steak House . r y • , , U� : ' ,[ 4 H Dr. William A. Manning . Aesacia` e Professor oP. l anag6ment rr Portland Sate University 11 t i . . April 28, 1978. ,,. . , „ . ,., t • {f ■. .._ 114 .. i • [ . . * . • ( ■ • . . i + • R ' ' This report was prepared at the request of Mr. Dick Scott, the manager and operator of the Elmer's Pancake and. Steak House proposed for Tigard, Oregon. The objective was to determine the feasibility. appropriateness and probability of success of aff,.-.:(• a, Elmer's restaurant located at the intersection of S.W. Pacific Highway and Gaarde Street in Tigard. The results of that arnalysis are contained in this ,'+R , , report. , is b i . . r ,;. fr .. �['.��:'ISilBL7 E8iFra'Z. n, 1�.xl R.ai','Y„..a+.jY. . -a-♦9.j». .. ! .• ••�v ,i •. ,n,.v,,.., u-n.•_...�..,-..._,-4 rA tRN.RI by-.�YI iM'(91o6 •.;.KM'Wra.tiL r-+,�r. •.°`.V" 14 . • ti . „ ‘ j r H.tJ • L Contents of Report - - 1 A•1 I. Elmer's Colonial Pancake & Steak House A Bach round 4 . 1 . tI. The Site 1 III. Site Demographics and Future Growth. . . . . 4 . . 5 I . Elmer°s Clientele . . . . . . . . . . . a . . .1 • V. Justification of Need . . . . . . . . . . . . . . . . .18 VI. Summary . . . . . . . . • . . . . . . o . •1g • 1 . • ....„(..: [ H.. FpM t' • „, V, r !. - .. . .. • . • ♦ ♦ is t1 k i' M 4 ' z { ,, , ,, I- , ,.., i ,, t, .. . r V° ='Y I. Elmer's Colonial Pancake & Steak House - A Background Elmer's Colonial Pancake & Steak House was founded in Portland on N.Et 82nd Avenue by Mr. Walter S. Elmer in 1960. Throughout those 18 years, the emphasis has been placed on quality family dining in a Colonial atmosphere at modest prices. Many of the menu items are prepared from recipes and ingredients developed especially by Elmer's. Originally, breakfast was the speciality, but now the lunch and dinner trade share • evenly with the morning crowds (see sample menu in Figure 1 below) . °' o q. ,t,, `,: 4,,,- , r ,�g ,,. , i J ... s ,�, .Is (Jt r. _ .." ...al"!',.:1w-. s7rr.1;.•^i G f i /t ..` 9 i u 'y' VAItCAII a i i_ 5f ii" 1401,15E 1• e ,; . i ?� i I' G i M jr i a sa • s� lxa { 1�' 1 4; 1!:‘‘.; ''4'.1 '''t:f i. CIA; N„, , 'l '" � � • i d ' 4' tj may kv r ,A' . !i y'4 w•, 4 1 �1�fN ^r f" / 1 VT: •'''it ' Vietrafeef,lideta afiee 19(L *d ert jccWdnt€c'keNel ?�dicti d a'e 7�i'dtf I • Figure i Sample Menu 1 ~'o:+. ..,.».......,.,_.......,..,.._,.,,«.. ....w.,T..+.....:.............. -.-,.-......a.;..t........-._...,,�....,-,...-..-._....--...,.a.v.,,........,..,,......-:i.,-..........,,...,.�.....+.•..tea.>....,.......�.k.�.,.....t},m,......„. ..,..........-.-..�i......,w«,-....f....,. ..,.n,a .,-.."..._........--..,.-,.,.,..+.«.,.,,....+..... .M..,.....,._�..»,..._._,,.�,......,u,,........_ , • evenly with the morning crowds (see sample menu in \ Figure 1 below) 1 • l'... • WWif" u V • I ' ' Large Juicy T.Bone Steak Breaded Veal Cutlet For the Neatly Appetite Served with Soup or Tossed Green Salad , t i i Served with Soup or Tossed Green Salad French Plea of baked Potato French Fries or baked Potato • Colonial Ham Steak q2 1' Choice Prime New York Steak Served with soap or Tossed arear,Salad X,� Served with Soup or Tosses!Groan Salad French Files or baked Potato I PAA French Fries of Oekr,d Potato j y Choice Largo Top Sirloin Steak Elmer's Golden Fried Chicken 'r .3+ Served with Soup or Tossed Green Salad Served With SF Fries of Tossed Green Salad, French Files or baked Potato t l 1 French Fries or Baked Potato 4 !! Seafood Choice Mini Top Sirloin Steak FIeN cuT6ETs I.!, Served with S0U0 of Tossed Breen Salad t French Fries of Baked Potato PRENCH FRIED PRAWNS FRENCH FRIED SCALLOPS u, SEAFOOD COMBINATION PLATE......111 0 u u ' • ti Sorted with SoUp of Tossed Green Salad French Flies or baked Potato .:. Choice Top Sirloin Steak and `� IA la Cula Pawns &Ntopi • Prawn Combination to a Carts hit,U tlets IA Li Cuts But Carob nauoa Served With Soup of Tossed Green Salad French Frier or baked Potato CHILDREN'S ORDER • he pairs or Apo or underi 4 ei,(010011ND CHUCKUIIai sod O,lnkt,,,,,,,,,,,,,,,, Choice Ground Round Steak 4 os.TOP sieLDIN STEAK(bk.and Sank) leh FISH CUTLT (aihbdn ,,, , , , , ,,,1,. . • \ ServedFWanih Sops oorr Tpsad dPGoreaelnSSldd GOLDEN FRIED CHICKEN wile.sad banks ,,,„ , Shakes -Salad of Baked Potato ■ Adults lot child's order 1 Figure 1 • Sample Menu • +1 i ■ ■ • ,.,......•.s+cew n....,. x. .,.or,..,.a•'._t ,,•....„...q ,. •'.111.1.n.. -....a.,. .....,e<,.. ..-�sn••..,N.ws''th v,u 4:. Ws;R�,t;s us;7Sb.....^.-ri.._. 4,oM,x•-4..,w,;mi•., • l r • ,h. y. been placed on quality family dining in a Colonial atmosphere at Modest prices. Many of the menu items ate P P � recipes l developed especially by Elmers. Originally, breakfast was the he . speciality, but now the lunch and dinner trade share ^: evenly with the morning crowds (see sample menu in ' Figure 1 below). y �_.. M^�..` , Todays �d Luncheon Special •--' 1 on ' r'; Salcdu�lc�ea up�. , ELMEh'bO�lUiltnllr:Mn�»��Po.aauaf . ��—+.,� ., ..�,�..� �� OE LUKE CHEESE busses ��.� , �.� lam nano Dn.0 Pelri 10011 • l•, _..,� -.. , ,,....rr a"w°I a"`•,_.'_ NAM4UROfiII NlS a •�`�^-•`r.....' F cial tUROER • ' Itndeo MILIt PANCA biAuilt i1aYP HrokGRr smokes atn4ECUED NAM,tlq EEEp IM Ir1111d AN) �,' AccVAtiH cDLbaAkcbilAMldwtuwrl•• taNt.lul. ON alOUIH FhlEl!NAM la SEEP bAi •• aarlidwnxpw H6idell- •x•, .. . ,.. - ' IEAN ctlnNEb bEfiPINr1N•i .m,id Wrlar,tiand ei Ion4 A H.,r Kr3 , BACON,I.E1 LUCt ANO TOMATO ON ibAET fk0l Dtimin lXR6E 4fRAUN• 3:NEOISN iiel Y«IUlae bIUEhFURY CNOCOL/1TE try,y 4PECIA4,11tUcR AND TOMN BUTTERIAILK Hw1.r I In.ra»101 kow,u TM.1.n e.twl4d dwl find r POTATO OANCAkEt ''''.t'''''''"'w' PANCAKES DATE NUT t, pANCAKIt 'd. 0 ?; TUNA SALAD SANOWICII - .' IRO k...d.1. r�+rr•+.r•' i WIAt ur.ad waN rt` PANCAkES PANCAKR, OEUGHi \\!! « d tbbt N N.rd; «w Iw+ rx,aud jJ,r,,,wrd11 m f Str..d 41rx lrrl W ith ti»Iwnt piDELI a 4.bii.i, ltl)1 DRf LED CNEEbt gANr°d a,u.o,el A burr, xNA 1rµi I iw pw.wlaon.d p:wr •, oy,i»x wi WIi4: ,,.^a...w port Iq,gd wxh d e itw a ellh tlACOH 6f IIAM , W«Vr.•r..aru �.., 1xe11lNl ., EOtldAUbEAitDWICN • I212U W 'atx.ellynx »labn+dl,rrbr wonadl«mwr..., .dtd r w,w- dN1t cal n,+'t<ewt n11: tr .„, .., ! ,. MjtN.YdN Id oWic14,M+eMir.It.d fit.-IrY ... ... aIY iyy�� b Lb BOAST 4fEF aANOWICN ' I coloNlAL PAN.SAN 1.4 EaENCN . a(IttIE rios oUrcNAP�Ii IT..nda�.datww.ol I a1.1.. .,, SjAAWaERRY HAWAIIAN CnXa aXLhD 60IYL irm.n A.w.krl.. COLD POAi1 TURhtY bSi.1.GII i ooMnwwx Won ad ROMEO • FOLLUP Pin..pp Id Panuki aaetltn inhered On ad rl,hw,,.d _ CREPES IN BLANKET iti 4.1111p11eD.d ix aamd.0,ld•.wrii bHnnlP aAlAn e7Wl....- IraratdW Nrwro ie,gi I,e:t tawlrtind to..lry l.r..J.rm ANx hilin M7•..*A,tr..I ld ., CNEF'b SALAD BOWL ,. • boLLAR PANG w nr„r,:*ter,:4°. d...d wax 1 nruai, a Iww.w:hroa.r»M bath+W.S.r.d.IrN rvld wuN rr»hhbad feoa�l,m ewt»nrnoad (wr1 whrq,.d bn,a •ad'r�r»h e4 m snubt�ke,gzets 610E OROER, TOMATO attiuFPE11 WITH TUNA eLMtp'ShhninatNAl dim NDUat 4ANDwICN t1 • puv»NOadWiiN, �', t,rl, .Md»x.e1l".a aw p«.whyAMWaI- PEACH P[AUFeElI1NEAnPLnAAIID Clwlanl�8il.dnrtln. , tool • tib•tr nl Ir.w ;t1 H e�al i n.rh e!KO tntm }RESN tANANA g k I&�"� ''. ' TOMATtl 4 UUFPEl1 WITH tlEEYILEO MCI Wand tamalo on JI • 7 at.t IMP, btoped C..ed bdhIMil plltnd 0aetl.11I nude b.e-e COTTAQfi miens SALAD ,a. t.� �d ult, ”" 10(t1�CREAM BUNT7CS y ,' A8a0ITEU PRUIT PLATE APO - Ilkd weh tnn dwu. bIUEBERRY ROII•UPS PANCAKE 6aua.Se PntY • - WESIFKN Oa Yialn.µat 11A RU)I.. S t.;e Iltr.d.x ita x l a:. 101 II.ram w.d.iad - O P+Ny COTTAGE CNI:E4E SALAtl ra,xrnd iNi.d Ild . m1.n erw, two tM intx taeaurl d'.. atIaaaa»td..i Ib.nldlea DgiLLEU PXttr MELT=Dround Round'Pi11F CoUN PANCAN S buikWhetf Fkdtklil tow,r.r»,twn.e 6,'' Id.r4Nry a.wa+b b+d It..d wrm ,»n eo.d tIOE CRAE dALAtl Iat wa s.nnetdrl db »d kl.n.4' l+rvid wI1h 4Wa poi kce!n Eb ad w,n Ynr bbx i��r m ta.t ve.rd % »1m 0.Pa...4 PI" 1.1.4 44 el/trot 9N EUGd r SIDE wimp BAUD' .' c...n.i:,.u.. ninee�rrq 1Nr11 ,i W1bn.d Wn,u, kbpr....buys�.M, I,nx aa.n 1 r.rr. -\ .lore el nrw Wnn,mta.Ww ny tvrv,w. r 1...- ter,. _ 1 SIDE CHEFS EAUD• + --.. —_ 2sin Ttlabfitl a.lUO ..,. .- ,. ..Ldd 1rr6 , 'j jr HAWAIIAN NAM Oak !E 9t SIDS COTTAGE C110ELO ,I Y t' SIDE POTATO SAIAO LIE'll'C'HiTIT;EAT'TOWIC147., TRENCH!OAST • 1,,�'d�itNI de al hht4i It Nt,«,S I1.et�rridr woo Haan. NW Wad.Emn.ial benthkreW,ai...drid. - ., /OW vnrbmliU.n.,a Mn 1.00°I•nAo� rd»+m French NW SIDS COLS SLAW I/Had rExraud WId W11NrAtWI1 , t IPM . , MN4 T d'ouI Mlt�,ily ......i........a..i..-....t• _ • W .»hip- boo, �,� _ ,-., �) NM 1,' AFtE5 ` r-T' I 01' IJ a.eA Hdon w i �+' LOPBHtc• a a,i,rx'rcl tow Clal,Alf.il ....+:..+ Id I1A1411 tet,AM ' Ut' iNd .. f; .4 Eud• Ht • f2 OlA ti co 1 F S� ,, M ..six 4 Goxwn a„twn cum .,,.,. NOON t MOO 71U1eiiatlarrk.n6NL+Iwit � � 1Snlprboon Ib1t�.•oln*aul+ ` (,�� 7A;i7 led 27."1"d u.re 2)i kite.6hEL EXhTd H+ih CW lle,b { ! j ELtb CHERRY LUNCIitbk tPECIAL obLr i ....'... ,.r Atsiiekexe,,sexeo l... ICkfiik Der evie. .. WAIVE W'e,N/Y4kbr.)a1 '-.11d1 Pr e�im4aa 'c" ",_+ ,..U..44.::tie. • S'1 , IcEThn,!AM bN Etttd.. iIAMtEad1 -Dr&,dl�.d 5.iilt .i xi tiidTM LOeI d iA wit L.et.,., •'~uLlt d».ea i.i t«.er hr.»IW • �1 u,e+M p ..� S f:,a,w,Evw 7 Eunln t .. ,. ... cen.1 t..p�.aa k.w...i.,, hSDIMwd.lepklw.,lydprla /� / D a netxtoet aA„dtd i4e d.lrri s.rmmw/audtgL �..,.... ' ∎etitit "+a'M",1:4t ( .,,wi.,�.r_...I"' id,tiblblN..Sle kWedeleli l LG-CAL b2lim iL, Yp `w: DUNU PATTY r».11t a Mr m�F.«ut 1 .uA ltn it Wn. Itnaa.i r... hlthkpgt 7►un. (IANIbflGkEi atEAIE eilA tJdtl id.a rJ aid 'wee/clNden.µeA..N§E.diM.ra/,Eytw.w i • .. rcN 7 aNrN!,1{'.1(7a/,7(wr,i, ,,.:.. �... ,.� 1 1 ! N d wrd EN rrd an a=»a EA•Iii ',ate toritmoIN�O LP Arxew —�..�++..,�.. ax:.:a.,.✓,,.,...... .,,,,,... ..,,,... ., , ,...,-,.F..., , .y, ,. ' •taaeei AAiaaaiuw Hit 0.4.14 0,6,441 NINIMULi CNAkWE ON AUAOTITUTIONE d,..1 j 1 igUre 1 Sample mend • • y Y '- ..., 1 , , P J'' Even though Elmer's does no formal advertising,a their recent growth has been phenomenal. Their success is based on word-of-mouth and repeat business, Locations R : now include * ' Portland, OR. Boise, ID. " . Gresham, OR Lewiston, ID. Beaverton, OR. Pocatella, ID, Bend, OR . Napa, CA. e< Clackamas, OR, Palm Springs, CA, Hazel Dell, Vancouver, WA,, Other restaurants are planned fora Eugene, OR, Longview, WAe . Salem, OR. Medford, OR. Seattle, WA, Grants Pass, OR. Tacoma, WA. Salt Lake City, UT. . Billings, MO. Orem, UT. 1 Dale Elmer, Walter's son, is now company President with corporate offices at 1707 N.E. 82nd Avenue, Portland. Architecturally, Elmer's uses an appealing Colonial structure (see Figure 2 for location) , extensivvel landscaped with Beaverton with oen-beamed, .' Y w...........................„—...........................,,`.: '""M B•ikw`Ca7:EiL`aY!oLfia tit,'..:'s "° 4 ,._._,...on....w:u":IZ..:.e::.�,.fiuet6tw . i } � y t ' y;� cs 1r j;, y„�!' oYIHY rM i�; 7 , ;,1LL r '' nn i t r """Ills,• ;.4Rlf�l' "W'. (,., Y kon �I"'ff�µj ,►.1 4 1 � �4 4 1 t M ., ' _e �,�y� . ) i 4 i t t is ; t <.w A,:, R N ` 1,S - 4+ '' "ft',1 " µr/. .t + 4 {,tt 4 W 5. t ` y 1 YAS i 4 t'.'7 f 1 Y' ' ,r . 1 . ' jig i•�., e 11` f i 1 �.I �fllN.� r �'n I 1 A Rr 'A * ,1.4.........xstu4�` ... } �ti r f 1 1 �o�y++p�f ti4 yt It,axt'"�� '�i'�'+�r�' x 4^X '4f f ,3F3 it ' 9' 0 ,jt ,� 4i . ,,. i.1 i k r 'r '-.-- /,:; ` ...:yc. 'IN,,,,'„,' "`, •! ''' 3+. dr 1 s.c ., .,R�m'P`�d^ar' 3�ib,�A�1 �°' n.l 'IAylt.Y lit f i,„, t'f a Via: k,r ,Sri f..&" ,,u t / 8 w m•iL,�,,,,,,, k,....4,—.,,I 4..r t, I:. nv ,' x P a a f : t rf u.t i,. ri V 1 ''!�rPi�i f..'' q1 I ,:144 A +. I'4 1 � ' N C ��l l� �� - 1'� �.b�Waq'�'��iP r�rliw i� +�y{ � 7''� { y � ,� ',t".."4.' t .. 1' .8 II' 1� p firs ',, Mf1 "t 4 ., IS : F .7 ( ,`' 11.ntf °1,Wat 4.q.14',,,, , , �. ,� Y S t ��. +, it I I", '' �,.-r'* t,,...',,Sl.'s,.' t, "";;,'1s'ky ''''''4,',04,A,- :i Rti ry. tith.' - -_ AM1 A� + Y fl'� t + ♦��'}�V. 0.A �e4F r1�f Ni'ilk*,i 144 � 1 M c.e. �- r J� ,,,,,0"SA/or. r", r' u. a` ' 4 /' a r ' a is ,u'-4f;." ,-, .f j fen, �, �� ' + i JN � ✓� �yr+� � 1k/'+'a e any a �• o + r D ilf !4 � wY��ru'edY Y.r . i 1,, o ,'''' y lY 1 ;v r' + ,' /,St A '.�+for., , i tl Y i ',«', !,t,t}Y >�. t I;:a'ratw A L r '' ?_''“f '4.1'.+31 ,!•+ tnt " ti r r !r "la. Figure 2 Elmer's at Beaverton Mali 2 i+w*r»Mem rn`v�rw,4nfa+ww ail.fR rt+W4:dr7.we n wwww...w""»- - . i. I I11 1A t , r, interior ceilings, fireplaces, carpeted floors and a table arrangement for sit-down dining. Counter seating or cafeteria lines are not used at Elmer°s. The intent is to create a warm family atmosphere with minimal use of "plastics". Business hours are generally 6.".a.m. i to 9 P.m. II The Site The proposed site for Elmer°s in Tigard is at the ' N.W. intersection of S.W. Pacific Highway at Gaarde Street. Photographs of the location are shown in. Figure 3 and Figure 4 below. A mop of the area is shown in Section III. D' e S:u:a.•A..e •.:IbY7t Xa. •+'t 4G?.'Mwiwu+rrrn,w.rw:.l - -. A ,rJ rrr...�. _ ...Wu.w,.- C 1 y o qr 1 -csV. lh'-_ -J.F�4....f'•-XS) a .11� F +). •!4✓ + 1, i ,..4 . 04, .14--- " ? rSIJ ✓ " Aif'k v ti1vdNrwy / ,.}! d+arda:Yr� Ary rw Ia .'' 1 }` 1 Q 'It"7{∎pcq r dk o -, d x a f 4 d i y IL 1 n'- t ��' =r s✓Iyi '� ry r ilGr,I1,ww4. 9;a;.•,1 px 1 4li iGP v 4 i3 4 , 4477 1rF 1" i,. , ri + •-1 IP r '4� " "�f 4r"ks A yWaJ 4t emu r^"�r„� 1 R ,�� T� y'.4,1`t t +r Ydinm s t.i nB�i,�tt"�'.l• M;lrt.[lr�g �.. k a4 @^t a #, r W e' 1' r ',4-41-�41 vw 1>,r s ) B " .. a r I Y .-, .k 41.. '!,SAN '�+y. c d. t,""'d- .. r 1 Y i k�� .u!',. �-M�,• !1 k�i r,.r;..:a. ..,AId��"�, �w1. .'i'�a� .ir,.�...�.mr,c�t.,,.r wl'yM� ,:K,h,.t. ,,, Figure 3 Elmer s Site Loo king North ) ,1 Across 5.w. Pacific Hi hwa ... 1 3,,, �,,r,. .,. tt=u,... ..,.-,.-. ,... _ ,... .,. ,.. ... ,. .�,,.� ., � m wo-.,r,v,aww� •. ..•,..w.w:.........,n,,,,,,.,..... ..arw�... ....1t�«+ws. .w+ersrs.�+vrzrcs.5a:w.a.r-lwwuw.-c.,.•••, _•_ (!" st } ,J .M •.,rv,_.„,,.....J_.^x..- ., ; ..,..,;c ,h•e ”'Yy._"4Y...ut�rt,�t^C+aryC"t� • 5 w'Ft ylY4 .1111 u , . „ µ , ; 1 �bx J 1: ,r Jc , .. , ' i '. • I 1J tJ�'.�,y s A �y i 1 ,',,,,,3+.rcra a� . ,,, ,,!*H i/a.i a ., r.� } . ..M . a „. , ' ' q s ! Y r l 1 Y�y�p��te l yj, 1 ;t t ' = a 1 i i - i r w yt I , � 1} i J k F "F S¢> tEtw itr yls �ct�y ! i : . . 1 r.,.A.1::', s J`'4.11.'41':‘,'.0,�r 0;.):::,/,,.' �l}r t r a}-SA,...1 ,, !.a i+sS,7 ;I Y!j.,ki p�Yr.l',..,1.4.:„,, ,,:',.-:,:.',,,:,,.;r s ; s (. ?, +'Crk I / J r ' u " , , * i ; j1F-44 ' • . • \. .n Y, r ' 1% ii:k Sul�r w-rr }yl.ylP jlJh r' ' 1' h••, I .� ; 1 sr '�1 at 'h FS�.So �� , -� .l .. _ �'! . , 4','-',:t, t fJ •.f.`-'.7,'-i 31+, ” ( t Xy l:' 1 MI 4r„A, F ' . r, i: 1 14i"},. a i+1ti 6�'�r yt"rl +rlt h it 'ft ^Swer',i Yl 1 x >I,FSM K�YJ+�3µ,Y y1_11,•rY !,..}'r r '1..F A % '., , 1 ., , l r 4. r t>(y t • .i• A y 1. , p },r.,144nN' ',..0 ','9,''.,,,`1 Y 1 !'t' 7 1:� 1,......-- 4, ,...-- Y..Y.. r,. Y•.. .. ..- •�I. r1r F Figure 4 Site Looking West Along S.W. Pacific Highway g g y Access to the site can be achieved by both east and .„µ West-bound traffic on Pacific Highway as well as on a frontage road running parallel to Pacific Highway, S W. McDonald Street intersects • west of the s�.-�e a� eet time �, , the east side or Pacific Highway across from the site, i'', A y traffic light is planned . tion �, p ed for ;hi ; intersection later in the year .., This will fur enhance the ease there of ingress aid a ress for the situ Average daily. traffic counts oh Pacific Highway as of April, 1976, were 250000 000 cars. The building will contain approximately 5000 sgtare feet With extensive landscaping and parking. :� I 4 .... ,sa- .r...n: ...m..r,.r:.•m,e.,.an,.+y.....u�...»,e.w,r.,. ....;;......., ..,t- _...r �..+...r1«e„�,.... .7...w.waw.+...,.o r.:.w+.egn5.*a+Tnm"dt4.rti,-5�w!wV�&^,r•4. �,h• 'MpN�IfrIQ,ti:,arn--------- % ) rr IT III. Site Demographics and Future Growth F' p y market area (PMA) of the • ,figure 5 shows the primary r proposed restuarant. A two-mile radius was used based on ' I precedent in the restaurant, grocery store and financial communities. Figure 6 shows the same market area superimposed on a Federal census tract map. Figure 7 summarizes the population and housing characteristics o ' the PMA. Note that the 1970 population total was 24,23$ and that the median family income, education levels and home values were well above the Portland SMSA, (standard metropolitan statistical area) average, suggesting a • more affluent area resident. These residents are also younger, with larger family units and small children. Differences ,between the PMA and the Portland SMSA would be even greater if the senior adult communities of King City and Surnmerfiled were not included in the weightings. $'r Also Included in the report are population projections by census tract and age through the year 2000 made by the Portland State University Population Research Center. Summarized results of these projections (see Fiugre 10) show � i 'ng from sha.� the population in the market .rear expand. 50,496 i increases, 90,376 in. in year 2� 235 in 1970 to �0, in 1985 and 90, the ea 2000, one of the most dramatic increases anywhere in the •• rY state of Oregon. The age mix during this period, as shown Figure appears pp gu 11, ears stable with moderate increases in in the 30 - 44 and 45 » 59 age brackets. Figure 12 compares r the projected growth in Tigard against the Portland SMSA Tigard and the state growth Oregon. g... . is expected to grow Tigard i 272.9% over its 1970 population while the state i5 e • xpected to grow only 40.7% by the year 2000. .. P , t . n ) is •++w+,.l.'++iw"'�1+1.!!mrw.0...M,.4._..w. ",.a.r ...x.+..x.,. a vr4rw r.,..,, ... r.:.,,t ...-.-,»_ ..;..,.....w,-...»-..-.rv.w�..r+ra m.rexM rr�ir�ri tY+2van:a�»..,_I��4n..;.�x.r :t+.a.+......•.µ4i,. jinni "' .n. n .y:'•. '.,,. JAI(.,. .. r Ids`. ,, -f, .. ;,, yt . ( 1, • _.., Y .. �/�"M�, ,-� '.r G, ,sr }I 1, '0111111r.,' , • Y 1. a _ 11,: " ,... lW RY k . /' �Ir tl -WI f ,1, ' 1 r sr-.1,..s' Ni ":Tit t 1Yp y ^y.,' x I -« .+ a y,7,.e.,S=..cWi"^ti1' ' .i „Ns; 4 t1' ae 4...... '' s4, . - ' • t t.,,'.."Ik M7 RI II K•uatte•1 a 1 !! -t •g ^'`.�l�,l ! h' 0 • t ✓"Yl Al �� X, 1+ "rr NI r -""'At [:*. 'i ) 1 ,�. , .. n } r• tsnt/N tY At��I A N.li r ri 'VI 1; JI tll; t- v a, y'Y`+ N ,.lrtklaa' a.r".,•e. 010 . 417 L b.., Cnt1 A.Yltlpp " t\4 1 IN tpprAt 1 1 rrr rr C 1 '( I I " ,:,•t p r 1•1 i N11 2 h<t t RAI [ `'k.!, +a Xa 1 X.t.u.,�y v �,r t : i 1 ra; pJ a+.: a of n1A1# .r 't} ",.a. 1 a - ,aN r P •. 1 N1 punt a:,Jr n tr YNa N N ROBINSON I 1 sA `,r..:i ,-4 . wl,'�x{" ° r '; '., . t ,j' .w..tYA.au1 ata 11'1 tk'IN Nn <N MJAI I.JJ tl'a1 N IIII • f . 4u ,'Put Y,X11 .11 1 7 /r . DE litYrorul Ar UI l [ ,✓aprappr t ) " .. ' J ' N L tNt. ,11°,4„,,""" Itaa J17JM '�� i a. 1 r (''Y�f" • of �! ,p'•ti,t. . :,..v.,. 11r aA1 tntl [131/1A Ln1t"r,."1a1 MAkN! 0.t .. 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W .cur:'•,«. 4 r •T . P { «I, ^>r.' A„II'• r b,, ,y °(' 1 ,11;',4 Y ,Y t t t . ` �... m I I,^ f;�j tl 4 I l r A 1 I o . �„�. .•.w•_w:+W:i•Y<,W,. 444 w,r:,44,44•is 1w.!N...144 4. .t r h • s., L. TTY}° 1970 L.1 "• i CENSUS TRACTS r / "` 327 t•114 1 EASTERN WASHINGTON COUNTY t -� i � ��iMYC1 lOy41 M111 t•l1i•LIYr10 ' •✓ i .. [ 320 Y 315 j t • ...1 c , • i_ J` i '�.-. (' 316 3 01 L.._..�...� . r ; i. Y • �Y y1 .^ ti,., 4 . t.2 4 .• 3i4io1 ti� t, 1 r ; 302 ' 3Z9 r �? �• 314.02 /• r- 313 r 3251".✓' -, ; , . ; ! 312 r 311 ir' t k! J r ,. 'l�Sli:j; / 310 � .'•yam': i t./•-•-;� 305 t 4 330 323 s j .l'. F t 1 318 3os t 309 11 . 1�j, •1 pyi i w i•. 4 us-.�s t Y 1• . • 4i II rs '�1 11... .rj:.... it IL/1...,' / {' . 30 i , fire„ r �' . W'i(lI: 1 319 , t`.., 4 4,., 'r � !�tr ,� t ! 1 i4•444i 411$ y , a _•r .t J1• . sue'_., i � Y • gyp,. .► ._+ 4, rrwt 320 1 _ • +r 1 322 '''.1. 1;1rr� ,rt,jl( ),+ . " `"w;'.t-- Figl,ire ,;.wyc „ �� i I � I I Federal Ceni3uD T c-s ct,�•J Ie �.1. ..�.�. l-y1{ i—. I • • M '..e....1.4'1 r .) 31 1 I Si ' ,Y.i 4 .34_+4..4."7.7744.•i 444444. ''" ii"w wr.•r i. , , 1 ,....,....,.., , ...._C"'■ , , , ��! �iY-'744.7 ML1� f r.Y li �.rr11 M... AriwM f E4. ,:. ��hi1`"i!��.�a.,.:N„r..«w,.,,:..s.=*.,e+.,...:.,..rA-w-:....r...„a.r.+�= ,nriwMr..:.- _r.,�.. , .;...._..,�,,�.,.,,-v. ,,.'a.......,,,p,e.:..7:. .,r+.iwm..• -: �MMq-'tmv4@:MPiGtlktM�+6"w`iw'�L.:.,.:.�. - '•3'tL'"..,. 1.. , , = 4 i ►, I .-..� � .------: .s.•e*. r.......... ,�. .�.�. a-.-.., .-.- c°---° -4 F---d L.---Ii.. -- L^-i- L--J. t.....-4; L,....,i E.. L. i t. 1 1 1 -s �.�.... L.- Iris t..� f" Figure /_ _ • T' IGARD POPULATION-AGE ELDUC.ATION OCCUPATION / IICOME ROUSING I\G ` - /Ir miter 1870 z %_ %- `. MEDIA / Ia % / °1,. %' / DIAN GATE: RECEIVI 7 PEA. AWNEEDL:, r :∎armER PO°U- 20-34- 35-4' 45-64 65 YEARS `CHOCL. ,LERICAL MGR.. PROF.. AMILV AREA SOCIAL IiOt S ::0ESL=- °CCUPIED .10:I:: --' '- r CATION f 6. 0 VEP./ EDIIC.. GRADS OCC. OCG. OCC. INCOME INCOME 'ECL;I:I"I`1 ['OLDS 110L HODS INC VALUE a-NT 30G 3226 Z3.8 10.8 19`.2 7.6 I s10 o� �7.1 69.4 s� ioo Lll2 t minligi 3 12.3 16.3 7 � 3.1Q: 6 7 -3t. 1729 2j#=.,7 11.;7 I6 S 6..4- 32.7 10890 8.7 3.05 50_6 21100 132 I 30a 4544 26.0 12.,1' ISt3 ' 12.7 25.2 11790 14.5 ® 3.00 49�9 24200 t 41 309 J 3377 31.7 9.5 60.0:. 6.9 12.6 23.4- 9736 15.9 J 2.78 35.7 18000 133 ) 3L0 3902 I 25.8 14.2 ( 13..& 3.5 13.0- 19.3 12469 10.8 3.41 65.9 25800 142 ng t 7457 16.9 10:a 2 22.2 12.7 12.7 1 18..6 11424 25.9 2.99 78.2 23300 1131 imil 1.__-L--_, - i I 1. - ________,...._i_________ -• 4 r Imo.---L___ II��+ - r.-.•.-.r-�.•-•+..---n e•a..^t...........-�..-.._�...... rr....^-s��r ... _. L : 1 ± :rV.e,�•r-tr .."OM'S 24235 I I L _L__L _1 -1 `.VERAGES /yl�II'j1, 4039 23.6 11.3 17.:7 7_7 12_6 22..6 $11186 $88.9mi3 15.5 794E 3.05 58.3 $21583 $131 c y.. ._.- 7'�. - ,�--6C-+rmrr--,- - -. .--�-.^�.' z-r�ra•�••:,i-s•-• r'---- -�.L.r•.-r- ..--.-2 r �a--"'r-n•-7-2�-r•-s•rr.-- - _�->Z"L-T- � - VERAC.ES ' 10.a ! 2 4 I� I I_ $ I I 1 V I S1G700 I x97 20.6. X1.5 LQ.S 1.:. c 19.4 10463 19.3 2.89 G2.1 14 . K -,....*1, >e " j . POPULATION PROJECTIONS TO THE YEAR 2000 ,, OREGON ADMINISTRATIVE DISTRICT IZ , F . r w; . k .d, j • .., , - ,'jt o 1. �t n as supported by Grant #0-.29 from Development o� this publication the Regional Medical Programs Service. Its contents, however, are , the sole responsibility of thy, Comprehensive Health Planning f 1 r Association for the 1Ketropolit,�n Po. tls:nd Area. and are in no way , g onal Medical Programs Service, Health , �; the responsibility ofr the Re i Resources Administration,, or the Department of Health, Education, and Welfare." , . [, , . i illProjections were Deve1ared by i CENTER FOR'POPULATION RESEARCH AND CENSUS Portland State Uni'ersity ."T41 P. 0: .Box 751 Portland, Oregon 97207 Jamesy E. Weiss, Ph.Di, Director . Ds Richard Lycan, PhD., Research Associate COiPRRHUNSIVE 1RALTH PLANNING ASSOCIATION 1 . , 'OA 'THE METROPOLITAN PORTLAND AREA . dulia A. d'aMes, Director Health Data Dev'eloptnent 5201 S.Ww We �e I�s tg r3.ve, Smite. 114 a Portland, Oregon, 97221 • 2914241 •M r (2 " i { 1 . . 9 , !, „.-,ww,._.w..u..T.-....a..-.Y,....r..m.s." Mtl„ , ---for----- rv.v'"—,WF aYtfH.E.y 4“."w,..,..,.., • . _ .-..��,, — . _- .: . � _ fir . TRACT YEAR 0—v"—.1 18.29 . 30-44 45-59 F `4- TOTAL t , —' ' 304.0 1970 2280 • 1159 1301 1237 720 , 6697 'T • . 1975 2639 1602 1531 1578 1047' 8397 , , 1980 3111 2056 1896 1866 14+56 10385 1985 4067 2680 2579 2151 2081 13558 i' 1 1990 5189 3406 3256 2796 2813 17460 1995 5932 3260 3363 3505 3216 19276 ,_. 2000 6712 3388 3154 4359 3680 21293 3050( 1970 2039 980 1153 958 450 5580 ! h a 1975 2210 1244 1268 1179 619 6520 •" ;i` 1980 2438 1467 1469 1344 816 7534 1985 2794 1680 , 1791 1379 1045 8689 1990 3124 1876 2028 1595 1266 9889 ' —**i ' ,—, 1995 3271 2007 21.15 1881 1392 , 10666 2000 3391 2333 2002 2201• 1533 11460 . ..., . k 306.0` 1970 1167 625 569 499 366 W 3226 1975. . 1271 760 651 • 57$ 476 373E 4 1980 1411 859 785 620 594 4269 1985 1682 909 1019' 632 . 681 4923 1990 1958 939 1229 728 738 5592 ..-`° `" -'- .. s 1995 2043 995 1304 867 741 5950 a 2000 2110 1146 1256 1026 746 6284 307.0 1970 629 383 316 240 161 1729 1975 717 477 876 315 234 2119 ' 1980 833 552 471 385 • 327 2568 1985 1082 648 660 452 , 444 3286 " 1990 1372 742 859 600 570 4143 1 ; 1995 1512 820 933 773 65's 4694 • 1 " 2000 ' 1650 984 • 920 990 756 5300 308,0 1970 1521 1035 830 685 473 4544 —' ! 1975 1846 1344 1048 934 706 5878 a 1980 2281 1622 1393 1180 1009 7485 1985 3040 2030 1974 1455 1456 9955 1 " 1990 3955 2476 2596 2022 1987 13036 y ;" 1995 4970 2663 3014 2953 2571 16171 20 00 6183 3110 31.77 4280 . 3330 20080 E 309.0 1970 1093 982 528 433 341 3'377 1975 1349 1118 684 595 521 4267 e, • .w 1980 1695 1182 933' 759 763 5332 . 1985 2262 1349 1316 901 1035 6863 z. 1990 2946 1507. . 1723 1207 1327 8705 , y IM 1995 3167 1548 1782 1461 1.418 9376 ' a : 2000 .3371 1734 1674 1755 1518 10052 `. ., 1 310,0 1910 3160. 152 7 939 409 7805 1975 3818 2003 2150 1451 647 . 10069 1 1980 4696 2450 2739 2079 981 12945 1985 5468 3080 3444 2431 1.383 15806 r.,, � 1990 6212 3715 4020 3205 1843 19055 �t ,., " ` 1 1995 8368 4218 4851 5299 2805 25541 { 2000 11157 5118 5313 8691 4274 3455 • w, a 1 0 / ..�...*ww�:�.�«-,,.«...,..w+a-...-....s,.;..-v, �m,.a,w.,,..,ru.w.:ra.,w,..,,..:.y ..._. -^ .. .•-;.- ..w a,m,.,a..,,..nnn "Na,.�r:.xca ..nr-+n..+emu...«a,..:.:...u,y ,,. , ..,., ....,, . ,. - i ' • .:.1.., , . .. . . , •• , ,. . . , ... .- ..... .,' -, . .• . _. ., . . •.._.. . ...-,4,1 '.. 1 t, 41.- # TRACT YEAR 0-1.7 18-29 30,-44 45-59 60,* TOTAL t . • . ! ., , 31700 1970 '1986 883 1035 . 628 367 . 4899 \. ' .• ,: -1. 1975 2370 1151 1280 880 528 6209 , 1980 2880 1394 1667 1142 729 7812 •\ I. • 1985 3386 1555 2093 1258 908 9200 ",,.. ,\-I 1990 3885 1691 2439 1563 1071 10649 1995 4116 1922 2573 1998 1243 11852 2000 4316 . 2372 2465 2534 1.445 13132 .. , 1 318,0 1970 1238 455 658 480 300 3131. . . •----mr 1975 1392 592 777 601, 368 3750 . 1980 1594 715 966 697 482 4454 . , -.' ' 1985 1861. 828 1228 7,52 582 5251 1990 2121 935 1449 • 915. 666 6086 1995 2147 1067 1500 1127 726 6567 '.. 1. 2000 2152 , 1324 1410 1379 ' 794 7059 . . .., . 319.0 1970 2499 958 1259 1198 1543 7457 1975::' 3394 1480 1754 1632 2141 10401 1980 4693 2123 2572 2060 2842 14290 , 1985, 5889 2574 ' 3445 2269 3389 17566 1990 7210 3043 4282 2817 3820 21172 1995 8905 3315 4990 4078 4557 25845 • , . , ',.,...,;,. .- 2000 10886 3922 . 5278 5855 5443 31384 1 ■11.****.■••• •■1101/0....•••■••••*11.1410f 0 • , II..-'A' 320.0 1970 617 289 330 338 265 1 839 1. 1975 747 . 408 4'23 400 346 2324 ' ......„ . , - II . , 1980 922 535 571 440 433 2901 1985 1186 659 790 509 562. 3706 , ... ,.. . . ..:. .,. , 1990 1489 793 1016 664 691 4653 `'4,,'.ij..-",''' .• 1995 1721 998 1188 909 830 5646 •*-11 . 2000 ' 1969 1366 1261 1235 998 6829 . . .,/,', 321 •0 1970 1265 545 622 538 464 3434 1975 1499 716 796 639 563 4213 • ':' -1 I.„ . 1980 1808 875 1074 703 655 5115 1985 2250, 995 1457 795 776 6273 . ' 1990 2734 11.04 1835 1015 869 7557 . ., ...... I , 1995 2866 1283 1948 1319 966 8382 2000 2975 1620 1877 1701 1075 9248 ( ; 322.0 1970 807 317 407 402 265 2198 1 - 1975 931 421 513 445 314 2624 1980 1095 521 682 457 357 3112 i . 17 1985 1296 575 890 485 397 3643 1 1990 1497 619 .10A0 . 552 418 4196 L. • ' 1995 1557 740 1161 754 461 4673 , I, ^ 2000 . 1604 963 1133 971 510 5181 'll. 25„,(') 1970 764 ' 291 391 290 203 1939 ... , , • . 40 ' 1975 ,, 909 370 495 35q 246 379 1980 1101 437 662 413 286 2899 1985 1317 512 867 458 840 3494 ...„. ,, ,.., 1990 1537 585 1055 573 882 4132 1995 1671 705 1138 753 432 ' 4649' „ . ,I1 2000 1692 925 1114 983 489 5203 .., Aimum:J ,, k w • 7 4•irw k ii 1 " • s POPULATONESTIMATES: , .. ., , .. ,. . f r ! 1 . . .... . . . . _ .. . . . OREGON N I ANA► INCORPORATED CITi. . I • ' t .,. . . . ,. . . ... ,, . ./. , •4 i- JULY 1, 1976 ,...„ , .,. .1 . . ..,,,, , 9 . `'" i 1 900e04 weeoe»000 0•y911110Y 9O•b0 • • r . 0 a • • x•X • • 00 . 0 X0XX • G •0 ..».... • • • • a• • Xx6XXX1 • u m 0 • • • ' •XXXX.XXXX. • • • r. M . . •XXXXXXXXX ' , • 0 • . XxXXXk•XXXX•XXXXx XXxXXX 0 • e • 441,4 • y y y v y $ • • • XXXXX.XXXXX 0 0 f1 .a • • . e 000X•y(XXXXXX • • p , � 4 0 • ,Xxxx•XXXxx • 4 0 ' • • 9 • 'X XXXXXX.XXX .XXX • 0 • •. • • • xXXXXXX.XXXXXXXX 0 • • Ia T ' ,•1^ 1 � 0 5 4XXXXXXx7fX•kkXXXkXXkX • • 1 • e XXXX XXXXX.Xxa:XXXXXXX • • •XXXXX*XXX.X XXXXXXX„ •• • 0 0 cXXXXXXX, iXXXXXX • • XXXXXVX,XXXXXXX 0 a r 904e •.r••.aa••9••a eer•a•.b• •a••9a...4 : 1 o . .d ' OLE .. PERCENT .. EE r • 1 1 • ,r• A. , , III... CENT'Ek FOR •• ,OI ULATIO1 RESEARCH AND CENSUS PORTLANb STATE UNIVERSITY P Porldndo Q?egos 0 a 'I 1 • - ii : 2 .._ r..:.y:'.i..,,„a:1„r,..eti: rw rr+:,+v`•+•ap ,v,.r•.,u,.,...,,... ....,,.., ...:..y,....r.,............... rfa 4doWA.t•RFI,'N'Sq,y:44.'t4.44u ..1 :: . ,,. ° A 1 [{ J C Pry , [1-] ' . • C gl i July 1, 1976 . July 1, 1976 Certified Certified County and .City Population Count,r anal C t, Population TILLAMIOOK COUNTY 18,600 ' 'ASCO COUNTY 20;300 Eay City. . . . . 1,000 Antelope. . . . 55 Garibaldi . . 1,150 nufur . . . . . . . ` 580 J ?anzanita . . . . 480 Maupin. . . . 615 Nehalern 265 Mosier 275 ,--1 Rockaway. . . 940 Shaniko . . . 70 t;. :111amook . . . s 4,170 The'Dalles 11,050 Wheeler . . . . 290 wWU•5HI,NGTON COUNTY 196,000 � ' Ui�1AT:CLhA COUNTY 50,000 Banks . ,.: . . 460 Adams . . . . . 250 Beaverton . . 23,300 Athena. . . . 970 Cornelius . 2,730 ''''s-:1 Echo. 0 » 0 » 0 0 0 520 ' Durham. « . » » . . 330 II Helix - . « 165 Forest Grove. . . 10,500 k Hermiston . . . 6,640 Gaston. . . . 50 .-m Milton-Freewater; 4,600 Hillsboro . . . 20,100 1. Pendleton . . , 14,300 King City . . . 1,980 Pilot Rock. . . . 1,715 North Plains 8 20 Stanfield . . . `1,080 Sherwood. . . . ..� 2,050 Ukiah . . . 320 T igard . . 11 r� Umatilla. . . 2,004 Tualatin. . . . . 3,o0 60 * ,' Weston. . . . . 625 WHEELER COUNTY 2,030 w,,. UNION COUNTY 22,200 • Fossil. 655 Cove` . . . . . . 455 Mitchell. . a 200 Elgin . . » 1,615 Spray . . . . 195 , li Ymbler« r 165 ` 525 YAM,.HILL COUNTY 45,700 ' .. Island, City . r C ry�,,�,, ".+ t 5 0 Ax 1.'ty a a . ♦ r . 9"7(0 La Grande 10,5 r 400 Carlton 1,340 North Powder. . .ii_ Summerville . . . ;�< 100 Dayton. . . . « 1,300 r .-li -1 Union . 1,950 Dundee . . 1,070 It Lafayette . . . . 1,045 WALLOWA COUNTY 6,880 McMinnville 12, 40 6 Enterprise. . d 1,900 Newberg . . . . . 8 320 _i 1µms--- 950 Sheridan 2L40 Lostine . 23® V 1�.1:afiirla y 1,375* T�la11owa , . � . . . 9 05 Ya1lLL1,l..,L1 . . . . . . 1 . 1 „.,,,,„. , . , , lk , t . - 4 ,, , . r ir . 1:3 ,, . ,t ate; 4 I ( ,., ■ • 1 H: [ 1 ■ I f I .. ,y1 • . 1 I C • . , 4 . . b F,igre` 10 � r Y `• T Primary Market Area Population Projections -- 1975 - 2000 . 111 Census Year +r a Tract 1975 1980 985 ;_ 1990 199.5 0 30 373 42 9 4923 5592 5950 281. 307 2119 2568 3286 4243 4694 ` 5300 ;4 308 5878 7485 9955 13036 16171 20080 310 4267 65332 6863 8705 9376 10052 '� 9527 12770 17276 C2 310 5 35 6472 79,3 .319 10L01 .1420 21172 25 31.E A,. Totals 31436 40416 50496 6217. 806 .. � 74 90376 A!' rrr * Source, Portland State University Population Res,':Pch Cehter Portland,, Oregon. 1/ TIJ • ' A,,-.1 „ j Fes,, ri ..] x ■ ■ 14 , i • .++o..e....+.rmi+.aw+-....,.-u...,:.'., ,. ... ....:'wa...,.,.._:..,......«,.. ..w....,::...,.y...,.wu«�„irt:t•nrnr.m -,wv>.:rnt+x:,,:^�wy...¢: x ... k ; i' . { . , I , ,., , . i E. . . , , , , . , . . . . . . .. . • , . 1 . . . . , . , .,, . , . , . , . , . , . , Mi+ 11 ,. Pimary Market Area A .: projected Growth By Age Classification A 1970 196 - 2000 44 , 4 C ,',4',.., Age L, ,., 0 -- 17 18 -. 29 30 /. ,• A5 - 59 60 +. . w Sear . _ ;� ` i0 rr r 1970 8489 3 .0 4743 19.6 4391 18.1 3524 14.5 3088 12.7 . 1985 1668 33.1 9051 17.9 10136 20.1 c 6924 13.7 7696 15.3 2000 2977 33.0 t 13455 14.9 14962 1,6.6 ! x 251 20.2 l y30 15 4 f ( rr Ii µ 1 ;t. �i A4 ` A . i a P', j ,A '«1 I f a a 4,y/ A. • "„"^"""'�'y�.ac—•,-.a.+.r�♦.+,{»v .a.�,:..w.�.�< ._.,....,.n:v H,...y.. :--.. .• ._.. a.,, o. .:.., ...c.;rew�-rt:CSR:zN.'d#.'d;"ehutR�AlM4M"1%�'�t�-"•..."Y M$..J,-..a.'a_ro^.�.. - . \ i vJ .0. I . . t r i . 1+ 1 Figure 1� . I Comparison of Population Pro j 1ctions 1 1970 - 2000 j`. I i t 1j r MUl t.Co +Wash.0o State 1MA 1970. C3ac�C. C0.1970 of 197© Tigard % +Colum. Co. % Oregon Pop,. Increase Po .y, v s �: �` i Po . ._ Zncreaoe . _ 0 bt��..'".��° 4 Increase 197;0 n , 0.0ho I) . ,. U ,9 4 .d/o i •c 1975 fl 31,436 +29.7% it 1,03 ,000 +11.2% b1 2,292,734. + 6.8°0 1 1975 �� 3 � u � � 1980 a 40,416 +66.8% n 1, 114,000 +22.5% 1e 2,496,982 +16.2% 1 1985 i 50,496 +108.4% II 1,237,700 -��3 as 1 � ii 2,679,602 +24.8% 1990 ii 62, 175 +156.6% ow 1,360,200 -x-49,5% ii 2,835,968 +32.1% 1 1995 ai 74,806 +208.7% 111 1,503,380 - 61.1 0 It 2,952,949 +37.5 0 1 �r 90,376 272,9% a 1,578,800 +73.6% Ii 3,020,208 +40.7% • IL I, . r , 'h. 1.1 ! 1[ , , ,, , A 1 'I _ i , , 6 . .,.m... .. .. •.., -• „ ..- ... _....mom,. w!c .I# <a.GU•._w a♦:f..,,------..,,,r--- ., - �i+-a.++:srNliz�rK Ci'l�'•xEdn M ; ,ter. Iu, I IV. Elmer°s Clientele Three distinct customer segments exist for Elmer's in Tigard. Firut is the "transient" traffic from the greater migrating I to the Oregon coast.er This wouldralso1include rural dtraffic to 1 Tigard and Washington Square. Second is the residential 0. population contained within a two-mile radio,, referred to as the primary market area and third is the special ' group witin the PMA located in King City acrd Summerfield. IBeach traffic would use Elmer's either as a beginning breakfast or ending dinner on a trip to the coast. Familiarity with other Elmer's restaurants (Gresham, 82nd Avenue, Beaverton, etc. ) would be llikely among this g • p. Based on the experience •of ebo s in Tigard and Elmer's on 82nd (airport traffic) , the beach trade is expected to be large. Within a t 6-mile radius, both now and in the future, a heavy concentration of younger family units with higher-than-average incomes, This p � I is a prime, clientel4 for a pancake and steak house.. • •y group p sit-down, family dining at breakfast, lunch or dinner, excellent food and modest prices. Repeat business within this 'segment accounts for the largest share of Elmer's market. • dimension within Elmer's Tigard market added citizen is the senior citizenacommunit. comprised of Xing cit.,.. Y and Summerfield. Price-conscious residents of these areas will appreciate service and warm a the convenient location,. table service atmosphere. No restaurant in the area offer s all the products ducts ° Tebo's.. .+.. cafeteria with a limited menu specializing ppdoma.nately a and services of an Elmer's. is in i brr � eDnys and Sambo's are large chanestauransaffeang little atmos phere (booths, s, "p �� ) . counters and a lasts en�r �:on.ment The Chalet � ng F restaurant has a limited. offering of lunch and dinner choices. • �r { 17 tR .«y,,,."P`kfYYe... r ...:. .,. - ,,.,.. ._ .... ..'.rc. w.4"o-..eF-:.rr, .. _•...'. u-Wr.,ry,vw. ..Y. ,r,�.e� .YU..n, >..r .. r ,. 1 t ..i u .•... .... ,.,..... ,,. ,. ..•_.,..•.. .... .._,. .... ..,.. .y' . q •.� ».*.,...yy .�- `4r'nna �n��i�w.y a a r�:xr,eu:r..�,�ewn.e ......� n,.rtxRxMmR+. s. T wk .:M....iF r°` y YI^ 4•V .... el' ,:♦.. of...w W....,,.,,,..,. .y......�.WHtsMt C4'i�:YSf!ry`C::uirtiSeLA�'Mti^ u..w.J+�aY+W.Lwi Kam. • n ♦ . v.A ■ IlJ ^ q I f V. Justification of Need R /'. Sales an Ma d rketing Management, a national magazine in marketing, reported restaurant sales in the Portland 1 SMSA of $351, 112,000 or $348 per person in 1976. If this figure is applied to the 35.900 residents in Tigard, annual restaurant sales would be $12,493,000 ' for Tigard's 48 restaurants. Adding 15% for the ''transient" trade (beach traffic outs; o areas ue PMA such as Newberg r and surrounding O cImm�nities gives a total sales communities, etc. ) gz. I f6$i 3 .70 In 1980, restaurant sales will be $16, 174,000. Nationally, fast food restaurants account for r 30.8% of annual sales or $3.8 million in Tigard. Yet, best' estimates of the 12 fast food outlet, sales in Tigard is only $2. 1 million Two reasons are possible6 First, very few oC. the recognized leaders in the fast food�.rs industry have located. in Tigard. Second, elderly people, such as King City and Summerfield residents, . 4 have been slow to accept the fast food concept, preferring table service and sit-down dining. Eleven restaurants ih the PMA are located in Washington Square, '. west-side, h where eating a regional. shopping out is incidental to the primary reason for visiting the center. A majority of the customer base of these restaurants 1S Outside the Tigard PMA.. 1 This leaves a potential of $10,167,000 in restaurant 3 1 12 p g land°'s restaurant sales ofles51, Tigard. gives an $ 1255 g average restaurant sales of $279,000. If this average pp to 25 `,i; is applied to the remaining 2 establishments in ��{ Tigard, it t Suggests they collectively do $6,975,000 in The untapped potential market of a new restaurant then is 53, 192,000. Elmer°s projects $900,000 in sales for its Tigard location, a very reasonable estimate in light Of the market potential. r e Because Of Tigard o s enormous projected growth, the potential will be even larger in the future. K i 1 ..,: .�,.,,,, »+txw.ia..,,..n...., 4......r «r .:,,....y,.,.....«...k,r«,...,.�.:.,. �.... ., . .._....« ....:........a..w.......,:ep ,„vig."t ff' 'nnfh...`"w�'",+^Y.:C Q1, w t t . ____., f, 1 T J .. 1— . ( 4A/ lr- i . . • hh N. i . is 1/ • I VI Summary i Elmer's offers Tigard another choice when dining out. The menu appeals to all ages at all times of the ... - day. building . grounds . done tastefully. The �iux.ldin and, rounds are Ingress and egress will not adversely affect normal traffic flows. Potential for success appears high, Economically, Elmer's offers Tigard 30 40 new jobs, property tax income and convenience. Elmer's and ual l�r beneficial relationship M i ;,y v . i , i K ,r, 1 c IY4 11 1 19 . , , , , S „, . a.n .,.., U+ mm....,.,..gyp r wcnv.Y•.'•.A .�!WHHiSd�t' ec4C",ytM 4s•..vl :.,,.,,.a. �n Ii • ..„ • THE VAN LOM KRAXBERGER PARTNERSHIP .1111111 • ARCHITECTS PLANNERS ALA. Raleigh Hills Professional Bldg. • 4455 S,W, Scholls Ferry Road Portland, Oregon 97225 • . . (503) 292-8895 • GARDEN PARK PLACE PHASE I I (COMMERCIAL DEVELOPMENT) A p 1 25 1978 • PROPERTIES INCLUDED: • Tax Lot 700 .. 35 Acres Section 10 Map 251 10A 800 75 Acres 1100 . 60 Acres 800 .85 Acres Section 3 Map 2S1 3DD 801 (Easterly 50 ' strip to Hwy . 99) 900 ( Easterly 1 /2) . 75 Acres , Section 3 Map 251 3DD 1000 1 . 13 Acres ( Tax Lots 900 and 1000 are under separate ownership . Tax Lot 1000 is included for right-of-way purposes as required by conditional use approval . ) The C-3 zoned properties which are under the control of Mr, Ted Millar were to be included in a Planned Development when Phase II of the overall land plan approval was granted for the duplex subdivision on the adjoining tax lots to the West on March 13 , 1978, 4iE Tax Lot 1000, though under separate ownership, was included in the 6r overall planning of the development for roadway access purposes , All of these properties are designated as Retail Commercial under the current Neighborhood Plan #3 of the Tigard Comprehensive Design . Plan , with the exception of Tax Lots 800 and the Easterly 50 ' strip of Tax Lot 801 which is designated for Commercial Professional use Yr. The Contract Owner, Ted Millar, has a commitment from lmer' s Colonial Pancake and Steak House franchise to develop a 5 , 140 sq , ft, restaurant on Tax Lots 700 and 800 (Map 251 -10A) . 1 N 7 F This family restaurant has full banquet facilities but will not 0 be licensed for bar facilities . Elmer' s Colonial Pancake and Steak House is a well known , quality restaurant which originated in Portland in the 1960 ' s . Elmer' s has opened other pancake houses in Vancouver, Washington , South Shore of Lake Tahoe , Pocatello • • « 1': and Boise, Idaho , Bend , Beaverton and Gresham, Oregon . Several additional franchises are to be located in California . The Elmer.' s organization have visited the site several times and through research of available sites in the Tigard area , have `'` determined that this is the most favorable site available for their family-oriented restaurant. Their site as planned would have primary access at the projected traffic signal on McDonald Street and secondary access to Gaarde Street along the West property line . The secondary access was also suggested by the State Highway Department to alleviate con- jestion at the McDonald Street traffic light. . The greatest volume of traffic generated by Elmer ' s will be during ' the early morning for breakfast service and particularly during weekends when their business is heaviest: However, Elmer ' s provides lunch and dinner services aS well which will have some effect on the traffic flow during these times also . See the traffic study enclosed . ' N Development of this site ( Tax Lots 700 and 800 p site 800) will begin as soon as all approvals are received , however construction is not expected w to be completed until mid-October, i Development of Tax Lot 1100 ( Map 2S1 -3bD) is n not determined at this time as no tenant has been secured for this parcels The uses will be selected from the list of those approved for development in this zone. This lot has a gross area of a60 acres , After dedication of roadways and access to the property to the North , these will be approximately 21 ,000 sq , ft of buildable area remaining , This would allow for a 3,500 to 4,000 s , ft, building .+p.�..�,.+r ..+,Y„ .v....Y=.„ .,.w a.:.:i......r t,.nrn,.,.d.,ie-an.+n«z,.,-:,,,........... .....: .�.:-,w..r.»«y weAsrtr/'+�jCw^a'rjar,`r--w- ..:..b =M:.n..Y+rwwe•l, with required parking to be developed on the site . The Owner would plan to accomodate one or a combination of the following uses on this parcel : e, Appliance a,d appliance parts sales ; automobile parts A and accessory sales ; bank loan company or other financial institutions (which would include a drive up window) ; blue print, photostat or reproduction ( printing service) ; retail ses and/or service of business machines; furni - ture store ; sales of cameras or camera supplies , and film and pick up or delivery of processed film; retail ' sales of and incidental service of sci ntific, profes- sional or ar`i"e instruments ; radio 6r/television service ; real estate sal s office ; sporting goods sales outlets ; tape and record sales ; pet and pet supplies sales ; plumbing , electrical or home improvement sales excepting lumber yards ; hardware store; sales of fabric and yard goods ; veterinarian office and animal hospital l ( excluding boarding kennels ) ; shoe sales and incidental repair; restaurant; doctor, dental or professional/commercial office ; and any other uses as the Tigard City Planning Staff may deem silimar to uses accepted in the planned development . Tax Lot 800 and the Easterly 50' strip of Tax Lot 801 will require development as a Professional Commercial site , Althoug h no defi- nite use of this parcel has been designated, it will be developed to conform to one or a combination of the following uses : Administrative , professional and general office including offices or organizations engaged in accounting, architecture , editing, engineering, insurance , law and real estate ; art galleries , banks , building and loan offices , photographers or artist studios ; biological and medical laboratories cal offices or dental or medical dental or midi clinics ; general research , hot involving the manufacture, f=a-b-r. .a - 3 r . j (Cr 1 , I i, of _cHe-s• -i-n --o-r---s-a- -e-..o_f , i 9 --p r°d u -t s._w-ha-�k s -d-4. a,._ a n=y---C o r--, ---«-s-,-g-n_art an_i. • .i..g.a-r-€}-- - -- `', p-r-da-11-a-n-c medium size general office buildings of less than three stories in height; limited commercial uses complimenting the main use of the property only if integrated within an office g park; These would include confectioners , barber shops , beauty shops , delicatessens , pharmacies , florist shops , gift shops or shoe repair; and any other uses as the Tigard City Planning Staff may deem similar to uses accepted in the planned development . • Because of this parcel location , separated from the other sites e I in The Planned Development b p by property under separate ownership , !\ it would be improbable to assume that access could be deVeloped to • this site from the planned access road and traffic light : This site .. , --x- will be required to develop access directly from Highway 99 . --_x Development of this site as well as Tax Lot 1100 will be started • as soon as tenants are secured and approvals granted , but comple ti on o f d_e..ve-lo pm e. ;;--o. t h_e s-e—.t w o—p-al- e- -s--w4...l—p,.r.p.b.b ly „trot- - o;c c-wr w thin the nevi 7�.h_nionths, .,.i: in mum Sewer and water lines are being developed to service all of these sites in conjunction with the duplex subdivision improvements to I° the West: Storm water retention will be accomplished in conjunction with this duplex subdivision as well Engineering is currently being conducted to determine the exact requirements for the retention system. Development of the traffic light at McDonald Street along with appropriate deceleration and turn lanes are being developed with the State Highway Departments The traffic light will by engineered in May and o • erational .�-.,� operational in the fall according to gill Giebel of the State Highway Department: Dedications of parcels of property ...i...sw........i..n..a......_.. m,nn,,.�.:2. ry;...;-.a,i, ,,w tea.,h+a.t.xc.,¢»..1,.«». ,..,.» .w<p ..x..+r.....u.mr>'W—_, .nrMYM.% � I k . R A r n i along Highway 99 are being developed for use in turn lanes and traffic light locations , There will also be a 5 ' dedication required along the commercial property on S . W . Gaarde Street with sidewalk and curb improve- s'' ments required . e access street which extends from Tax Lot 1100 to the inter- /tsection of Highway 99 is intended to be a private street with 25' width and 45 ' width at the traffic light i ntersecti on to pro- vide additional width for a right turn lane . ' Proper setbacks will be maintained for landscaping and bermed areas . Landscaping plans will be available at the time of Design Review for each parcel . Sight obscuring fencing 6 ' -0" high will be provided to separate the commercial from residential access . f/ e ✓Lt� L,vt4 ( 1L7o) • a , i yr THE V iN L011/K AXBERGER P ,. RTNERSH;P J ki\o(, .e.131h t . Van Lam, AI ' . Architect Apr1i 5 l97` kii.,................_ :d; B - e. Trt4'a+a.c�iwn.«.. .,lr.VaJh Ina..✓uyw r0..wls5,-awn.,,.,.,..._.n. , 5»....:.,.+.w» . �.....w.:..y_....ww.r»-vrN_i.wTWr. .dtJNEFyvt�h_u..a.....^ ...lx., armimmilisimmomili ' t Y , IVARX and CHASE Incorporated planning surveying engineering April 24, 1978 Mr. 'Joe Van Lom Van Lom-Kraxberger Partnership 4455 S.W. Schol l s Ferry Road Portland, Oregon 97225 Yee: Report on Drainage-Garden Park Place Phase II Dear Joe: In response to your request, the following is a brief description of the approach to be taken regarding drainage on the Phase II development in Garden Park Place. Genera.' Descri,ptioh Phase II consists of two, p parcels. myth of and fronting on Pacific Highway, just'g east of 3.W�eGaarde St. , in the City of Tigard. In the past, the property supported a motel and minor residential imrovements. The •, Y Pp p 7h remnants of these improvements wile be removed to accomodate the proposed development. Existing Drainage Upstream drainage is presently intercepted by improvements in Pacific Highway; therefore, runoff from Phase II will be only that which originates on the sites proposed for development. Proposed Drainage Improvements Both parcels comprising Phase II, drain directly onto the Phase I residential development. We, therefore, intend to treat the drainage from both Phase I and Phase II as a single problem. In order to Fsatisfy the requirements of City g ' � i. the Cit of Ti and s storm water detention ordinance, it will be necessary. p to assure that runoff from Phases I and II, after development, does not exceed runoff th � g generated f h e property prior to development. Fore, 7stingrunoff condtionsaa 5 year!'�desi n storm 1 used,_whereas ued� ions, a ;'26 year" desigorm will be used The dif Y � 0 be stored on-site emp aor r7y to reduce�thet impact hohtdownstream"dramnage facilities. 600 Northwest Pariss hold, o Creshern, Oregon 97030 • Telephone (503)667-5550 .. k.0.mHl`^^•N^Y w Mn.wwAbm+h»�nK']Pb +pA 3•..rw.Wnr...•.�� ,,;,.y.�Wu..nnVYaw,.mxvux .,v,r .. •,a,• .. r4 t Page 2 _ . el 1 n attempt will be made to provide the required on-site storage ,in 'surfac:: . In the caseo Phase II, •ark7n. area '3 ``wil"1ikeT provide to satisf. the City's requirements. �' 1 _ y � adequate storage satisfy h y i Th-1s cann6t be accomplisFie" i m,nimaT1 ncbnvenience to patrons park- ing in the lots, it may be necessary to provide supplementary storage in an�versized underground drainage system. ``The final solution will take into consideration the best mix of form, function, and economy. We are presently examining the problem and will be developing is our plan this week. If you have any further questions", please give me a call . , , Sincerely, 'tl 1 Dennis L. RobertFon, P.E. p,' DLR:j k .w .Y .- , .a ilh, F ' _ - _ - - _ f' Prr . 4 : i t i o0 il ':c; 1 r:i! ''';'!, ' f '4' (t ,,,k' C ' A e 1 elAln 441'''' •:).4„,,,c-kr 3 'r ' .', 1 ''''' F '". 4 . ' OREGON St E ,,,,,,,, 0 , , ,, ir „, , , ,P,,Lpc..- ---. \ : HIGHWAY DIVISION ' (f`li.4a * I's; z , . , — DISTRICT 2A ENGINEER • v P.O. BOX 565 0 BEAVERTON, OREGON * 97005 0 Phone 229-5002 . ROBERT W. STRAUB GOVERNOR \ F.B.KLABOE March 28 ,,, , 1978 Administrator and State Highway Engineer , w . Roger L. Staves Manager, Pros: ies Division . #e Oak Hill , -"estment Company , 7941 .. . Johnson Creek Blvd. K p, • lando OR 97206 '. , RE: Plahned Development Pacific Highway West (ORE 99W) . @ McDonald Street Signal Installation • Dear Mr. Stayer: , In regards to your last letter on this subject I am writing to advise you of the status. The designing of the signal is lmost • completed and is scheduled for contracting in June. The contractor will have approximately 200 days from that date to complete the' Nve, installation of the three-phase signal on the current right-of-way. ' What you had to point out about the elimination of the house . , Was of interest but goes little in the way of providing us with 4 information of your development plans. Until you provide us with proper information and strong agressive communication, organization and l 4 data aha eh9lheem19 aata We can only proceed with our original plans. This initiative is the responsibility of the developer. , Before I can recommend delay of the project or change In any , design I need to know at least the folwing information now: 1 ) The date of commencement of your project and anticipated completion date. ,'■ 2) A completed approved construction plan showing all details of the approach on highway rigTE7011way and on the proposed right- •,. . of-way, This would include utilities, elevations, pavement design, gutter elevations, etc, 11111L MtilMriltrelt'Mir •••■•••■•44 4. . - ' i # . . RECEIVED MAR a a 7978 CITY OF TIGARD 3) A description of the property to be deeded to the State. The primary importance is the date you expect to start construction on the highway approach. If this construction is going to come in the middle of our contract, it is possible that any change in the plans or cost of the contractor could be expensive. If you are concerned with expediency I would propose your representative be in contact with Me immediately, along with our signal design staff in Salem, and the location engineer for this project. . , Very truly yours, * , William W. Geibel , DISTRICT ENGINEER . t WWG/rjg cc-- Ed Hardt Ron Failmezger Bob EWan . , Earl Purdy • 13ud George , Dick Bolen /- I i . , 1 il 11 ii i 1.,. 1 it 4 1 r •tit. t 11 tt 1 it i 1 ' 1 • • • ••• • , • • • . -• • • , • 4 4,0REdbm.k. Al( . • LW , 13:1 " ig • t I [T1 411 ; . .R 471;'. Pe O. BOX 127 • TUALATIN, OREGON 97062 0 PHONE 638-6061 0 RUSSELL WASHBURN, CHIEF • • March 16, 1978 • • Tigard City Council and City Administrator Tigard City Hall Tigard, Oregon 97223 Gentlemen! • • • Enclosed is a copy of the "letter" that I wrote for Chief Washburn after some inquiries were made about "Stoneridge" development at 110th & Gaarde. Since the letter is referred to and how it is written, I think this might help clarify some matters, If I can be of any more help, feel free to contact • me, . , Yours truly, Joseph A, Greulich Fire Marshal JAG dm cc Bob Ooster • • 10915 S,W, Fairhaven Way Tigard, Oregon Wilbur Bishop, City Council member Lynn Wakem, City Council member Alan Michelsom, City Coundil member John cook, City Council member Kenneth Sch0ckla, City Countil membev, r , . Page of 1 i INTER-DEPARTMENTAL MFMORANDii*, 'Tualatin Rural Fire Protection District 4 4 Chief Washburn TO: DATE: Jan. 24, 1978 ! FROM: Chief Greulich � , SUBJECT: Stoneridge. Development I went to, Tigard Planning Department spoke .t the developmenth"Stoneradge". I alsoare-examiinedtheplans. As Ifsdeoit, this is the development West of S.W. Pacific plans. ,• �nci east p c Highway and north of S.W. Gaarde St. ` t of 110th. Access is by coming in on 110th off of Gaarde. 110th will be Improved, down past the new street entrance. At that point, horseshoe shaped street which has a 50' right-of-way goes in approximately 900 ft. and ',, . comes to a dead end. The dead end does riot show a cul-de-sac. With the ' completion of acquiring one more piece of property, the planner show d me how the street will eventually go through. It also has three private access- ways that are 24 ft. Wide, each approximately 200 ft. long that will have some development on them. When" t' dead-en or ginally looked at this, I was most concerned about the small riveways that will have buildings on those, however, these roads are the standard width of 24' with off-street parking provided. As far as the dead-end street goes, it is presently dead-end now without a cul-de-sac. According to the Planning Department, eventually this street will go through and come back around to 110th, making a complete loop. This problem happens all the time where we end up with some temporary dead-end streets: An example of Wastor�ginall h�utoWn,t�t was about 900 street ft,called andTerrace aboutTrails. When this y put long ft. over the ,\ maximum dead-end street limit in the City of Tigard. , However, I was told at the time that eventually the street would go through to Gaarde. Right y • now there is a proposal to bring this street through to Gaarde which may or may not happen, We must remember the 600 ft. maximum length for dead-end streets is just a cut-off point. We don't like any dead-end streets because they only usually produce one means of access, however, we have to live with them and the 600 ft. seems a reasonable place to draw the line. But there are • many places where on a temporary basis, sometimes for many years, we live .( •;~, Bull Mountain, etc�hwherei there tre are whole areas such as Pete's Mountain,. with these longer r + . ` i, c but the entire area is only one direction oh or in two directions, ut a long ways to the other direction. I think that in the long o l 1 run, to keep these things i n mind and I have "trusted" the planners us u y have pretty p y good liaion ion ;iso work out these problems. I think in this case, this development, in time the problem will resolve itself.4'; ,E9t*Li .,11._, J. A. Greulkch dAG dm Fire Marshal cc! 6ibbianne Schekla cc John Laws 10890 S.W Fairhaven TigardiPlanning Dept, Tigard, Oregon . : : 101641:11) " 0904 11 CITY OF TIGARD 'WA 2 , P.O. Box 23397 R d 12420 S.W. Main City nt. Tigard,Oregon 97223 OP w4mD March 15, 1978 Ted Millar 7941 SE Johnson Creek Boulevard Portland, Oregon 97206 Re: ZC 27-77 Dear Mr. Millar: Enclosed is a copy of Ordinance No. 78-7 which was approved by the Tigard City Coulicil at their regular meeting of March 13, 1978. Your request was approved with the following conditions as set forth in the enclosed ordinance. 1. Prior to the development of any part of Phase IT , a development plan and a traffic analysis shall be sub- , mitted to the city. 2. That the secondary access to the commercial property in area At Phase II as shown on the site plan he de- , leted. Access to these properties to be determined during the submission of a development plan for Phase 11 . 3. That Lots 18 through 31 develop on a private drive (301 right-of-way and 24' pavement) , 4. That Lots 36 and 37 be duplex lots. 5. That access for Lots 1 through 4 be provided between Lots 1 and 3 and the temporary emergency access be- tween Lots 4, 6, and 7 be deleted. 6. That the entire development within ,Phase I be subject to design review, 7, That the main street within the deVelopinent be con- StrUcted to local street standards (50' of right-of-wayp curbs, a single meandering sidewalk) exact location to be determined during design review) street trees and street lights. Page 2 Ted Millar March 15) 1978 8. That covenants be attached to the deeds of Lots 7 and 8, 13 and 14, 23 and 24 restricting access from the private drives to properties in Phase 11. 9 That a minimum setback of 15 feet be provided along all rear lot lines, 10. That a pedestrian access to Pacific Highway be considered during the design review process. 11. That maintenance responsibility be prescribed to a Home- owners Association for all areas not within public right-of-way. kZ 12. When Phase XI develops, a general plan and program will be submitted to the Planning Commission for their approval . 13. That a 24 foot paved street be extended from the present paved end of SW 110th to SW Gaarde Street with no parking permitted on either side of the street. If you have any questions regarding this matter, please feel Tree to contact me or the Planning Department . Sincerely, ci/ e_E oris Htrtig City Recorder DH/pjr Enclosure NOTE: The following acknoWledgment must be received by the City of Tigard within fourteen (14) days of your receipt of this letter,. railute to return this acknowledgment may result in action by the City of Tigard, I hereby acknowledge this letter documenting the action of the Tigard City COUiOJ..1 I have received and toad this letter and I agree to the decision here documented and to abide by any terms and/or cond‘tions attached. b cc! Charles 8, Nestled JJ Aldo R088i The Van Lom/Kraxborger Signatute Partnership A, I ,A. 71?' bate - b h ■ 4 t AVC1id Verbal Messages A i ' , CITY or TIGAR 1, C.�I room �.. To. '.,.. .. . �...-»... �..� , )ate. ' -1 $ 1 ' —r'L Go t''LA U ot.0 i' .at...rC 1J " I1J,:ht... ctl 1,n[..t.( S U kli S /fi c.,I/. : i 3r2 ACR..SS C� 7:-- qI2- u 1,3 ITS TIC. 0,00 tztoo tsob S Al ctae. 4 covA MCVLC.1h1{- PMb CSt(6NA� , • x ` 18 11-$Q-itx.- Pe-0 PO tNw Y....• ( t ,uiri('l>yC 4G u to rts .6, to , :'3 Acme s ' f - , r .' I , • r �«__ Mw.r,,c+src ,ta..,r-;,,.. tr b»ns. ...r--v. . 4 ..„,.. . 8 1 ,,, .- . . , C ,. , . ( . „. . , . ,t,.... , .. . ., . . CITY OF TIGARD, OREGON , . . . , . ' ORDINANCE No . 78 -.'. 7 . ,.. • . . , . -...... - AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY TED .• -. ,:' MILLAR FOR AN AMENDUE - NT TO THE 1970 ZONING MAP OF THE CITY OF TIGARD ' - ,„ . .. • . ,r 1 CHANGING THE ZONE DISTRICT OF A TRACT OF LAND ON S .W. GAARDE AND S .W. ,. PACIFIC HIGHWAY AND DEPICTED ON Wt .* 4N COUNTY TAX MAP 231 10A AS e' . ' TAX LOTS. 700, 800 & 1000;. TAX M4 2S1 3DD TAX LOTS 800, 801, 900, ..*.: ;:.: .' .1...' 1000, 1100, 1400, AND 1500 FROM CI ''', 1 TIGA'M R-1Q2.44._g..7.:3.. TO . . . _IQ)._ A-2, C-P, & C-3 PLANNED DEVELOPMENT AND ADGP-TING EXHIBITS "A"77- - t. "B", "C", .1Nfl "D" GRANTING THE APPLthATION AND FIXING AN EFFECTIVE : ' DATE . ........._ `4•■•••■ 0.0.................... ...................”. w.A...... .. .. 4 1 . THE CITY OF TIGARD ORDAINS AS FOLLOWS : 1 . • , SECTION_1 : Finding that the lands hereinafter described have been . heretofore and are now classified as City of Tigard R-10, , , A-2, and C-3 pursuant to the provisions of the City of Tigard's Zoning Ordinance and Tigard Ordinance No 75-52, and further finding that , . pursuant to prescribed procedures, the above-stated application for• ,, a zoning map amendment was heard in a public hearing held by the Ti- , gard Planning Commission on November 15, 1977, and January 10 , 1978, . and all interested persons were there and then afforded an opportunity to be heard, and thereafter the Planning Commission filed its report'. and recommended approval with the City Recorder, a copy therefore here- to attached and by reference made a part hereof, the Council adopts the substantive findings: , • ' 1 1 , The proposed C-P zoning is compatible with the surrounding ' zoning and conforms to the Neighborhood Planning Organi- zation #3 Plan, and i • 2. That With the attachment of appropriate conditions, the . r v, 1 adequate provision of public services to serve development of the site can be assured; and \ f 1 f . , ,1 III , 3, That the applicant has shown a community need for his pro- posed development on the site herein described; and 4 . That the proposed location is most suitable for the ap- plicant 's proposed development , StCTION q: THtRtVORt, pursuant to the requirements of Chapter 18.88 of the Tigard Municipal Code., the applicant 's ir(lst i'6r I at amendment of the Tigard Zoning 1\tdit of 1970 to zone those lands de- ; scribed in the attached Exhibit "11,f1-1 for Planned Development District is hereby approved, subject to the provisions of Chapter 1815G or the Tird Municipal Code 80 embodied in or exhibited-by-17,116-Tocum6676iTg- 0 mtbEWd and identified as follows , .... ORDINANC8 78 . . ___________________________ -,---,,,,, ,,- - , -''''.°'42;1.-.'....•;7■•,;.• ... 4,,,tyl.ts:OtrttiV4,01N, r014=:-.,;•00-1,,t44,...;;AZna ,,,k,;• - ' ; ' 0 , ; • • „..4. . . , . , . 0• . , ,.4 . . • ( if . . ' '1/4„ , . • , il, ' m '4,,,, ” . i t c.( i ",.........0 • . •, , t . . Exhibit "A" : - Legal Description v ,Exhibit "B" : - General Plan and program . • . . Exhibit "C" : - Staff Report . • . . Exhibit "Do : - Zone Map . • And further subject to the following conditions: . . , •. , 1 . Prior to the development of any part of Phase 11 , a : - ' ... development plan and a traffic analysis shall be sub-. . - , ' mitted to the city. , , . . .. 2 . That the secondary access to the commercial property it area "A" : Phase II as shown on the site plan be deleted. Access to these properties to be determined' '' ' . .c.7. . , during the submission of a development plan for Phase II . . . . e' 3. That Lots 18 through 31 develop on a private drive , (30 right-of-way and 24' pavement) . • 4 : That Lots 36 and 37 be duplex lots. . . 5. That access for Lots 1 through 4 be provided between' Lots 1 and 3 and the temporary emergency access, be- tween Lots 4, 6, and 7 be deleted. . . • . . 6 That the entire development within Phase I be subject ) to design review. , . , 7, That the main street within the development be con- structed to localstreet standards (5°' of right-of- .. i 4 way) curbs, a single meandering ,sidewalk, 'exact lo- , . cation to be determined during design review) street trees, and street lights, . 8. That covenants be attached to the deeds of Lots 7 and ..t,' 8) l3 and 14 23 and 24 restricting access from ■ the private drives to. properties in Phase II. ,, • 9 That a minimum setback of l5 feet be provided along all rear lot lines . . . 1°, That a pedestrian access to Pacific Highway be considered during the design review process. .1 ",. 11 . . .That maintenance responsibility be prescribed to a ,- w Homeowners Association for all areas not Within public right-of-way, . . 12, When Phase II develops , a general plan and program will '' be submitted to the Planning Commission for their ap- proval , • ..,'• 13, That a 24 foot paved street be extended from the present paved end of SW 110th to SW Oaarde Street with no parking permitted Oh either side of the street , . . , ..) Page 2 • ORD/NANCt No, 78 .,. , , k a } Ar w �... . ! aECT. . This ordinance shall be effective on and after the 31st day after its passage by the Council and approval by the Mayor. . PASSED: By _i'Y)Cc��r� vote of all Council members present, iA 4i this 1978, after ,'" •Hk0 Y.. rte �, `."./�� 1 being read two times by number and title only. ., ;i ^I ______Irl . ` r r. Recorder -- City of Tigard • APPROVED: By the Mayor this _ /3 day' of /410. it 1978 i . ,�/ ` /1 : r ice' �i,/J'"£'�'" At .,t..•'-3.1. ...-'1'2 Mayor - City of Tiga d p 1. 1, 44- Pao 3 ORDINANCE; xo. 78, .. .. • ''' • . 4444 44.44 ,. . ..L ° r^\^1 r ■!i • r4 ,° ' N to 11{ I �' ! f �,,, r 4''�{ I 71/ 1..,r c- „. ..... L a 4J, 7 r.Ni/Iw;;4144 i.. �',•..r•:..Y Y 7.4. Wl h.ha... .4,4 1..44 :rw..1..44• f..:•.! V ` I `y 'a 21 2U, I7 �Y • ,i..a r._..�:.- •'�'`✓'� 1 ;41 1'11 F"1�' I'4 ' • ,,r� '* . �'yf .•c S /I . 4444 { Y ' ' , I S W '{ . .,.c::......41:,Ai...i.{.,1. woo.......a 444444;.7{.h u;"; 1 44.4. "`..:.,n•„�...... . ,7. {•■ 4 ... •..... 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( . e . . . . . ■ c-xfitel-1 'IC" • . • , , STAFF REPORT . .. . AGENDA 5:1 : . 4. 1/4 TIJARD PLANNING COMMISSION . . . . • k / January 3, 1978 . . , • Fowler Junior High School - lecture Room . • . 10865 S.W. Walnut Street - Tigard, Oregon , . . , . , . . . . , . Docket: • Zone Change ZC 27-77 • • . • • • . . Request ', Fax a general plan and program review of a two phase • , residential/commercial planned development on a 12.14 • ' . acre parcel and a zone map amendment from R-10, "Single y, . Family Residential", to CP, "Commercial Professional" , on parcels totaling 3.56 acres. Location: S.W. Gaarde Street and Pacific Hwy. (Wash. Co, Tax Map 251 10A, Tax Lots 700, 800, and 1000, Tax Map 2S1 3D1), . . Tax Lots 800, 801, west 350 ft . of 900,. 1100, -1400 and 1500) . Applicant: Ted Millar ) i I. Findings of Fact: . . . 1. The applicant is requesting general plan and program review in accordance with Section 18.56.030 of the Tigard Munici- pal Code for an 12.14 acre residential (duplex)/commerciai . planned development at S.W. Gaarde Street and Hal/ Blvd. 2. The site is presently zoned R-10 (Single Family Residential) , A-2 (Multi-Family) , and C-3 (General Commercial) and desig- nated Suburban Density, Multi-family density, iltail Com- mercial, and Commercial Professional on the Neighborhood Planning Organization 3 Plan. Applicable policies from , .,/ the plan are as follows: Policy 7. Within the suburban density atea, a limited num- ber of duplexes may be permitted on lots that would , . serve,:as buffers between the single family uses and adjacent multi-family and/or commercial uses. policy 8. The maximum overall urban medium deAsitY of de- . ) ' velopment will be 12 dwelling units or 29 persons per gross acre. 1 . Policy 15. Apartments should be located to produce the : . least adVerse effects upon single family areas. De..4 ' ' ' .i 4 , ., i .4 4. veloPment criteria should ncitae: , c a. Buffering by means of landscaping, fencing, and distance. Y b. compatibility of design recognizing the conflicts of mass and height between apartment buildings ,i- and houses. .-- - . ( ' • i ._,... ..... ...., v , i ' a' • • • .. . 4. .. , , e .• , . . . . ,,,..4. ... . , •, . . . STAFF REPORT K . ■ ' AGENDA 5.1 1 • -• TIGARD PLANNING COMMISSION • January 3, 1978 Page 2 , Policy 18. Pacific Highway is developing as .a• strip c©m-, . mercial highway. The traffic-carrying capacity of .' . . this highway should have the highest priority-and adjacent commercial development should be suborda,- nated to this need. ' Policy 19 . In the interest of safety and efficiency, the number of highway access points must be kept to a minimu:m. Wherever possible, businesses on Pacific Highway should be clustered and share common parking facilities and driveways. As new development occurs, the number of access points should not exceed the ' number necessary for property on-site 'traffic cir- culation and, where possible, should be combined with access to adjacent businesses. Policy 20. Businesses on Pacific Highway should be or ..- ented to the existing traffic and.'not draw additional Q traffic from the adjacent community. Any additional. convenience or neighborhood centers should be cen- trally located to the market area they serve. C . 3. Section L8 .56.010 states: , The purpose of the planned development district is to pro-- vide opportunities to create more desirable environments . through the application of flexible and diversified land development standards under a comprehensive plan and program, ` professionally prepared:.; The planned development district • C to encourage the application of new techniques and new to development,y� intended to be used to community development, which will result in superior living or development arrangements lasting with l It is further intended to achieve ec- onomiesnlanddevelopment, maintenance, street systems, fir and utility networks, while providing building groupings ` for privacy, Usable, and attractive open spaces,aces safe cir- F p Y p P culation, and the general well-being of the inhabitants,. 4. Section 10«s6.0 3. 0 provides for general development p a n and program approval by the Planning Commission after r e°' 4),{ ' ang approval in principle of the preliminary p]an and program and the applidant has petitioned for an amendment ,' tf the zoning map in accordance with chapter 18. 88. 5 On November 15, 1977, the Tigard Planning Commission approved pr w m review for this proposed tle preliminary plan and progra ,,. development subject to the following conditions , ( 1 �� the 13,500 square foot "public p�ark'� be retained i ivate ownership and That -�;hc �.3 • Oi� s oars f p � � maintenance responsiblity be - preSery'µbed to the Homeowners ,48soc:iatior . ,i _ ---wlAMwr.NM•YM•fMlEh _.,- ..-. . ... .•4l.I.lR!7t•�I�!•'!LO' r • • t( . , o . 1 • , A i • 1` • • • .. ,. fly/1) f/�� }`J!./.r�r..W,� /y�y�//�w.+M. ,�,I!� w...m. ww am r now. • • w •.i..rr.w I ^ / � Y°'II Wr ir+Il O ./Aelel t ,7 .....................*...................*.... ..............•emu. .. - ' 'M�W�',W. .,.#ax:.f.:ulT..fG' ..�A.i..r..r'•V'- Jam"' / : ■ 0 / , :, 1,,()I \ ., .4,t, , ,. . :z, / / .. 1 \ ' fl I , s., ...„. , r _........_D 1 • ., , , , i, ..,, 1Y„ ,..., , / • .............,_ _______ ............................ ,„. _............_. ___, • , , 1 1 \---/ .. *r� w h4 1 / • ............., . •• ry` ,1 Cr • • t 1 i./.7. - '4. 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Y ...v.,Y..r...a,.r..u,.,,...... ., ..- w..yy if y • • a a I t . . • STAFF REPORT ' AGENDA 5.1 TIGARD PLANNING COMMISSION January 3, 1978 Page 3 . • 2. Prior to the development of any part of •Phse II, a de- velopment plan and a. traffic analysis shall be submitted to the City • • 0 30: The Properties in Phase II shall be provided access by a private frontage road. • 4. , That the streets between Lots 5 through 10, 11 through 16, and 18 through 24 be private driveways and a deed covenant be attached to the lots gaining access from these private drives assigning maintenance responsiblity. 5 That the "off-street" parking arrangement as' shown be- tween Lots 5 through 8 also be provided for Lots 11 through 16 and 18 through 24. 6. That access be restricted from S.WL. Gaarde Street and a means of providing access to Lot 4 be shown on the general ,„ plan and program. 7. That documents establishing how the duplex units are to „ be maintained be submitted with general plan and program. 4, 8. That Unit D, as shown on the applicant's site plan be common wall housing on separate lots to encourage single family ownership. II. Staff Findings and Observations: 1. The site is a gently sloping, relatively open field, with • the exception of Several single family homes and a dilapidated 6 vacated motel which front along S.W. Pacific Highway and Gaarde Streets. The applicant is proposing to remove these structures with the possible exception of one home being retained on Lot 4. To the north and south are single family homes; on the west is the Tigard First Baptist Church; and to the east and across Pacific Highway are commercial buildings. 2, The applicant has essentially incorporated in his general plan and program the conditions of preliminary plan approv i A al with the following exception: COndition 8, The applicant feels that due to the conflgu- . of to 36 and 17 (in area °D") and in order to meet the necessary setback requirements, that these two lots would be rendered unbuildable for common wall hou8ing. Therefore, he is requesting that these two lots be developed as duplex lots. • „ •„, -=-4----.,,z=tazzosmemaisumilimannimommaisinisl 1 4 r , v 4 t; • . STAFF REPORT . . AGENDA 5.1 1, •, TIGARD PLANNING COMMISSION January 3, _978 ' Page 4 • 3. The size .,o f..lots within the proposed development will be the following: Lots 1, 3, 36 and 37 will be 10,000 square feet. ',• Lots 2, 4 through 17, and 38 through 44 will be a • , minimum of 8,000 square feet. .• Lots 18 through 35 in area "D" will be 5,000 square' , foot attached single family. . ` 4. The applicant has depicted on the site a pp plan p p provision for "secondary access to commercial property" in Phase II (area "A") in the southeastern corner of the parcel. Staff feels that specific development proposals ment ro osals such as this should not be addressed during Phase I but rather at such time as r ,' a detail site plan and traffic analysis have been submitted w for Phase II in accordance with condition 2 of the prelimi- ' nary plan and program approval. ., ik 5, Deviations from _c{ rom the code requirements: A. The applicant's resubmitted site plan has depicted a 6 wide paved pathway on one side only of the main ac-j cess street serving the planned development. This de- viation from the code requirement of 5 foot sidewalks built adjacent to the property line is intended by the applicant to "achieve economics y �� `' in land devepment and streets stems . B. second being g proposed is the width of the privateacess road serving lots 38 throug h 31 in area. "D" Section 18,64.020 of the Tigard Municipal Code requires that access and egress for single family and duplex residential shall not be 1css than 50 feet # g i The applicant has ustified this arianceeonit units. with curbs and sidewalks a �, � basis 0 . � on the bsi ) " that a more residential to the entire duplex 11 ident�.al development"' will he realized that the fire department has no problem with the proposal; that the traffic gen- erated by the units in this location can be easily ser- vied by the 30 ' right-•of-way, and that this street width is Ltdentical to the streets in areas "B" and "C+' C ' The applicant is also proposing to vary the setback requirements providIng 10 foot setbacks between property lines fo all lots nareas "C d not have frontage� '� a., concerned that a G� real~g r main street: Staff that do no nta e along yard the rrG��.n not be sufficient and therefore the codesrequirement e setback Would of 15 1 should be adhe red. ',Phis 'Chi S requitement should apply " to all units within areas "8" i G"s "D" .and n 6 . The access drive between Lots 3, 5 and 6 designed to Serve i „,w t M. .usl..na+�kM.,m+'�.„....,t.9'k'.r—1«.:n.,GiM„,a,."i.,,,,,,,,,..„,r,,,,�, ».....;...r„.,,,,,,,,„�._.ab..;�. '� _ ��.«{'k9h14MD'+'bASakM''2„%,,,,„- .�;3.".3'KY,^"'rf •+.U„� .... r , • 1 . . . . . . . . . . . . , . . . .'.... . . STAFF REPORT ' ( . AGENDA 5.1 , . . , TIGARd PLANNING COMMISSION ' '. , . , 4-. . . 4 January 3, 1978 . • • ., Page 5 . • • . ' . . . ' . , . . . Lot 4 in accordance with preliminary' plan condition 6 would • functionfrom a traffic safety standpoint more effectively ':, . _ by being shifted westernly and redesigned to access between . Lots 1 and 3, so that all four lots (1 .through 4) could be .: . . served from an internal drive which, would egress from a single;acces point onto the main street within the development: : .,.. - , . Also, the "possible" emergency temporary vehicle access be- '. ,,, ,..,.., . . tween Lots 4, 6 and 7 as illustrated on the site plan 'should be deleted as it is not necessary or recommended by the fire ' department. 7. The terminus for the three private drives (between Lots 7-8, 13-14, and 23-24) leaves open the possibility for future extension of these drives resulting in a potential conflict 4 between the residential area and the future commercial area in Phase II. To assure that a compatible relationship be- tween these uses are maintained, provisions to restrict through , access should be made. .* III . Conclusionary Findings: ' 1. The applicants have essentially adhered to the required con- . ditions of the preliminary plan and program and have supplied 4 supportive information for justifying and alterations or deletions on those conditions imposed by the Planning Corn- mission. However, Staff finds that the applicant has failed to justify the deviation in the street standards by elimi- nating sidewalk in lieu of a 6 ' wide pathway along the main access street. Staff further finds thaik,:, a 10 ' rear yard setback is not sufficient to protect the inherit prop- erty rights of individuals occupying the proposed units and that the 15 ' setback requirement of the code should be ad- , hered to. 2 The other proosed deviations from the local street' shan- and . p , dards and setback requirements appear justified in order to achieve economieS ih land development, maintenance and street systems while not adversely affecting the health and general well-being of the inhabitants of the deVelop-. ment. 3. The provision of a park area will facilitate meeting the reCreational and open space needs in accordance with the development planned development Concept. 4 The request conforms to the density requirements of the ) NPO 43 Plat" and the underlying ohe8 of A-2 and R-10. ) f.. Iv. Staff Recommendation: k ta5ed on findings of fact and donclusionarY findings, gtaf., , " . f ,' 15' Cr... 't 7f..i., • - 1 } l',. REPORT , . AGENDA 5'" 1 . N ; (, TIGARD PLANNING COMMISSION January 3, 1978 41 M • Page 6 recommends approval with the following condions , , ' 1. Prior to the development of any part of Phase. II, a devel- YY , opment plan and a traffic analysis .shall be submitted to ri,`' the City. 2. That the secondary access tO' the commercial property in area „, L "A" Phase ra as shown on the site plan be deleted. Access • ' to these properties to be determined during the submission of wa development, plan for Phase II. 3. That Lots 18 through 31 develop on a private drive (30 ' right-of-way and 24' pavement) . 4. That Lots 36 and 37 be duplex lots 5. That access for Lots 1 through 4 '� access g be prow .ded between Lots 1 and 3 and the temporary emergency access between Lots 4, 6 and 7 be deleted. 6. That the entire development within Phase I be subject to design review. To local main street within the development be constructed 7. That the street standards (50 ' of �right-of-way, curbs 5 ' r sidewalks on both sides of the street, street trees, and street lights) . 8. 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Ii f lly f 1.. 11 4 1 • 1 r .... t' L.•!.\H i bit Ir i ,4 i1,4 1. 1.` 4 + i J • l i• A p 1 l a :y Giaii w.i i .N:i ir► 444 N W i 4ii y{Jj •: 1 �..., i // 1I 1 4 14•i w ••'i %iii 4.6 6$44 14 1 4 .1♦ • } • i r ."a " � L?�"��St ,_.. (b) Mati v by CouTa il..m a Cook, secc"vded: by . �i Coun 1+1man'Waken!•4''6p' 6 c R'tr.J;: t t iy eet . dedication , , Approved by unaritrous vote of Council , 1 { 8. ORDINANCE No. 78-07 AN ORDINANCE ADOPTING FINDINGS WITH tJSPEcT", '1104 4 i;{APPL1CA'iIGN BY TED MILLA$. FOR AN AMENDMENT TO THE,`x,970 ZON141Ck hMA•P',0:F 'SHE, CITY OF TIGARD CHANGING THE ZONE DISTRICT O,k'',4Y T .C,T°O `;'LAND ON SW c AARDE AND SW PACIFIC HIGHWAY A 1D,,1 B;P 'W!P ;`P' ' W ,gHENGTTON COUNTY TAX MAP 2S L 10A, AS TAX LOTS e700 y 800:°,4"4000;Y='` .`mA 7S1 3DD, TAX LOTS 800, 801, 900, 1000, AN'IV` 1500 FROM CITY OF TIGARD R-10 A-2 & C. 3 x.t.,ANNTaD DEVELOPMENT AND ADOPTING "C", AND ""L)" GRANTING THE APPLICATION ANb I INO' At"'}E 1CTIVE DATE. e. Presented for second reading (a) Councilman Scheckla presented letter received from Mr",'° Bob 'g,oster objection to zo:te change All Councilmen except Mayor 1isbop 'r .4eived copy of this communication tior (b) Legal Counsel requested ri copy of Mr, Doster's letter be, .ntrOdu�.t d+, iuto 4r yr �aa the application! filo .as this is an 'expart contact ' and ,sbo d.+.t oL +ibe F, permitted according to the'F,s.,sa.no. fi.ndingsn i S • t. °.• "'. 4 1, / •.: (c) Motion by Councilman Cook, seconded by Count i 1man Wakem t9 adOp • Una ,at ce. No 78. 07. e t1' (d) Councilman Wakem presertteA his findings from investigatiOn into the °badk:grout d of this zone change request Councilman Wakem also requested Councilman ati Scheckla abstain from voting due to a conflict of interest,, T (e1 Councilman Scheckla asked Legal Counsel what determined a "conflict.,o ' :,ittetest"e Discussion between Legal Counsel and Council followed 'regarding,.con ftL t,. of iti a res y question Legal Counsel stated that Council could vote to de,ex ntne w tl ot.' Councilman. Scheckla should abstain from voting on the matter at 'hand!) aId that majority would rule (f) Councilman Wakem moved to declare a conflict of interest in the cab- 01 dbuncll r man Scb.eck1a did exists and to request that he absta tt EtOm voti' g art tie 'ord ina nc e 4 Mayor bishop seconded. Motion. to request Councilman Scheckla abstain from voting as sed 5 to' I., ' Roll call of vote, Mayor $lstrop, kye unci aok, Council Man M ckelUot Aye; Councilman Wi kerns Ayes Councilman 5 �cCo tat g Mot oL to adopt Ordinance No, 78-07 passed by a 8 to 1:. vote, .fit (�� l k p a YY p y 'Q.l,1. c��1« •o1 vote, Mayor B1shr.,p, Aye; Councilman Cook, Aye; Councilman 11:ckelsof' , .Nay' Councilman Wakem Aye. Ordinance No. 78-07 was approved by majority vote, Coundiiman [M y^yJ.Y� `yy' ��yJ. Cep � by abstaining H µM '• M Councilman Scheckla exzus,ed hlmsclf from the meeting at 811.5 n M t PAGE 2 , COUNCIL MINUTES « MARCH 13 1978 J 'r: n.r:. r„ ,.: rxay inow.a...�.,eu eY.ra.rtiwa�wma• ..+d.M;Md«Yr/m+r+rm�• r p J . .. .... �lpiwr+pr.Fca.,-•U .ti..M.✓.Nq F' w,»a.,^uF,j,-+4.aa.,nisr,rw....„p.:.J. . • • March 7 , 1978 • To Wilbur Bishop Lynn Wakem Alan Michelsom John Cook‘,., Kenneth Scheckla Re: Zone Change #27-77 and subsequent approval con- • k siderations for development of 8. 8 acre Parcel. Gentlemen:: Undoubtedly you have more information on this project than I and there must be many documents I have not been privy to. However, if you don ' t use your positions to clean up the loose ends "which are many" before it is again voted upon, I feel you would be acting quite irresponsibly. Please note my observations as follows: - • 1) J.A. Gteulich's letter to Chief Wasburn dated January 24th, 1978, has tongue in cheek, relative to 'ire & Life Safety service access. He touches on several problems but does not spell them out for you folks to make final judgement based on his knowledge. Example: If at any time most of his fire fighting apparatus makes a wrong turn down a one • way street, that piece of fire fighting equipment is lost • "completely" relative to the ultimate trouble spot. I • can' t help but wonder what his answer would be if asked • "would you want any part of your family to live in this development?" His final statement is "in time the problem • will resolve itself" . Recognizing there is a problem and potential danger to life and property safety, please find a resolution to the problem up front ! The Planning Commission tells the Couneil that the Fire Department sees no problem. NOT TRUt ! 2) Tigard Planning Commission - Staff Report 5 .1. - January l) 1978 - under the guiae of "achieving economics in land development and street systems", and "a more resi- . dential appearance to the entire bUplex developtent" , is allowing variances and deviations to code requirements. If to achieve economies in land development is our goal - why not throw out all the rules? The developers will take care of the test. As for making a residential appearing project of it - a dupielt is a duplex is. • , • ' •• •• • • r Page 2 . . . • . . .• v Re: ""' Zone Chat,„ . #27-71 3) What kind of sense does it make to ask for traffic analysis prior to Phase II? Why not • care for this • before the project is approved? • 4) Tigard Planning Commission said the North leg of the loop road will connect to 110th within a year. A year after when?? Does the Council have or know of a document from the present owners of the property that assures this? 5) Regarding the Flood Plain impact. Present runoff is 8. 0 CFS . •This addition is calculated to create 18. 5 CFS , • Is this going to be cared for via a detention fatility or • enlargement of flow facilities downstream of creek. The • afore mentioned flow rates are calculated on a 25 year • Flood Plain. 6) No mention is made to Air-shet impact . I don' t think you should let this go unnoticed. This must be sample and example enough. Hope I have made a point. •. . Yes , I have an axe to grind. I will try to describe as objectively as I can. I am a homeowner adjacent to this prop- . • , arty - more exactly . . .. 10915 S .W. Fairhaven Way . My living room faces this ptoperty. This development proposal is not :ompatible, in fact, it is in direct conflict with existing neighborhood standards. It is low coat housing by whatever • name you call it. I don ' t know how you can imagine it not creating all the undesirable environmental problems the exist- ,- ing residents seek to avoid. If your ultimate aim is to create a community of high density population, why not re-zone the entire city of Tigard and go about it in an orderly well planned manner? There are a host of reasons (excuses) why community members do not become involved in local politics and, as you well know, the reasons vary from apathy to total trust in people like your- 1. selves representing them: Both ends of that spectrum are very dangerous . I have to say from the trust and confidence window that I now have experienced One surprise too many, You will hear more from and of me in the future. Sincerely, • • • IV/ Bob floater • If you care to make further Contact with me i please feel free. My home and business address and phone numbers Ire enclosed. • Courtesy copy t Chief d, Creulich Tigard Times • ; - OIRK HILL Orsi INVESTMENT CO. March 2, 1978 Mr. William H. Geibel GITY OF TIGARD District Engineer Oregon State Highway Division P.O. Box 565 • Beaverton, Oregon 97005 Dear Bill : I am writing in reference to your letter of February 22, 1978. I qnderstand your position and appreciate why you take it. However, a recent event might change your approach toward this matter and I thought I should bring it to your attention. We have agreed to relinquish any right that we may hold to the two houses that exist on the property in question. The Tigard Historical Society has expressed strong interest in obtaining either or both of the houses as they are a significant part of Tigard' s history. The property • owner has also agreed to donate her interest in those houses and it is very probable that they will be moved in the near • future. Mr. Aldo Howard, with the City of Tigard, 1.5 coordinating the removal of these houses to another lot, We recently gave him your name in the hope that he could be in touch with you to keep you informed of progress . It is probable that the houses will be removed long before any construction in regard to the signalization takes place on the site, 4 We are hopeful that this arrangement can be worked out to your satisfaction. Du to recent developments in the approval of our subdivision, the savings we would realize by not having to move these poles has become exceedingly important. Very truly yours, OAK HILL INVESTMENT CO, ) , r a Ro: I . Stayer • Manager, Properties Division RLS :bh/4 cc Jo„e VanLom, VatLom Kraxberget pick Bolen, City of Tigard 7641 s .JOHNSON OPWEK BING, RoRTLANG,OREGON 912°6 5o3/777.486i „, .. ., '.:• . . ,..,, •:, . :.... 1 • ,,, • L, 4,4 *''''''1) '%'., ^ ... (I'' (f ' ,• '4-44',..1 . I 'te' , V ' . ,• ' '',, ,i'41Jii0V 0 ,1 ( .C, PEWI,',' AF11-',4C,A110M,..,', • . cwtrOary 1 ,,.,, 1,1.40 .:W P.4( itir. H!ghway - DA ApplcatJtx. . ' • l',..o, Wc,,,-,1..„. ,!3 ,rk. 1- . . fly, V1,4111 f101izi.E ,, 10935 SW 69th •- DA Alio tic,-Atiran ..,. • . 1..,Ild 1 t.: H, C I o,„., 1 1 fiiiiirt ”,1 4 t:ppei, Boolic-,,, 1;c, ,,..,,, lio,9.(!. - P$ /,40,r, ica 1 I,,... ,. •,bakcy's, 11.71 *4',,W Pari11c Hihway . R Api ,,O.,(-Alos to(0.1S Fdri ),, ll hur4or,„...„ 10900 SW 6(4th - ti 4-1711.c4t:or . ,. ',;. 11 rood St ort,;.!;.,-..„ 10651) (.-",W McDon e ald Stret - i'S Applicatiord. .......,, . n. : r(, -..: flotlov L.' ct..unf., 4,1-,Ar uf:, sec,;onded by CouL,'..., LI 'ln Wk c,a to ,,Ippr,.;:,,,,,-,,,,, Al i)rt.);,..',..1 i',,y 1,.-°:ipi r•!,,,, ef Ccuvc.!1 . .\ . .. , ,. 1,9ESENTATION RE..,..;,:,P'1.1 r''''4 '11,, ', 1(f?,A1, It,',Nitii,Wf I Ef:J!SI Ai.!t,Oi.ki ,i.,,, t;,',,ircLy .1o.r. , . .., lant to Poit1,,ILn --,,-.1.,,,,,i,,,,:orcli. rr,oLLA It,!,-,.rL1f.,-.. . .1.,, ,.., ri t BI-1(i i pretitt a 1,1 f,tt . 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'.''.')1 'E)[), tit, loU,,,, ",:.'01 , 900, 1100, 1400, 1 )00) ti.ud a ,4no :L.Ip amtvdieTO. + ! .,, P, 1 0, "ti.'1 n ,,je rcit,,, '.,' ., 41(.,n t:Lai” to C...1' ,,:or.,,,e r;.III PrO CC,'t°=, ono I . i 10 11 • . 11111ni, ',,5 .6 ,.. ,,,,,„-1 1,W;.14-01. c.o. Tax N4p 2SI U,Y1o, To% 1,Lt 900 ',4,v1 . , ' ..4 • , ..1.',1t. ru 11,,,g4t1,41 (A vf.,re,d 11,,t1 1.11, tr,i, ,',,(,)1 a publi tic)11ET,, hut tlo...' i-/Grtt. Chltlij,0 U.,,,lid f,,c ( onbideviA 4, 4 tbry rcTord undor prol.ilion of Ordluunce 0 1:1z_ Pi i I( V Pltpl Ai 0C,,o3 t I1A t •t hii!..' t:UN:, had ,c..1 Jr 9e.,t,c1 f ot appeal s and t.ha t 1.111r,. 00 • tvv, ,I Cf.41t1-, Li levtif-w ot IA zorf. r:hunge rc,,,que,:t fhat hnd 11,..,r,n pr,.-vioasli ' tit( . '\. ,■,,i,:',, 7\41,*;.,,,t i i ).k i i;idop IP f, ,, .,„"' 'i e"V, tl l'"11' ':)-',' i i(-1, 1,!,!1, l 0''',J) r:.:i V . ■ ea, .11 p : i' ''' -0 co, f t,„0 t...6 t ,,,,* ,; 0 ,:)1,t- 1 ric,,,it i I? 1 ts - -i. , .!ii:;3,,,,,,, . ,1,. 1 rii, ', , N ' 4R:11:11' .It r'' . '.,-n., ti-iNIIIN :i ;Till; tele. ,:i t;',i-,1 i p, 1 t, 4.,.. ili'PLIt 111.(IN i1,11., NII.71,iip, vicik ii„,,,1 :Ibliir,A),4[,-,,i4 yci, fop: 1,01 u I'l r.AY fiT (PP CITY OF IICAUD CHANCtNli 1111._ 1.'3'111,.;; 11':•'Y' '1',I 1?;1•114•3 ,11,.11,''''.::it.I'' (1,11.1'P 11'',,4'.'1/7I:t1;1(1.41' 11 !il I I i1,4 E-,1H(IPI: At ( '';ii'A:' ,. . '. ° 1 viiAti ,,ill 10A AS IP:: 1,01.!:; :00, 01: 110.",,0 1,1C(,1,0 IiroMAI:,,,._,It . $ ',DU, TA's. LOI:t1 ,' 00, 801 , )000 -10G. 140 9 ,,1 1'4)0 11;‘,01,1 r..",11'v ciF Ti.,: i1/21,),,,I) P.1,..4,, A.4'.., e', ti • i It. t-i, ,d ti,,, .' ,,' / Nr) .) 1 it ''t, i Pi, , ,A NE 11,.,LI.( I..11,.. I A l 1 . "A"5 flu6 "0"0 41,N f) "t 5 h„ (YRANT P,,! Till: Z01 I jr, FIX!NL AN r. ECIT,/1,, DALE. . .,, 1.5,1i„:.t ! .4 f 4Alti':er I I IV 1 r11 V Li .-= FO 1,Ltd rY,,, .„,..0, 1., . . •:; ..,..,,,,,,,, ,„ „. ,, .. ,. 0 , 0 ,, „ , „ „ „ ..,..0000 . .. . .. „, • sk`. # Irn ? r rl'A (. t( r , .4,01. r requc\tIA th,tt Con 'It1. ,t! ,livd .)31.0. . "When rw- t..-Icps„ a genetal Ang w, 1.1 to tht.., P1=)rnir..,,; 1'().T i,ton for their approl,a1” (f) Courici '4.rheckl,a moved that thi- mitter be rtor,i'd to the P, iir Comtilsion tot review. Motion died tor 11k of a ond. .,"„•,/totic rrm, t..q17 .1; ,teonded by ran Kic1 tL16on to Utditl,A10. o •78 .(4, M)tioti y CUU"filn ( vok, -,ecor4c,d ley Count.•..1.:(Niu W1 to :: rd the ordivance C- dittlo,,1 013o lh.11, a -fool 1,4‘,4A !,treet iied • •ItoT Irc-sttit od ni of 8.W. 110th to T.W. OtAlf-sto,k.tpt tmpr ).veTent ), with NO PARKI'J si post',,,d on LithrI ,;.#3.t• of the t (il (,ounellman M14.Fol,ou o/'.1t.„( tcd tt1n tht, tht de‘t.. lop(„, , did olt ,on the property whi, h Iii Wd-", .c..,hed to Iworove, and expit...-,seA ooncerti r(Airdiug thc iht,lt.,t on thc nel6hborhood Mot1on 610 .4q(11.1„';,:_1lt addiu, Condition #13 pas,',,,cd 11, a ) to Lott . in St..hecida )...*Ottlit,11W311..3 SOn VOtiqg 1,AV. +) Motion. by Coun-iluan Wake , ...3econded t Councilman Cook to ao,endrent crdlnance addirt Condition #12. MotiGn passed 4 10 1 . CcuuLLInan SchecLla vo tin , NAy. MJtitu lo approvi Ordivanrk 07 a t..ort-cdod. Roll Cullg Mayor ( ouvcilitun Cook and 144ken ”oti Aye. ', ounLiivdt-in Sthe(kla and Mliketr,on ),toti.u4 v 3 to )of ty vott-. IitIii 10, 111 i(11: f t f..+1 • II . N). DP( tt\i/INJ'', Av, INVENT 10 001.F11 N(4'.7,rE2 tkR/814.., pii'm T)Fri"; 11)1, WA t11\,, otfk WITPIN (It; H(AUFWORN OF' zloopFnArtvv LIBYAR$ AND 10 a E1 I 4,604 ON AN ANN"Al AS RAt'iY1) A UIN Flrh 1-EAR SP11A1 ITV* A 1:0MPE%oatION 101.; OF)kERIN qP,,q 14114ARY SERVICE, ki) Fluti on ty rouut 1i an -(tot,ded by Loutic. iiman Micke1Lion to adopt Resulu! lon No ,m1 (14% ( itv 11..d!f,inlbttAtor i d the Librari un FrtEll, tecou- ,Lud(4 out • (1, ) Mot is d 'v unani,,ovp, ote of Council. Pa6e I (.011N1,11, 141 PTE F(1ILLity 191.k .�', _ _, 4 5 • I • Y•• r • -.. _. ., .._.. .. _.. ... _ .... '•.8.05.. r ,. AFFIDAVIT 1 1*PUBLICATION t STATE OF OREGON, ss COUNTY OF WASHINGTON, 1�. t� j 1 l.t. r 4 A I M,/ y r A I Al ■ 5 r 5.(t An .y 7 , i •1i r r Josh h Schafer , 5 r,. .1, €� . .'OT , +r,."`' "`1 being first duly sworn, depose and say that I am the publisher .., _. t r + ,a!:4w, ,..-t '.' #Ii 7 31: i 1 1 . )01 I gad a {J 1 fr f.. ,.:....r,....., of The Tigard Times, a newspaper of general circulation, as defined' ;i.. e a r;t� :p 1 t,.f; r:` *",.' } ' ' , published at Tigard,ard, in the aforesaid county and ; at by ORS �93�010 and 1�J3:020 ,gS ° ' g e , '' fi�? ` " ` i; iir'd t ,c t-',`t1 of C e • iF? • g , printed copy of which is hereto annexed, was ,i t , state that the legal notice a tats `iii aft )4 2 g , fk'. : iii i <<, �? published in the entire issue_of.said newspaper for .Lr L...i.,;:rrr...:..: successive and .fi .Y 1 f, t:: _, 9 i,5� b a:' ;,t • aax C��. ', , 1; 0iw i O01,1 (O L ii I r,�"`i •:r • E n • consecutiv^ weeps in the following s es .:,Y x1 ', � l ` JO .wlr rYr: YiL•Y.:iir-.f.:YfY.:wY:it♦'� '" � t� February 15 & 22 191 . , n `l °� q t#i�i� Vila •+ �� e�+e,l 'p y,�b �j +� t�1( +rJ I ..::Lf..L:./::.. .yr.:m. M..» w •wi:• r� rrIr. ..:w.. ID�, ,0706 a •� *, •' `ti4,sowarwiar��„ 3rd Pit r O 1 'I' a Ai, e :,4 ,'%eel ,, S iiiri ed and sworn to before me this L •t � , � 4 '^ ..,.....»w«i:i:. .:,iY l BµiL.:,:::L. �y � , ��" a.rg A � day o. � S7 .yta„4 k s �'”;.•,S..«"'. .'gip`'"v°�, k..1 FLlla .r l,u, is,F L, ,�'�„ j``"*" a C;, ^'.,,..p.04..'v.r+1,1.M1..,..........,4i.,"44+n•404.40.a17a�)Pk'k P+0.a„In,M�V4+s d tik1-w 0b7,1.1:ar �. I 78 !!r ,.iwwa YC ar.A'S r.Jr+r�Miy rliariLl.V� M.ua l9.�Y. :Yj. YS w I ,, a 4i. 4,11 P � ��,� r n�F � � • .........r....uL».1�, :....Y Lii.LYyr YYS. 4, . �,r 4�.. 5 • r .- ,f:,._ ,tart' lPubli .Oregon ,iu.YL :a�. f • ", : .., •'i *'+1' ,,'' i I #l ', ; misiiiii �. iires f :JQ„L I9 , 1. 1, ,f rf • ■ I. 1 1 , v v..an ,,!J,r 1.rWt +..,.,...r}_.n... i,.- •' a r .m .. .a .+•. YI'!"�+.rr'.`"rr ,�,• 'L'(r�A ..., ,. ..r ,.... i. —'--- , .�.a�,.r m �.Af1',11y'flM1} .+.� «. titu ��, A , ti . y 1, ( fol—. ) r. ' '% `/� ::-6 '' ► STATE ;,3 HIGHWAY DIVISION 7. .s . ®, Ciro ,`- �_5i; DISTRICT 2A ENGINEER 4 P.O. BOX 565 • BEAVERTON, OREGON 0 97005 0 Phone 229-5002 ROBERT W. STRAUB GOVERNOR February 22, 1978 F,B.KLABOE Administrator and State Highway Engineer Roger L. Stayer, Properties es Div'. on Manager 9 p Manager . Oakhill Investment Company 7941 SE Johnson Creek Bo -yard Portland, OR 97206 7' RE: McDonald S ,-et Si final i aati on Garden P Place Planned Development Pacif' Highway West Cit of Tigard • pep/Mr. Stayer: As discussed with you in our recent phone call I am recommending to our design staff that we proceed to desi � g g gn and let the contract for the subject signal based on our existing right-of-way lines. Although it would be desirable to accomodate your proposed approach, I feel we must proceed for the following reasons: 1 ) We have received no firm commitment that the right.. of-way to the north of the approach will be available in the immediate future. 2) We have no engineering data from you showing the+ amount of right-of-way needed to accomodate the deceleration ' lane, sidewalk and pot e locations appears that placing the poles within the next , few months to accomodate the access would create conflicts existing sooting elevations, with the existing house and with w xt ` g utiliti,y lines. 4) Our funds for this roject are available now and the apartment is anxious to proceed with the signal installa- tion. LC*, Every effort will be made to design the signals in such a manner that minimum alteration as possible will be needed to accomodate the modifications as required for your development. The controller will be placed so that it will not have to be moved and hopefully the pole in the southwest corner of the intersection will be placed so it also will not have to be moved. Sincerely, Y' '77-/1,/de*e..,1,1 William W. Geibel DISTRICT ENGINEER •r �J- WWG/rj g cc- Ed Hardt Bud. George, ATTN: John Irwin R' Dick Joe Van Lom • • /• • d +.,s....urwnp s s .v x a. :. r._r.M y .M.n'a.,r,t..,.0 sM r=. y a.o,�. .•.- n-..n..a s 4 w f.,,.svx +4?'�tyi#53 v A+XS ?b Mkt' Y.7d•tY LbY9A1 i ".Y:q U4. t • f C C), O , 78 .;•,,,,,..,,,,,,':my,,c,,.; ORK HILL cITY or:,,,� = . INVESTMENT CO, CORD 1, February 15, 1978 Miss Nancy Edwards , 4 City of Tigard P. 0. Box 23397 Tigard, Oregon 97223 . Dear Nancy: I have enclostd legal descriptions for the various parcels of land involved in our planned development at Gaarde and 1` Pacific Highway: These are extracted trom the preliminary title insurance reports which we received recently from ' P.N.T: I. I have attached to each description the map for further clarification as to location of the property: ' hope these are sufficient, If yoga need anything more,, • . ` please let the know, ' Very truly yours, OAI( HILL INVESTMENT CO • Roger Staves • Manager, Properties Division RLS bh/7 Enclosures , 7041$t..JQHNSON CHEEK t LVt). POHtLAP1D ORE,CIt N 97206 ,6030/7«4661 s - . ._..».v.y.✓w.a.w.ri+fyyuiFeWakgliJ l9.'+..nL-..:7w q..No-V+L-IMrL.+h4RMwCitliCma::ti',jfh, 11 i, ,, Page of ,.......1 HIV `� INTER-DEPARTMENTAL MEMORANDUM �,p A { n `r �H J r'i�Y Tualatin Rural Fire Protection District r� 1973 {� ;. 70 Chief Washburn p� DATE: Jan. 24 1978 , � FROM: Chief Greu1 ch A. SUBJECT: Stoneridge Development ,1 t., I went to the Tigard Planning Department and spoke to the staff about the development "Stoneridge". I also re-examined the plans. As I see it, this P Highway and�east eaf1710th� west S.W.Ss�b Pacific n on 110th offtofoGaar��' Gaarde St, , y coming Gaarde. 110th will be improved, down past the new street entrance. At that point, horseshoe shaped street which has a 50' right-of-way goes in approximately 900 ft. and comes to a dead end. The dead end does not show a cul-de-sac. With the completion of acquiring one more piece of property, the planner showed me how the street will eventu l y go through. It also has three private access- "` ways that are 24 ft. wide, ach approximately 200 ft. long that will have some development on them. When I originally looked at is, I was most concerned about the small dead-end driveways that will have buildings on those, however, these roads width of are the 24' with th off-street parking provided. As far as the dead-end streetdgoes, it iS resentl dead-end now without a y cul-de-sac. According to the Planning Department, eventually this street will go through and come back around to 110th, making a complete loop.- This p roblem happens all the time where we end up with some temporary dead-end streets. An example of this is right down the street, a street called Terrace Trails. When this was originally put in, it was about 900 ft. long and about 300 ft. over the maximum dead-end street limit in the City of Tigard. However, I was told at the time that eventually the street would go through to Gaarde. Right now there is a proposal to bring this street through to Gaarde which may or may not happen. We must remember the 600 ft. maximum length for dead-end streets is just a cut-off point. We don't like any dead-Arid streets because • they only usually produce one means of access, however, .a have to live with them and the 600 ft: seems a reasonable place to draw the line. But there are g many places where on a temporary basis, sometimes for many years, we live with ,these longer than this, And there are whole areas such as Pete's Mountain, Bull Mountain, etc: where access to the entire area is only one direction or in two directions, but a long ways to the other direction. I think that in the long run, r have "trusted" the planners to keep these things in mind and 9 planners p g we usuaul ly.have pretty good liaison .; o work out ;these problems. I think in this case, this deve'Iopment, in time the problem will resolve itself. 0(,)A. Greul i ch JAG�dm Fire Marshal Ilt cc Bibhianne Schekla cc John Laws 0 S.W. Fairhaven Tigard Planning Dept, 1a�9 Tigard, Oregon ......_...msrnaw r.,xn. .w...l,...,_, N,y.,evnre,ar+4,a.w.:.,.a..w .„,.....,,,•• . , . . ' '', •. '.,........—■.•77,r•7,-,r,• „r. .. ,•',. '.. • --r—r- •••. ..X rrI ' , ' ' r .•7 “•,, , r, r• r 7 -,-.' r• ' 7 7.•••-7,,....r•Irr.„.-. ,...-r. ,r, • ,r•rrr. rrrrr,-...-7-7..........7-11,..-7-•••-,.7,r, ... ' • , •1 , '. , , -4 , , '..,,:•:N4V;0 1:441,644.',.,•■, (17) ,,,,,14,, '' , ; ■ ■ r ■ „,,, • '”''''-'''' ■:,V,Vi;,'., . , I"'T 16AR 0 ,. , I I' n ::,... CITY OF TIGARD , . ,. R. 0. Rox 23657 ., • „. ,: 12420 so W. Main . , Tigard, Oregon 97223 ikbiz., , Januarv. 18, 197fir, ‘41,,op, ... 6' n 0 „ 47 ,/, .., . .. Ted L. Millar 4'61,..? f's OAK HILL INVESTMENT CO. OPri • ' ,. „6,44,4 7941 SE Johnson Creek Blvd. • .. .., Portland, Oregon 97206 Re: AC 27-77 •! .. ,,‘, Dear Mr. Millar: The Tigard Planning COtti88iOn on January 100 1978 has voted . • . to recommend to the City Council that the above referenced 0, matter be approved subject to conditions listed below: • 1. Prior to the development of any part of Phase II, . . a development plan and a traffic analysis shall be .,.. subtitted to the city, . , 2. That the secondary access to the commercial property . , in area 0A": Phase II as shown on the site plan be .. .. . . ., , , . deleted. Access to these properties to be determined , ' ,, during the submission of a development plan for • Phase II. • • . .. 3, That Lots 18 through 31cbvelop on a private drive (30' right-of-way and 24' pavement) . . : „. . 4. That Lots 36 and 37 be duplex lots. ,. ,. . . , . . 5. That access for Lots 1 through 4 be provided between. , 1111 Lots 1 and 3 and the temporary emergency 060088 between Lots 4, 6 and 7 be' deleted. 6. That the entire development within Phase I be subject to design review. 7. That the main street within the development be constructed , , to local street standards (50' of right-of-way, curbs, a single meandering sidewalk (exact location to be determined during design review) street trees, and street light . 8. That covenants be attaohed to the deeda of tots 7 and , 8, 1. and 14, and 2' and 24 restricting 0.60088 from the , ,.- private drives to properties in Phase 11. .. '. , s , . . .f! „. ,, ,, , , . ., .,,,,..„..„.....,,,,a,..,4.t.,,,.,/,.,,11. 7.,'I WI,■4,1,117',1,,,,,1111,,,,,,,1,r■,,,,,,,i 71 1,40101 1...0,,,n,,,,,,,,,1-1,■111,,,,,,,,,,.i+.1,1,11.1.0 ■ , ,.111-0,.11.'”1.1,'1",1 , r,^',r,..,'.,,..,, ,,, .,,,,, ,r,,, .■, ■. , 1 Page 2 ( STONERIDGE DEVELOPMENT COMPANY January 18, 1978 9. That a minimum setback of 15 feet be provided along all rear lot lines. 11 10. That a pedestrian access to Pacific Highway be considered during the design review process. 11. That maintenance responsibility be prescribed to a Homeowners Association for all areas not within public right-of-way. This recommendation has been written in ordinance form and will be considered by the City Council at its February 27, 1978 meeting, Fowler Junior High School, Lecture Room, 10865 SW Walnut Street, 8:00 P.M. At that time, the City Council has the following options: approve, modify, deny, remand back to the Planning Commission or determine to hold a hearing on the record established at the Planning Commission. , . No additional testimony will be taken by the Council at its meeting. ..„. . • You will be provided written notice of the Councils action. , rel , .• , li (14}JS ,. c Jo , law A.sociate Planner J1/pr . , NOTE: ThO following acknowledgment must be received by the City of Tigard h.withI fourt ( c een 14) days of your re eipt of 4 thin letter. Failure to return this acknowledgment may result in action by the City of Tigard. , . --- I hereby ackAowledge this letter documenting the action of the q!igard Director. 1 have received and read this letter and 1 agree to the decision here documented and to abide by any terms and/or conditions attached. . .. . 4 I- .,:)7- 1 mare.........__-............_-___-_- . . • , . • . II ' Page 2 STONERIDGE DEVELOPMENT COMPANY January 18. 1978 • 9. That a minimum setback of 15 feet be provided along all rear lot lines. 10. That a pedestrian access to Pacific Highway be considered during the design review process. 11. That maintenance responsibility be prescribed to a Homeowners Association for all areas not Within public right-of-way. This recommendation has been written ih ordinance form and will • be considered by the City Council at its February 27, 1978 meeting, Fowler Junior High School, Lecture Room, 10865 SW Walnut Street, 8:00 P.M. At that time, the City Council has the following options: approVel modify, deny, remand back to the Planning ComMission or determine to hold a hearing on the record established at the Planning Commission. No additional testimony will be taken by the Council at its meeting.•You will be provided written notice of the Council's action. )51fit rel Joim Law- A sociate Planner trli/Pir NOTgt The following acknowledgment must be received by the City of Tigard Within fourteen (14) days of your receipt of this letter. Failure to return this acknoWledgment may result in action by the City of Tigard. 1 hereby acknOwledge this letter documenting the action of the Tigard Director. I have received and read this letter and L agree to the decision here documented and to abide by any terms and/or conditions attached. n A7y'. *ygrt 77t rrl'''4 . `1d�1 1 l � 6J� `C +f ,,`,qf K�rkY: .,. ';, (, AFFIDAVIT Qt PUBLICATION. a( yk 1h , • -•-1 ' �. yq 61'! 'aa �,P M ` ' 4 ; STATE OF OREGON, ,' ``'; ltow o uni o}, h <L d .,.r at ��gkr�Schaol �� re.. ss. ti ur ,'J ,* V. 4f. Yz�` r"rf . COUNJ OF WASIINGTO w 4' J, w rrPaP r, ,. iaJ..:Yr.a .... ...L..Ja ' ,, a yG�;.t��,y r '•� • � � .J:rY:r. �(O•S�-� r5£•�1-a.�©x' a.::.� . L. j „' I ,, � ��A a� ,<< � ,i�,,,�__�� p Y r F• g �y1 s , 4 X11 Om i o �' >r . being first duly sworn, depose and say that I am the publisher .. :...., w. ,_a , r,A °u ° •„ ? of The ' gard Times a newspaper of general circulation, as defined Ida c i [] f.(� • 6 sl�' �..: , �wefl 1A �`a�Au: by ORS '193010 and 193020 q F{ y 1 , • • > published at Tlg+ax'd Which in the aforesaid county and x.' 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"� yry' � and•1./FM :�,*; G ,i e ec1� f, Yr a•aiva+F+il.ri,Y aria •iM J k,. \A\ 1., 4*.Y.j Q 40.,� Y,Y#N 4 m,�, x.a �,y krr'� C1,) q_ 1�„ ' t \I�rl +Coy,-Ta�N'N4.Py,FJ-S`1•2BD f1 -''.IY �)' , : (/�,(��Ij (Jld� .Y l'.,,,,,0 ny R.�YJ M •Jii +.la...:r1i.iLLi.iY:..��.;T..11.1.1 ri.sY[•LS ..i.1rJ.....................f.iaYi f� (��a�� ' 4�,�Y`�, �'i `,. „+a ,r:w .. ` 1'rr .w YL.Y a.rJYi 1YQtar UD1 C "�•✓r� t1 4�?ctl� Q li �� P. + r a , i°,, ,; , , w y r A','td'1 �'D ull Ili (' fa l( '#! i ;.ry�A� ;D yvvv•� �.�,°,�.�� / 1' �, #�� •�1o61L6`ill i1CiSNTE�11t��fl�ic �1I� ' My ; is 1 ,te"�t°pires =,JL.J C(i .1.1,„/?,f, 7; '%�l>a A i Gbabr`al,Ct omit°0r , :,t4 `74,14, a t1 ---�, SI 6C64Tax a 00, 11 i.r' pit �,3 ,:_. I a CCU '4 X17' s a x I ( ✓I'#f pct`ions ,,,co,', ) N 30 Y (. I 1 r.• e ,tong t;Co.' • o a` A,�rer�nes b� a14 Cont -1t,;, i.; ditloinai-UePer`itfor'Yte'n�-i up1;�i';: i;. Units#n a 1410,"Single Family t•esi� l , tiai ;n ie'i foil a`'d.28 acre parcel loca 0 6, 1 ri° °`'''S.S.W. Grant Ave.y, o0 feet.north'c�C, , • ,SW. rk S.t.(W'ash.'Co.Tax MAP 2Si l "5 a1 SUUBDIV SIP r V 42.7 7;(, 4 lke T YCo#st.'Co.' NPO ' i ' ;;A request by Wal`.,:era. Gonstru ctioil 1'` ."Co mpar y fora liar ante tb the Street ; , it 1 Standar s.off he,Sir<#rdl # is r C o for i wti 3.28,'&osto par`cei#.z�IIn 4600,,,aft 6g1ngle ` 7 t. atn#iy Ites# e>t# 1 zone"at 131 �'7�?(Vv,, c 'Grant Wash'.'Co. Tax map 25X, 2013, ;; ,r° .•Tax Lot 800) a ,6 MISCELLANEOUS' . , ',CC1` NOl .GOI 'C)1ih il�tG,USE CU1.1 ''7' �(L,i�Dais)NPG 5 A recibest by"L.E,.Davis to expand,ppon,, `{"Light • .Industrial Zone" at,�I5 $,W, 8,0,111ta i '..body( isita,Co.Tax ap:2S�1.12A➢Tom: ;: , A ll t p! k"ns°h avng an'a,Interest 1.4:: e ; ha ea shug b►miiI t to rrrafif aentd0 Wf rit#tteai d t10 pmp ar ,e,) ; '1 " -',i,' Ito' .1, i tekt test 1oi Yin. a , 1 ¢a, 0 1 ` I1w9 r.,, "1918 I • yK.pWµ•.",r+4MU.Jin dta a„re-..S I aW+>µper.•e:.,,caprn.iw,:.i.w 4a J1::•.F..i .,a:.«,+....+.. ....m .i...:,..,�.. .:... „a Mery.».,:.-, .MNw.n..a.,.ww.4•fwa-M'k�T�ry.,hn> YR:ua.m.?�u'PJ:k-dtY.,.�..i�"4,,;•,,.r'N+a,d+t•w,.:••eA+4 4 AGENDA TIGARD PLANNING COMMISSION January 10, 1978 730 PM Fowler Junior High School . Lecture Room • 10865 SW Walnut Street Tigard, Oregon 1 . Call to Order: 2. Roil Call: 3. Approval of Minutes: 4. Communications: 5 Public Hearings: A Staff Report B Applicants Presentation C Public Testimony: a Proponent's 4P ' b., Opponent's c Cross-examination D Staff Recommendation a Staff b. Cross examination 8, Commission Discussion and Action OZONE CHANCE ZC 27-77 (Stoneridge) NPO 3 A request by Stoneridge Development Co, for a general plan and program review of a two phase residential/commercial planned development of an 8.8 acre parcel (Wash Co Tax Mao 281 10A, Tax Lott 700, 800 and Wash, Co Tax Map 2S1 3Db, Tax Lots 801 , 900, 1100, 1400, 1500) and a zone map amendment from R.10, "Single Family Residential", to CP "Commercial Pro- , fessional" on parz;eis totaling 55 6 acres (Wash, Co Tax Map 2S1 3DD ) : Tax Lot 900 and the eastern portion of Tax Lot 1500) 5 2 CONDITIONAL USE CU 55-77 (Wendcorp) Tabled from PC 11/1/77 NPO 2 4 A request by Wendcorp of Portland for a Conditional Use Permit for a restaurant and drive through window in a G-3, "Oettoral Commercial Zot14°9 for a 06 acre parcel located at SW Pacific Highway and SW Mckenzie (Wash Co, Tax Map 281. 2BD, Tax Lot 201) 5 3 CONDIT/ONAL USE CU 42-17 (Hancock/Healy) NPO 4 A request by Paul Hancock and Pat Healy to locate an insurance office In a C,5 "Oeheral Commercial Zone" at 11652 8V1 Pacific Hwy, (Wash. Co Ta Map 181 3600, Tax Lot 1400) AGENDA TIGARD PLANNING COMMISSION January 10, 1978 Page 2 5.4 CONDITIONAL USE CU 41-77 (Walker Corns t. Co.) NP0 3 A request by Walker Cons t. Co. for s Permit ten duplex units in a R-10, "Single Family ResidentialZone" for 3 acre parcel located on S.W. Grant Ave., 300 feet north of S.W. Park St. (Wash. Co. Tax Map 2S1 2CB, Tax Lots 800)0 • 5.5 SUBDIVISION V 12-77 (Walker Cons t. Co.) NPO 3 A request by Walker Construction Company for a Variance to the Street Standards of the Subdivision Code for a 3.28 acre parcel in a R-10, Single Family Residential Zone" at 13115 S.W. Grant (Wash. Co. Ta Map 281 2CB, Tax Lot 800). 6. MrSCELLANEOUS 6.1 NON-CONFORMING USE NCU 1-77 (L. R. Davis) NPQ 5 A request by L. R. Davis to expand upon a non-confo.. mIng use in a M-3, . "Light Industrial Zone" at 7415 S.W. Bonita Road (Wash. Co. Tax Map 281 12A, Tax Lot 700). All persons having an interest in the hearing material are invited to appear ,and subn,mit, oral and written testimony or submit written testimony in advance of the meeting. .,,' '.,w 14 Y'e.. r,1 Y �rp•k «L1fY• .•tirflY*P+.u,.-L»rYY na .,+/! .w L..i.H '.t dKfnJr.YmM y • • is ib. a 0 7 J-. t,' MINUTES (;. TIGARD PLANNING COMMISSION January 10., 10 7 8 Fowler Junior High School Lecture Room 10865 S.W. Walnut Street .: Tigard, Oregon • 1. Call to Order: • The meeting was called to order at 7:30 P.M. • 2. Roll Call: • Present: Sakata, Goldbach, Corliss, Brian, Popp, Quimby Excused Absence: Tepedino, Wood, Rosman Staff Laws, Chaidez 3. Approval of Minutes: The minutes of December 6, 1977 were approved as written. 4 Communications Al Popp introduced Mr. Raeldon Barker, new City Administrator. 5. Public Hearings 5.1 Zone Change ZC 27- 77 (Stoneridge) NPO 03 A request b ^Stonerid e nevelopment Co. for a general plan and program rz request y Stoneridge m �.ev�.ery of a two phase residential/commercial P o p lanned development of an 8 .8 acre parcel (Wash. Co. Tax Map , 2S1 10A, Tax Lots 700, 800, and Wash. Co. Tax Map 2s1 3DD, 4 Tax Lots 801, 900, 1100, 1400, 1500) and a on map amend- ment from R-10, "Single Family Resd @tia1r to CP ' Commercial Professional on p arcels totaling acre s (Wash. Co. 'Pa Map 251 3DD, TaX Lots 900 and the eastern portion of Tax Lot �F 1500) . A Staff Report: Read by LeWs • B, Applicant1s Presentation: , Joseph ao , ject Architect, clarified and explainer the plan a bike p ath proposal which Would meander through the site as an alternative to sidewalks. Brian asked about the 3 private roads.. terminua Van Lon responded they Would not continue off the Site . ' • • • • ,.tm ,, -, ,..#.., 4,•*,v1i 4, s II'•I•i',,4-1A,AV i * , • ' V'T•fg' 4;1, N,,, ,•i , ' ,ri 0 . .`46't'i.'",• 044,r.4.. , , , ,,i 41,-, ' 71 q il '' • .„.,,,,,,,,i-v:.A l'' , ■ i ' .i.if#,„k ' , . ■., 1 • . .1.!j*''''te•:::4'.0. • ,,.. . c . • .e",:•41.:1,11:4A • , , . MINUTES . . . A 1 1.9it■1,,t*4 n'. ' 44Vd44.,' . , TIGARD PLANNING COMMISSION . A, tkie.la, s• ' -t . . January 10, 1978 , • %,1:.xr-14.4t.4.. Page 2 , ,,,* HelQ,"l■ ' • .■."'''"•:A. ' 4. A :;'•,7k '' Co Public Testimony: • , Opponent ,..•-1,1\1 •:,,,;1•:'' o Bibianne Scheckla, 10890 S.W. Fairhaven Way, said •: ., I V the plan was creating an illegal cul-de-sac, NPO #3 ' specified there should be single familY residences . ,.. :,. abutting each other - no common wall duplexes, the 1 maintenance on private streets would be questionable/ • ,, . all the lots should be 10 ,000 square feet according . . to the NPO document. . . o Melvin Johnson, 10860 S.W. Fairhaven Way, stated: (1) the 'surrounding property owners bought property assuming single family residences; (2) the plan looked like lots of dead end streets; (3) the property de-, serves better; (4) questioned the Homeowners Association • strength; and (5) wanted the longevity of the town • considered'', , • o Ramsdale, 11635 S.W. Terrace Trails, asked about the delay in a traffic analysis - needed a study on im- . pact to Gaarde Street, and noticed a lack of access , and bike path to Pacific Highway in the plan. . • . D. Staff Recommendation: . . A. Based on findings of fact and conclusionary findings, staff recommend 8 approval with the following conditions: 1. Prior to the development of any part of Phase • II, a deVelopment plan and a traffic' analysis shall ,,,,.... be submitted to the city. i • . . . 21 That the secondary access to the commercial prop- erty in area °A° Phase II as shown •on the Site plan be deleted. AcoesS to these properties to be determined during the submission of a develop-, ment plan for Phase II. . drive 3. That; Lots 18 through 3i develop on a private rive (30 tight-of-way and 24 ' pavement) . 4 . That Lott 36 and 31 be duplex lots. , 5. Thal: aciCeSs for tots I through 4 be provided De- tweell Lots 1 and 3 and the temporary emergency access between Lots 41 6 and / be deleted. . , ' A • r - _ e vi4,":V. ...04:,NV014:416 ' v 4`, ...k.h. 4"ink). f4 ' c(fe:' .f., , ,..„4 , . d •', !.4.,'1, .. ' • Vik,„ t?f .4.. , : MINUTES • S, ' , ' TIGARD PLANNING COMMISSION • ' . . ,1 January 10, 1978 , Page 3 . • ., t't 6. That the entire development within Phase I be . $4 subject to design revieW. . . , • . 7. That the main street within the development be constructed to local street standards (50 of . right-of-way, curbs, 5 ' sidewalks on both sides • . of the street, street trees, and street lights) . , . 8. That covenants be attached to the deeds of Lots 7 and 8, 13 and 14, and 23 and 24 restricting access from the private drives to properties in Phase II. B. Cross-examination: o Bibianne Scheckla asked how a cul-de-sac could • be approved, stated they were promised a traffic analysis, and felt the homeowners should be pro- , tected by the Homeowners Association. • o Laws responded the traffic analysis was under q Phase II, the Homeowners Association was docu- mented, the street wouldn't be a dead.end because • of plug placement, there was access through pri- vate property for emergency vehicles, the basket- • ball hoop placement would be discussed under design review. o Van Lom stated (1) this plan wouldn't generate any more traffid than other developments in the area which didn't need traffic analysis; (2) basbetball hoop can be moved; (3) emergency ve- hicle access was open; (4) a planned development - ■ . such as this is a different approach; (5) in a •• R-10 there is a conditional Use for a duplex 2oe • allowing 5,000 square foot lots for single family , • attached units at the request of the group; (6) Homeowners Association document submitted to Staff. _ , o Roger StaVer, 7941 5.11, aonnson Ct. Blvd. , yeti,- ...) aed how the Homeowners agreement Was obtained and „ , was enkorcea by a Boara of Directors and has worked successully in other areas. o LawS said the fire department verified Use of emergency access. . . . . - \4 ':,*4 k”.,,, ' ,), , ,. ...,,,„ ,.......-..........-,WAW.V.4.,,,,,,, ..1.4...,...*.4......-*. / 114 .. 's '.. ,,.. /Y ' . ( '.,, , ., • '& . . ' , , , , •t,f 0 4,. A , • k i3. tA,, • P,/, P g MINUTES TIGARD PLANNING COMMISSION . oi .,. t , ;.i. January 10, 1978 k u Page 4 . . . E. Commission Discussion and Action: . . . t . 0 Sakata, (1) questioned sidewalks on one side preclud- ing other side; (2) wanted a path to Canterbury Square i . and bus stop; (3) thought the street would be danger- . , families ous with 30 using it. . • 1 ' ■ P , 0 Goldbachhad similar concerns. . .. . . o Quimby was opposed to the common wall housing seeing . ' it still as a duplex, liked the bike path concept. . % . o Corliss agreed with the multi family housing as a solution to today's housing costs but better egress than 110th was needed. , . o Brian agreed with staff recommendations. ../ . o Popp stated much work went into 'housing plan policies and this plan was in accordance With it and was suit-' able for today' s astronomical costs. He was concerned about there being only one entrance to the site and liked the meandering path. o Laws stated improvement on Gaarde would be made as a condition of the previously approved zone change request for Tax Lots 1400 ar,,,d 1500. o Brian noted the 15 foot setback wasn't in staff recommendation. , o Laws verified it should have been and stated the me- andering path was a deviation from the code which was sometimes used in cases where topography and natural vegetation len t8elf but in this site .1,.t did not appear justified. , o Goldbach moved (seconded by Brian) approval based on staff findings and recommendation8 with condition No 7 to read, "single meandering sidewalks" , and additional items No. 9, that a minimum setback of 15 feet be pro- vided along all tear lot lines; No. 10, that Pedestrian access to PaCific Highway should be considered during the design review process; No. 11, that maintenance responsibility be prescribed to a Homeowners Association for all areas not within the public right-of-way, Staff asked, as a point of clarification, if the exact location of the sidewalk would be determined during de., Sign review. The commission stated that that was their It I i 4 ur IL intentIoh, 8 TT.:35.6,nrc/43;ispoai;le)rscr: kbaytaai (L.111;113iviol,-( 71 doldbach Brian , c 8- , ot . , - , AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ) ss. City of Tigard I, Bonnie Martin, being first duly sworn, on oath depose and say: That I am Secretary for the Planning Department for the City of Tigard, Oregon That I served notice of hearing of the Tigard Plan- ning Commission • Of which the attached is a copy (Marked Exhibit A) upon each of • th-Aiollowing named persons on the day of , 197 ! , by mailing to each of them at the adv' ess showle on the attached list (Marked Exhibit B) , said notice as heto attached, d sted in the United States Mail on the day of 1972 ,_ postage prepaid. Subscribed and sworn to before me on the 5TH day of 197 15 . 11111 1411111 CUAL.3 Notary Pabild o • My dOmmi8Elzon eXpires 19(IC ,. ,f4 ,r^ V ff ) 44% CITY OF TIGARE) P.O. Box 23397 12420 S.W. Main Tigard,Oregon 97223 • Dear Property Owner: The city of Tigard Planning Commission public hearing scheduled for Jan uary 3, 1978 was cancelled due to inclement weather. Agenda items scheduled to be heard at the hearing (January 3, 1978). have been rescheduled for a public hearing on Tuesday, January 10, 1978. • The agenda enclosed includes an item(s) (circled in red) which, due to its location adjacent property owned or occupied by you, or due to your previously indicated interest, the City feels obligated to notify you. . If you wish to make your views known in this matter, or if you only wish to avail yourself of this opportunity to be informed concerning this pro- ject, the Tigard nanning Commission invites you to attend this meeting. • • ° 6 4 , • AGENDA • TIGARD PLANNING COMMISSION January 3, 1978 - 730 PM Fowler junior High School - Lecture Room . 1, 10865 SW Walnut Street - Tigard, Oregon 1. Call to Orders 2. Roll Calls 3. Approval of Minutes: 4. Communications: 00: 5, Public Hearings A. Staff Report p B. Applicants Presentation C. Public Testimony: a. Proponent's h., Opponent's 0 Crossexamination n, Staff Recommendation a. Staff b. Cross-examination • t. Commission Discussion and Action ZONE CHANGE ZC 27.77 (Stoneridge) NPO 3 A request by Stoteridge Development Cod for a general plan and program review of a two phase residential/commercial planned development, of an 8.8 Acre parcel (Wash, Co. Tax Mao 2S1 10A, Tax Lots 700, 800, and Wash1 Co, Tax Map 2S1 3DD, Tax Lots 801, 900, 1100, 1400, 1500) and a zone map amendment fom A-10, "Single Family Residentia1"9 to CP "Comtercial Pro 4.L fessiotal" on parcels totaling 3516 acres (Wash. Co. Tax Map 2S1 300, ' Tax Lot 900 and the eastern portion of Tax Lot 1500), 5,2 CONDITIONAL USE CU 35-77 (Wendeorp) Tabled from PC 11/1/77 NPO 2 , . A request by Wendcorp of Portland for a Conditional Use Permit fox a restaurant and drive through window in a "General CommerAal ZovA",. for a 196 acre parcel located at SW Pacific Highway and SW Mckerzio.,!. (Wash. Co. Tax Map 251 2,130, Tax Lot 201)1 5.3 CONDITIONAL USE CU 4277 (Hancock/Healy) NPO 4 s.i d „*# A request by Paul Hancock and Pat Healy to locate an insurar.:,,,,- office in a C.3 "General Commercial Zone" at 11652 SW PaLific Hwy. (Wash. Cn1 Tax Map 181 36CD, T8k Lot 1400)1 ..7.. .-.r..r .♦ ...tw...,.�.....»',..r_,,...,..A.....,.«r..a. ._...:.........y. _•.....n..._.,n"-Y '.i r,.a..«._,.:.L_' .w....,'a:. - ' • .a fa 4 ♦ AGENDA •r,'' TIGARD PLANNING COMMISSION January 3, 1978 Page 5.4 CONDITIONAL USE CU 41-77 (Walker Const. Co.) NPO 3 A request by Walker Coast. Co. for a Conditional Use Permit for ten " duplex units in a 8-100 "Single Family Residential Zone" for a 3.28 acre parcel located on S.W. Grant Ave., 300 feet north of S.W. Park St. (WaSh, Co. Tax Map 2S1 2CB, Tax Lots 800). 5.5 SUBDIVISION V 12.77 (Walker Cons t. Co.) NPO 3 q by Company for �Y the Street • Are request b Walker Construction Com an � f'or a Variance to �; Standards of the Subdivision Si Code for a 3.28 acre parcel in a R-,10, "Single Family Residential Zone" at 13115 S.W. Grant (Wash. Co. Tax Map 251 2CB, Tax Lot 800)0 6. MISCELLANEOUS . 6.1 NON-CO;w.FORMING USE NCU i 77 (L. R. Davis) NPO 5 rf A request by L. R. Davis to expand upon a non-conforming use in a M-3 "Light Industrial Zone" at 7415 S.W. Bonita Road (Wash, Co. Tax Map 2S1 12A, Tax Lot 700). • rsons hav ing an interest in the h earin g material are invited ted to appear and submit srn wri t ten tes timony or submit written testimony in advance of the meeting. •Y1 ' f • 1 • , . ' . . , . . . 4 , . ( ' • . . . . , . STAFF REPORT . . . AGENDA 5:1 . . t TIGARD PLANNING COMMISSION c4„, . / , January 3, 1978 1 . Fowler Junior High School - Lecture Room . 10865 S.W. Walnut Street - Tigard, Oregon . . , . . Docket; Zone Change ZC 27-77 . , . . . ' lecilia.est: FOr a general plan and program review of a two phase / . residential/commercial planned development on a 12 .14 •/ ' acre parcel and a zone map amendment from R-10, "Single i ,, 'Family Residential", to CP, ' Commercial Professional u , on parcels totaling 3.56 acres, 4 . • Location: S.W. Gaarde Street and Pacific Hwy. (Wash. Co. Tax Map 2S1 10A, Tax Lots 700, 800, and 1000, Tax Map 251 3DD, Tax Lots 800, 801, west 350 ft. of ,900, 1100, -1400 and 1500) . • , Applicant: Ted Millar I. Findings of Fact: 1. The applicant is requesting general plan and program review in accordance with Section 18.56 .030 of the Tigard Munici- • I, pal Code for an 12.14 acre residential (duplex)/commercial . , Planned development at S.W. Gaarde Street and Hall 81vd. . \'‘ (i., 2. The site is presently zoned R-10 (Single ramily Residential) , 4 A-2 (Multi-Family) , and C-3 (General Commercial) and desig- ' ' hated SUbUrban DenSity, Multi-family density, Retail Com- mercial, and Commercial Professional on the Neighborhood Planning Organization 3 Plan. Applicable policies from the plan are as follows: ' 1, Policy 7. Within the suburban density area, a limited num- ber of duplexes may be permitted on lots t hat would serve..as buffers between the single fa lly uses and family adjacent multi-family and/or commercial uses. Policy 8. The maximum overall urban medium density of de- velopment will be 12 dwelling units or 29 persons per gross acre. . Policy 15. Apartments should be located to produce the least adverse effects upon single family areas. De- velopment criteria . . should include! a. Buffering by means of landscaping, fencing, and distance. Ii. Compatibility of d9sign recognizing the conflicts Of mass and height between apartment buildings and houses, III.: , - ....--,,, ===littn221126===11292/1=1111110127 12211thil-. •-...,,.-,.• ,,,,,,,,,,,,.0.4,,,...,S......i. •,...•-• v. •EINIBIONNIGAIMMININIMIMmi . i`+r STAFF REPORT ' AGENDA 5.1 • ., TIGARD PLANNING COMMISSION . January 3, 1978 Page 2 , Policy 18 . Pacific Highway is developing as a strip corn mercial highway. The traffic-carrying capacity of . • this highway should have the highest priority and adjacent commercial development should be subordi- nated to this need. , r, Pol.i.cy 19 . In the interest of safety and efficiency, the number of highway access points must be kept to a minimum. Wherever possible, businesses on Pacific Highway should be clustered and share common parking facilities and driveways. As new development occurs, the number of access points should not exceed the number necessary for property on-site traffic cir- culation and, where possible, should be combined with access to adjacent businesses. Policy 20. Businesses on Pacific Highway should be ori- ented to the existing traffic and ,not draw additional r traffic from the adjacent community. Any additional. convenience or neighborhood centers should be cen-- trally located to the market area they serve. • 3 Section 18.56.010 states : The purpose of the planned development district is to pro- vide opportunities to create More desirable environments through the application of flexible and diversified land development standards under a comprehensi ve pla n and pr o r. am professionally prepared. The develo pment district is intended to be used to encourage the application of new techniques and new technology to community development, which Will result in superior living development arrangements� or develo � � 7 " with lasting values It is further intended to achieve ec- onomies in land development, maintenance, street systemsa, -,, w and utility networksr while providing building groupings fair privacy, usable, and attractive open` spaces, safe cir- culation, and the general well-being of the inhabitants. . t 4 Section 18.56.030 provides for general development plan and program approval by the Planning Commission after real, ceiving approval in principle of the preliminary plan and ). program and the applicant has petitioned for an amendment ' of the zoning map in accordance With Chapter 13. 88. i 1977,plan rd Planning Commission approved the preliminary ht:,, Tigard 5 On November 15, lan and program review for this proposed • ; p development subject to the following conditions M'f "; 1, Teat the 130500 square foot ° Y publ�� park"" c arbe retained in private ownership and maintenance responsibii by be prescribed to the Ioineowners Association. •, ,..•... ,—w.... •.4,44,.FP v s....v.•a+ra*..rt w...x:.wu•-r.+iwa 7 ".'..5-IIFG..i.f.. _ • a."-.n.,,.. w,. ,.,....,'..,,.,.,,,,,M „,. .-ate w . . . . A 4 . ... C . . \ . STAFF REPORT AGENDA 5.1 . . ,,, TIGARD PLANNING COMMISSION , 4, January 3, 1978 . l'. Page 3 . . .. 2 . Prior to the development of any part of Phase II, a de- velopment plan and a. traffic analysis shall be submitted . . to the City. 3.; The properties in Phase II shall be provided access by . a private frontage road. . . , • 4. , That the streets between Lots 5 through 10, 11 through , 4 16, and 18 through 24 be private driveways and a deed covenant be attached to the lots gaining access from . these private drives assigning maintenance responsiblity. 5. That the "off-street" parking arrangement as shown be- tween Lots 5 through 8 also be provided for Lots 11 through 16 and 18 through 24. 6 . That access be restricted from S.W. Gaarde Street and a means of providing access to Lot 4 be shown on the general plan and program. 7. That documents establishing how the duplex units are to . be maintained be submitted with general plan and program. ( 11• 8. That Unit D, as shown on the applicant's site plan be common wall housing on separate lots to encourage single family ownership. II. Staff Findings and Observations: I. The site is a gettly sloping, relatively open field, with the exception of several single family homes and a dilapidated, vacated motel which front along S .W. Pacific Flighway and . Gaarde Streets. The applicant is proposing to remove these structures with the possible exception of one home being retained on Lot 4 . To the north and south are single family hoMes; on the west is the Tigard First BaptiSt Church, and to the east and across Pacific HighWay are commetcial bUildings. 2 The applicant has essentially incorporatud in his general plan and ptogram the conditions of preliminary plan approv- al With the following exception: Condition 8. The applicant feels that due to the configu of lots 36 and 37 (in area "D") and in order to meet the necessary setback requirements, that these two lots Would be rendered thbUildable for common wall hou8ing. Therefote, he i5 reqUeSting that those two lot be developed as duplex lots, I i I ---,,, ,-------- ,..,- .,.- 4 . . ' . . . . • , . , . A C ,1 r . _ STAFF REPORT AGENDA 5.1 . , . t TIGARD PLANNING COMMISSION k January 3, 1978 I • Page 4 . • . . . .. . 3. The size of lots within the proposed development will be the following: . . . ,Hi Lots 1, 3, 36 and 37 will be 10,000 square feet. Lots 2, 4 through 37, and 38 through 44 will be a .1 . minimum of 8,000 sqr„are feet Lots 18 through 35 in area "D" will be 5,000 square . , foot attached single family- 4 4. The applicant has depicted on the site plan a provision for "secondary access to commercial property" in Phase II area "A") in the southeastern corner of the parcel. Staff feels that specific development proposals such as this should ilf, not be addressed during Phase I but rather at such time as a detail site plan and traffic analysis have been submitted for Phase II in accordance with condition 2 of the prelimi- . nary plan and program approval. , . 5. Devlations from the code requirements d , A. The applicant' s resubmitted site plan has depicted a 6 ' wide paved pathway on one side only of the main ac- ( cess street serving the planned development. This de- viation from the code requirement of 5 foot sidewalks built adjacent to the property line is intended by the b applicant to "achieve economics in land development . and street systems" . :•. t 8 , The second deviation being proposed is the width of the , i ..A. private access road serving lots 18 through 31 n area - 1 "D" . 8ection 18.64.020 of the Tigard Municipal Code ' requires that access and egress for single family and duplex residential uses shall not be less than 50 feet with curbs and Sidewalks for 6 or more dwelling units. . • I 5 1 The applicant has jUStified this variande on the basis „ that a "mo residential appearance to the entire duPlex I'l re I development" will be realized; that the fire department has no problem with the proposal; that the traff,'c ens v ', erated by the units in this location can be easily ser- , viced by the 30 ' right-of-Way; and that this street t width is identical to the streets in areas "B" and '.) C. The applicant is also proposing to vary the setback of , requirements or tne code by providing 10 §oot setbacks , between property lines for all lots in areas "C" and that do nob have frontage along the mO.iii access street. Staff i8 concerned that a 10 ° rear yard setback WoUld not be sufficient and therefore the code requirement o %, ))1 ( 15 ° should be adhered. This requirement should apply ...,.,.. t to all unifs within areas "B" , "Cui and up" . 6 . The accesS drive between Lots 3, 5 and 6 designed to serve „ , ■ • • STAFF REPORT AGENDA 5.1 TTGAR6 PLANNING COMMISSION January 3, 1978 Page 5 Lot 4 in accordance with preliminary plan condition 6 would function from a traffic safety standpoint more effectively by being shifted westernly and redesigned to access between Lots 1 and 3, so that all four lots (1 through A) could be • served from an internal drive which would egresc.:', from a single access point onto the main street within the development. Also, the "possible" emergency temporary vehicle :Access be- , tween Lots 4, 6 and 7 as illustrated on the site plan should . be deleted as it is not necessary or recommended by the fire department. 7. The terminus for the three private drives (beEween Lots 7-8, 13-14, and 23-24) leaves open the possibility for future • extension of these drives resulting in a potential conflict between the residential area and the future commercial area in Phase II. To assure that a compatible relationship be- tween these use.., are maintained, provisions to restrict through • • access should be made. III . ConClusionary lindings: 1 The applicant hare essentially adhered to the required con- (* ditions of the preliminary plan and program and have supplied supportive information for justifying and alterations or deletions on those conditions imposed by the Planning Com- mission. However, Staff finds that the applicant has failed to justify the deviation in the street standards by elimi-' nating Sidewalks in lieu of a 6 ' wide pathway along the main access street. Staff further finds that a 10 ' tear yard setback 18 not SuffiCient to protect the inherit prop- - n 4 4 4, 4, , erty rights of individuals occupying the proposed tinIt8 and that the 15 ' setback requirement of the code should be ad- hered to. 2. The other proposed deviations from the local street stan- , i • dards and setback requieitient requirements appear juStifiea in order to achieve economies in land developmenb, maintenance and street systems while not adversely affecting the health and general well-being of the inhabitants of the develop- , ment. 3 The provision of a park area will facilitate meeting the recreational and open space needs in accordance with the planned development concept, - 1 4, The request conforms to the density requirements of the NPO #3 Plan and the UnderlYing zones bi A-2 and A-10 . IV, Staff Recommendationt .1 Based on finding of fact and conclusionary findings, Staft • ' • cL) ct,„ • 4 STAFF REPORT • , AGENDA 5.1 • TIGARD PLANNING COMMISSION J'anuary 3, 1978 4 . Page 6 recommends approval with the following conditons: 1. Prior to the development of any part of Phase. II, a devel- • opment plan and a traffic analysis shall be submitted to the City. • 2. That the secondary access to the commercial property in area 'A° Phase II as shown on the site plan be deleted. .gccess to these properties to be determined during the submission of a development plan for Phase II 3. That Lots 18 through 31 develop on a private drive (30 ' right-of-Way and 24 ' pavement) . 4 . That Lots 36 and 37 be duplex lots. 5. That access for Lots 1 through 4 be pxovided between Lots 1 and 3 and the temporary emergency access between Lots 4 , 6 and 7 be deleted. 6. That the entire development within Phase be subject to design reyiew. ( ' k * 7. That the main street within the development be constructed to local street standardS (50 ' of right-of-way, curbs, 5 ' sideWalks on both Sides of the street, street trees, and street lights) . 8 That covenants be attached to the deeds of Lots 7 and 8, •• 13 and 14, and 23 and 24 restricting access from the pri- vate drives to properties in Phase IT. ( • •) 1 „ . • • r. • „•••• • • tt . ExHBIT : B • THE VAN LOM KRAXBERGER PARTNERSHIP : . ARCHITECTS , GARDEN PARK PLACE PLANNERS AAA Lc Raleigh Hijis Professional Bldg, PLANNED DEVELOPMENT DISTRICT 4455 S,W,Scholis Ferry Road Portland, Oregon 97225 (503) 292-8895 , • • DUPLEX ( PHASE I ) Tax Lots 801 , 1 /2 lot 900 , 1400 , and 1500 (Map No 2S1-3D0 Tax Lot 1000 (Map No, 2S1-10A) . • COMMERCIAL DEVELOPMENT ( PHASE II ) Tax Lots 800 , '1100 (Map No . 2S1-3DD) Tax Lots 700, 800 and 0 3 ( • • 900 ( Map No , 2S1-10A) • Tax Lots 1000 and Easterly 1 /2 Lot 900 (Map No. 2S1 -3DD Separate Ownership) APPLICANT TED MILLAR 7941 S . E . Johnson Creek Boulevard Portland, Oregon 97206 ARCHITECT THE VAN LOM/KRAXBERGER PARTNERSHIP A4I0A0 4455 S , W, Scholls terry Road Portland Oregon 97225 , , 1 ....,......, ,, . _ 1 4 , • • f 4 4 . As, . ' GARDEN PARK PLACE ( PHASE J ) Garden Park Place is a planned duplex development which is to include Tax Lots 1400 ( 1 . 02 acres) , Tax Lot 1500 (4 . 66 acres) , •••••••••••••••■■4 Tax Lot(IO2.0 ( . 01 a )3) the Westerly 1 /2 of Tax Lot 900 ( . 72 acre) and Tax Lot 801 ( 3. 25 acres ) of Map No . 2S1 300. The total 9 . 66 acres will allow for 35 duplex lots of 9120 sq . ft. (net) . each . 2. 87 acres ( Tax Lot 1400 and the Westerly portion of Tax Lot 1500 ( 1 . 85 acres ) has recently been rezoned to A-2 multi -family , to bring it into conformance with the Designated Comprehensive Design Plan for this area. The remaining 2 . 81 acres of Tax Lot 1500 , i currently zoned single family , is shown as a Professional - Commercial site on the Comprehensive Design Plan as is the . 72 0 acre protion of Tax Lot 900. The 3 . 25 acres of Tax Lot 801 is shown as ' Suburban Density ' housing under the current Comprehensive • Design Plan and is zoned R- 10 . 111 The intent of this proposal is to include the five properties into a 9 . 66 acre duplex planned development consisting of a maximum of ' 35 duplex lott.: and 70 living units . Those portions of land cur- rently zoned R-10 would be utilizod for duplexes only - 2 - 04 , t Note that these same properties were included in a combined multi- family , duplex , cornme rui al , commercial professional proposal which gained preliminary approval for the Tigard Planning Commission on July 19, 1977 ( ZC 27- 77) . After long and careful study of the restrictions imposed as conditions of that preliminary approval , plus the inability to sign definite leases for the commercial sites , the proponents were forced to abandon the overall planning concept and concentrate on a two-phase development of the 12+ acre site with the housing portion of the development required to be able to "stand by itself" if the street commrlercial did not develop further, The commercial properties along Pacific Highway are optioned pro - perti es , The inability to obtain firm commitments from potential • users of these parcels makes these developments somewhat questionable at this time q, � ` s Garden Park Place will contain a maximum of 35 duplexes when com- ��,�i r plete, The 35 duplexes will generate approximately 140 vehicles usin g a ratio of two vehicles per ha ,►sr ng unit+ Approximately 84 children ( 1 . 2 per household are expected to live in the development when fully occupied , Of those 61 will be school -aged children from Kindergarden through high school aqe , The distribution would be approximately as follows : 0 L 5 years ( Prosthooi ) y 23 K - 6 th grade 11 33 7 9 th grade . 14 10 - 12th grade. = 14 - 3 — -------------- — • ! STREETS will be constructed to City of Tigard standards with side- , walks , curbs and street lights as required for subdivisions . A -QR564,A00K-d deviation of street widths should be noted in --tirre-e street right- , ,of-ways are designated as having 30 ' right,_04—Akay .( 25 ' of paved street withFoll -up curb on street, This concept of reduced GY street width enhances the residential scale of the neighborhood and is consistant with planning in other parts of the country. Parking on these short streets will be prohibited. A second deviation c,hould be noted in duplex lot areas which vary from 8,000 sq . ft. to 10 ,000+ sq . ft, Lot areas of 8 ,000 sq . ft. a.r___Izirg_pre allowed in both A-2 and Commercial -Professional desig- nated sites . UTILITIES will be provided to the site at the developer ' s expense . There is adequate sewer , power and water capacity to service this project. Storm water run-off will be handled through an enginee.±Bd • retention system, which will be constructed to the standards approved by the Tigard, • We feel that a duplex subdivision with higher density than single- . family housing will act as a buffer between single-family housing A and C-3 commercial sites along Pacific Highway . 0JLA, (4ffii,g3it.0fr;'"°414\ A minor land partitioning will be r_e_glored" on Tax Lot 900 which Lee.. g*Hq•vm---**.p.o. .0.°•••••*•••■ 10000•=0.0.7 1001,• 1-,00 .00.0000-0.0. 0 • will be carried out as part of this proposal as final acceptance is granted, - 4 - ReRardinA Tax Lots 1500 and *the Westerly onei4hal f of Tax Lot 900 ( Tax Ma 25 OD , l• We feel that a duplex planned development is a better utilization of these sites than the Commercial -Professional use as called for under the Comprehensive Design Plan . We say this for the following reasons The site involved is a landlocked portion of Commercial - Professional use land . The only possibility of its use as desig- nated is with road access , or utilization with a similar designated portion of property which has access to streets . Neither of the two cases presently exist. At the time that this property was given the designation as Commercial -Professional , a Gaarde Street--Mcbornal d" Street connection was planned. This concept was abandoned but the designation of Commercial -Professional remained. The validity of this sites use as office-professional use in view of the present access is question- - able, The majority of those looking for office space would first choose those sites with highway frontage , Several acres of Commer- cial-Professional sites im'e presently undeveloped along Pacific Highway near this site . t After careful study of costs involved in carrying out the requirements of the Preliminary Approval for a more involved plan of this site ( ZC 27-77 w- July l9 1977) it was deemed too costly , r 4; 5 t :I to make that proposal work economically, Also studies show that there is an over abundance of office space now in existance to ' warrant use as an office si tp . 0' C By utilizing an acceptable use in a Commercial -Professional zone this site could be developed along with its adjoining parcels in a planned development containing 9 . 66 acres of needed housing. This development could then combine these parcels into an orderly, well planned development of housing , street systems , pathways and play areas , cf13 The two properties, Tax Lot 1500 and one-half of Tax Lot 900 are centrally located and are a key to the orderly development of the adjacent properties , Only by using these properties and the available lands surrounding these two parcels , can an organized plan be developed. The following BENEFITS of the combined project would be realized by the c ummun i ty l • ' A dedication of 17 feet or frontage along 110th Street would be provided to the City, This dedication of 395 feet ( .. 15 acre) would extend along all of the property under the subidivsion pro- posal 2 . O n e-h a l f street improvements of S W. 110th Street would be ..::` made to the interesection of S W1 C adrde Street along this property, 6 • • 3, A five-foot street d i di cati on along S . W. raarde Street up to Tax Lot 1000 ( approximately 370 ' ) would be provided and one-half street improvements would be made to that property. 4. A duplex subdivision will have less density than the multi- family development plus commercial -professional development as proposed in ZC 27-77 or as allowed under present planning. 3. 56 acres of professional office development could generate 70,000 sq . ft. of office space creating a need for 200 automobiles . That same area, under duplex classification , would allow for a Maximum of 13 duplex lots and parking for 52 vehicles , The parking require-- ments for this entire subdivision is 140 automobiles as opposed to 270 parking spaces as would be necessary if these parcels were constructed according to the maximum allowed by the Comprehensive Design Plan . Therefore the total vehicles generated by the duplex subdivision based on two vehicles per dwelling unit would amount to 52%, of the total as would be anticipated using the areas as designated by the Comprehensive Design Plan , r., 5. General playground area 13 , 500 se , ft. will be available for the use of the resi dents of this development, Walking or riding pathways will also be included . 6 . Developing this into a duplex subdivision would provide a reasonable transition from single-family housing to commercial use. ..w rtxfrw4: 'syxt"rr...r«vr.,,r.,.......•.e k,...-.. _..,w.....».v.....+r+«•�...._.JqM ,.: ,. rr.wx.c.r m,hrr z r•., ww ...,,,a+A.a.....,. YY,q�tt"YJ32PYc.L"G'� r�P.'w/�+�:fY'A•�'♦'s",. ,. • 4, $ 7. This project would provide concentrated housing within walking distance of mass transit. In addition to the Public Benefit there is a PUBLIC NEED for a change allowing for a Duplex Planned Development. l . There is a need for additional housing in the Tigard area . Vacancy surveys by P , G, .E . show low vacancies for housing units currently existing in the Tigard area 2 . Next to single-family lots , duplex lots are in greatest demand for development. Very few duplex lots are on the market in the metropolitan area Those lots which go on the market are sold • almost immediately . 3. A duplex provides a feasible market for 'Lhe liomedwellei, who wishes to have income producing property in conjunction with his dwelling unit. This additional income is often enough to allow an individual to be able to purchase a residence he would not normally be able to afford, Duplex ownership is the most inexpen ;. 4 sive home ownership available in the market place today , 4. A survey of the available offices in the Tigard area ( see attached) show that there are more offices available than tenants to occupy them. This survey shows that this over availability will exist for the foreseeable future . The designated Commercial - , Professional sites along Pacific Highway would be the first selected if other sites were needed. . 8 . ;_ �. _ -.. ,,._...>k i.;=,::r.«..c'#="A: L.-.....:::.'.Y`._:»:....w-..,...W.««, -.. _:,:. >...«.... ..,.,.. ,.. - ' ' may► 'o _ �..wrw.r.•rr.ww..rtN.arlrrlw ......,.., � r i • Are there potential areas in this vacinity which are more suitable for this change to Suburban Rei denti al • Several Commercial -Professional sites are available in this N. P.O. • #3 area . Any of these sites are better suited for Commercial- Professional use , due to their proximity to the highway system. " This site has no access and it would not have the visual prominence of highway frontage sites • OWNERSHIP All of the lots will be developed by Ted Millar who will construct the duplex units . It is expected that the units I will not remain under one ownership after construction has been completed. There will be a Homeowner' s Agreement drawn-up for each buyer a stipulating certain requirements for home upkeep , maintenance , a parking of recreational vehicles , etc. which will be controlled by a Homeowner' s group. This is intended as a vehicle to control the overall appearance of the community. I 1 LL- - -i rw:r.�km'•.T:=:.ETA,.cti :L @14.'x t.,`35- .wx,.. , 1104. j q COMMERCIAL SITES ( PHASE II ) There is no anticipated change in the designated use of the commercial sites . Until potential users are found these sites will remain undeveloped. Since these properties are on an option basis it is conceivable that no users will be found before the options are terminated . The State Highway Department will require an access point at the proposed traffic light on S . W. McDonald Street if these properties are to develop as one planned development however. • Time Table of Development: Development of the Duplex Planned Development will begin as soon as all approvals are granted, Commercial Development will not begin until potential us,qis are found, ( No uses have been designated for the commercial areas as yet. ) The signaling on 5 , W. McDonald Street and Pacific Highway is to be bid in May 1978 with an additional 200 days required for instal - . I ati on of the trarfic light system, Coordination of the additional ,) access point at this intersection is planned with the State Highway Department, Access onto Pacific Highway may be limited until the signaling system is operational according to the State Highway Department. This may effect the full devolopment of the commercial site at this time. - 10 • 1�. �YWwnilrRYtiw. ... wwnsYww�ry,J�ywwri�.^ It is the intention of the Owner to provide a 6 ' 0" high , s fight- obscuring wood fence between the duplexes and 'The existing single- family housing along the Northerly boundaries . • Respectfully submitted , THE VAN LOM/KRAXIERGER PARTNERSHIP A. I . A. )14 6,tk.., Joseph M. Van Loin, A. 1 . A, Architect .a November 7 , 1977 • »e.N1i j 4 III • 4. , • 4i ^ s lI , wr+dytGxa,mxq,,:,n,,.nu.. ..y:a.,w.ha,,-r.,•u1Y...a I, ,:on wt.v. uµ,.,; .. ., _.;,,,, ,,....,_ 4 1 ■ ,{ .• ' OFFLGE AVAILABILITY STUDY ' me planned development contemplates reducing the area designated for professional/ commercial offices. This change is based partially on an apparent need for additional rmilti-family development, but primarily on the already available professional/commercial office space. An additional influence is the designation of more desirable areas. , The subject property is the only such designated use parcel in ads NPO,or the two contiguous to it, that does not have highway or major arterial frontage or access. 4 In fact, this parcel has no frontage on any street. Almost all other existing sites are closer to the city and offer Frontage on Pacific Highway. This makes than considerably mlo- desirable. . • c The office space marke within the Tigard area, as well as the area that will exert , competitive influence on the Tigard market shows a substantial amount of available 0, , I space and more being built. "Spec" office spaces have not acquired tenants quickly, ' and rental rates are depressed due to long fill-up periods. Information received , in interviews from owners, builders and realtors is provided as follows: .) PROPERTY LOCATION SIZE OCCUPANCY RATE & mem ...._ Hazelfern Plaza Lake Oswego Exit 12,2.00 S,F, 0%-Building completed in May, , 1-5 '77 and has been on market at least 8 months. -, Pfaffle Road 8,800 S,F, 38%-Owner and tenant have leased . & Pacific Hwy. appronimately 3,300 S.F. 5,500 . SAP. available. ' Center Plaza West Center & Hall 60,000 S.F. 507.-Multi-Story Building , Streets, Beaverton constructed in 1975; on market since 1974. ypry slow to fill. . . Greenwood Garden 10550 S.W. Allen, 50,000 S,F, 85%-Building was completed fall Beaverton 1974, and has never filled. Remaining space has never leased. , Koll Offices 8249 S,W, Cirrus 57,000 S.F. 96%-Has taken over three years DT. , Beaverton to fill. Owner's agent states 4, no interest whatsoever in additi noa office development due to poor and saturated market. , - 11825 S.W. Green- 11,000 S.F. 6370-Owner occupies 18% of eho , burp, Rd. , Tignrd leased area Over 4,000 S.F. is available, which has never , been rented, Building built + t circa 1975, .) ' .1 8845 S;W. Center, 10,000 S.V, 8970-This space has been available Tigard almost a year since the previous tenant moved, Lincolnwood 72nd & Hwy, 217, 78,000 S,F, 90.570-The available area has Tigard not had a tenant in the 3 years oE: the building life. has been very slow to fill, Page 1 9/7/77 , , . _II. —...._.„.....,,,,..40,. 1 ' ■ . , ‘,", wwPROPZRIY Ir-WION SIZE . ( MTANCY RATE & conmalr ( ,., Triangle Park Farmer's Ins. Land Only 0%-Farmerishas been looking for Center "build to suit" or ground lease tenants for at least 1 year. . Almost 13 acres are available for development. Lincoln S. & L Greenburg Road, Up to • adjacent to Wash- 80,000 S.F. 070-Demolition and site improve-' • ington Square ment underway. Construction to start in approximately 90 days. Lincoln will occupy one-half • , of building. Balance will be I , leased to others. 4-6 acres avail- . • able for additional development. . Village Square 12750 S.W. Pacific 28,000 S.F. 50%-Limited success in last year • Hwy, Tigard at finding tenants. New owner • (1 year ago) feels more office . area unneeded in vicinity. Benjamin Franklin 9370 S.W. Greenburg 27,000 S.F. 0%-A mixture of 6 colonial styled 1 and 2 story structures. Construe- , tion to start immediately. Comple- tion projected Fall 1978. Almost total spec. space branch may take . up to 2,500 S.F. . . 4' The foregoing samples total almost 150,000 square feet of potential competitive space in a market with a low absorption rate. Other spaces most certainly exist not uncovered by this report, Much of the available space has been on the market for long periods, Some in excess of three years, and more is being built, The market factors, combined with , ' • the lack of identity and accessibility in comparison to other areas make the subject property considerably less desirable than virtually all of the competition. A certain need for the professional commercial land designation exists ia the proposed planned development, however, due to factors uncovered by this study, the present area is far too large. The reduced area can accommodate smaller users needing "free-qtandiag" . or "low-key' identity quarters, It will lend itself to such a concept, without adding large amounts of area to the present supply, .. • • 4 • • •• Illimw Page 2 9/7/77• MOM • fr Ira N I1 T u t m 1308 SW Bertha Blvd m en*4 I Portland, Oregon 97219 " 503/246-4293 • consulterr., engineers FILE: 312. 0 September 7, 1977 Mr. Joe Van Loin The Van Lom-Kraxberger Partnership ( 4455 S. W. Scholls Ferry Road 6 Portland, Oregon 97225 Dear Joe: Report on Drainage Investigation Garden Park Place At your request, we have conducted a brief field investiga- .( tion and review of the drainage conditions affecting the proposed Garden Park Place development in Tigard. The following is a summary of our findings. '• General Site Description., The site is comprised of about 12 acres of proposed corn- * mercial and multiple-family land uses, located north of S. W. Gaarde Street and west of Pacific Highway. A portion of the site is partially developed, with existing structures fronting along S. W. Caarde Street and Pacific Highway. The remainder of the site is covered by grass, blackberry bushes, and scatter- ed trees. The property slopes to the northwest on an average grade of about 5. 0 percent, Existing Drainage Conditions • , By and large, the only runoff affecting the SubjeCt property originates on site Runoff from the cash is intercepted by Pacific Highway and runs northerly and northeasterly away from the site, while runoff from the south flows westerly along S. W. Caarde Street. Existing on-site drainage flows norbhwesterly across the property, where it is collected in a well-defined sWale. The wale originates on site and carries runoff to a point near the intersection of Si* W. 110th Avenue and S. W. Mr. Joe Van Loin - 2 - September 7 , 1977 Fairhaven Way. After crossing S. W. 110th Avenue and adjoining single-family lots to the west in a 12-inch diameter culvert, the drainage is intercepted by an unnamed stream that flows northeasterly into Fanno Creek. Both the drainage swale and culvert appear to need main- tenance to properly carry the natural runoff from upstream properties. A portion of the swale has been completely covered by scrap lumber and other building materials, while the outlet of the culvert appears to be overgrown with weeds or shrubs. P4..1220sed On-Sj-te Praina5P_ ImproYeTents By making use of the natural slope of the property, on-site drainage can be collected in a system of catch basins and small- , diameter cu1verts. The storm drainage collection system should terminate along the westerly property line at its point of inter- ': section with the natural drainage swale. Increased Stormwater Runoff At present, stormwater runoff from this site is estimated to be 8. 0 cfs (cubic feet per second) during occurrence of a 25-year storm. With the addition of new roof tops, driveways, and other paved surfaces, the stormwater runoff is estimated to be 18. 5 cfs during a 25-year storm and 21. 0 cfs during a 50-year storm. Given the fact that the proposed development results in indreased stormwater runoff, some provisions must be made to assure that the downstream properties are not adversely affected. In general, there are two ways to provide for the increased run- off: First, the drainage swale and downstream culverts can be improved or enlarged to c tty the increased runoff, or sedond, the increased runoff can be provided for by an on-site stormwater detention facility. A detention facility, if used would be sited to hold the „ increased runoff, with the rate of discarge limited to approXi- , Mately 8.0 cfs. Should a detention facility not be used, down- , stream improvements should provide for an added runoff of at ) f least 10. 5 cf5. The .u. e of a detention facility versus the downstream improvements should be based on overall economic and maintenance considerations. • Sincerely, David W. Bryan), P.t. DWB:Ska ,, \t: EXHIBIT "B" THE VAN LON1 IIP KRAXBERGER , r1ARTNERSHIP ARCHITECTS Ism, PLANNERS A.I.A. Mk Raleigh Hills Professional Bldg. December 14, 1 9 7 7 4455 S,W,S holls Ferry Road Portland,Oregon 97225 • (503)292-8895 City of Tigard Building Department 12420 S . W Main Tigard, Oregon 97223 Re : Zone Change #27-77 Garden Park Place Amended Retort of November 7 , 1977 Mr. Ted Millar, applicant for the proposed duplex subdivision, has agreed that he will maintain the 13, 500 sq . ft. park in private ownership . This park along with the streets between lots 5 & 10, 11 & 16, and 18 thru 24 will be private. Respon- sibility for ownership and maintenance will rest with the home- owners of this subdivision and not with the City of Tigard. ,;' Note that in Area "D" this proposal does not completely comply with item #8 which states that the site plan be "common wall housing on separate lots to encourage single-family ownership" Lots 36 and 37 , because of their configuration , cannot be divided into two portions , Lot 87 is cone shaped and division into parts on this lot would render it unbui l dabl e r Lot 16 is a 87 ` wide e by 116 ' deep lot, a 20 ' setback along the west pre property line and the narrowness of this lot also make lot 36 III impractical to divide, All other lots in Area "" D"" comply with ` this requirement, di �� s7 on street provided Lot #4 su supports is an existing to the proposed sub- Lot # ` has been a 20 Nw, e access house which nay be left on this lot, IIIAll other conditions outlined i n the November 23,rd, City o Tigard letter to Mr Millar will be complied with according to Mr. Millar Your,,. very truly, THE VAN LOM/KRAX`PER'CE'R P RTNERSHIP A 1 , A:I ,d,seph , Van Lom Ao , k Architect Liu, lv1 �...jrNF•MF a.r arMr...,y,,.-v non L.kY-.si«n„xY?f _..-ri.M..r•:..•- r .., .4”-r+.r..n.p ....n..+.r i.'v8rkpXRtlN'Aim'°E�°drf�utY4�igw,LYiPWL..+ri,1�7'.. n , t ', eYr. *. ....umw _ein.�....w _ it s .rsa�..r•.r.. .�.. 4 EXHIBIT B N THE VAN LOM ly KRAXBERGER • PARTNERSHIP IOW ARCHITECTS PLANNERS A.I•A, December 29 , 1977 Raleigh Hills Professional Bldg, 4455 S.W. Sc;holls Ferry Road • Portland,Oregon 97225 y • (505) 292-8895 Mr. John Laws City of Tigard aW 12420 S . W Main Tigard, Oregon 97223 Re: Garden Park Place, Duplex P . D. ( Zone Change 27-77) Amended Report of November 7 , 1977. Please note that the data submitted for the final submittal on the duplex P . I . for Ted Millar did not make reference to the right-of-way width of the access street for lots 18 through 31 in area "D" of your proposal The right-of-way width of this street will be 30 ' which is identical to the streets in Sections "B" and "C" . Zoning Code Section 18. 64. 020 makes reference to the minimum residential street width for six lots • and above as being 50 ' . *.)6" This. deviation is intended to provide a more residential appear- ance to the entire duplex development The fire and l i fe- safety departments have reviewed this proposal , which is similar in concept to those appearing in other parts of the country, and feel it is adequate for servicing . It is felt that the traffic generated by the units in this location can be easily serviced by the 30 ' street right-of-way, One of the intents of the P. D. District is to "achieve econo- mics in land development and street systems " . : .which this planning concept t p address 7 s attempts attempting to tsel f to : The i reduced width of the street should have no adverse effect on the neighborhood. The main access into the duplex complex is by a 34 ' wide paved collector street within a 50 ' 0" right-of-way. This street is intended to have curbs but not sidewalks . The area ordinarily a . ` for sidewalks will be planted, rootrtr�aff' as well as used f traffic bicycle traffic will be handled on the 6 0 paved pathway included eal ong one side the street of This pathway will meander within be n1 and planted a th as along the 101 -0" pathway right- of-WaY 0 1 Q wry�wr. W % •ip. MY✓+IY.Fa:argdP'ro.GW y`K.'ICinavm�'�rlt.(rrHFi.s. } . ' sasonaramomassorrimmassuiraea, Mr . John Laws City of Tigard December 29, 1977 Page 2 Note also that setback along the perimeter of this development and along the interior collector street is to be 20 -0 throughout. Setbacks on individual lots , however, will be l0 ' 0" between property lines except as noted above and in area "D" where ' zero lot lines are intended between pairs of lots to provide for the possibility of individual ownership of each unit within a duplex. Yours very truly, THE AN LOM/KRAXBERGE ' PARTNERSHIP A. I . A. Jo . eph M. Van Lom, A . I . A. Arc ect JVL l vl `wMl ,DRAFT #1 "December 12, 19(.. , T ped 'for Single Space , *.44 JPK:mo ( 1: EXHU3T B DECLARATION OF RESTRICTIONS OF • • (The following Declaration of Restrictions is applicable to the property. described in Exhibit "A. ") • • THIS DECLARATION, made this . .day of 1978, by an Oregon • corporAion, hereinafter called Declarant, P: WITNESSETH . WHEREAS, Declarant is the owner of certain real property described in Exhibit "A," and WHEREAS, Declarant desires to subject such property to • the conditions, restrictions and charges for the benefit of such property and its present and subsequent owners a herein- after specified; and 17/ WHEREAS, the to enforce certain of .such conditions, reStrictionS reservations and charges is to reside in " Homeowners Associations a non- profit corporation *Organied under the law of the State of Oregon. Page 1, beolaration of Resttictioh 9 4 '9,4t NOW, THEREFORE, Declarant hereby declares that all the 4 properties described above shall be held, sold and conveyed subject to the following easements, covenants, restrictions and charges. Such easements, covenants, restrictions and charges (hereinafter sometimes referred to as "covenants and restrictions") shall run With such property and shall be binding on all parties having or acquiring any right, title or interest in such property or any part thereof, and shall inure to• the benefit of each owner thereof. ARTICLE I DEFINITIONS The following words when used in this Declaration or any supplemental declaration, unless the context shall pro- hibit, shall have the following meanings: A. °AssoCiation6 shall mean Homeowners Association, its successors and assigns. B. -Block'. shall mean any plat of land designated by the term "bloCk" on any recorded subdivision plat of The • Properties. Page 2. Declaration of Restrictions „,„ , ar . (, • IA% C. . "The Properties" shall mean all the property hereinabove described and additions thereto subject to this Declaration. • D. "Common Properties" shall mean those areas of land shown or declared as such in any recorded sub -Ivision plat of The Properties and intended to be devoted to the corn , Mon use and enjoyment of the owners of The Properties. • E. "Lot" shall mean any numbered plot of land shown upon any recorded subdivision plat of The Properties . which is not designated as Common Properties or as a Block. P. !!Building Site" shall mean a Lot or a parcel consisting of a portion of any Lot or contiguous portions of any two or more contiguous Lots; Or in the case of a zero Lot Line Structure, the term shall mean two contiguous A Lots on which one structure can be constructed. G. 'Living Unit" shall Mean any structure or portion of a structure situated upon The Properties desighed and intended for use, occupancy and ownership as a residence by a single family. Page 3 Declaration of ReStriCtionS : , • ,,, . . ( * ( H. ,"Leased Living Unit." shall mean an apartment • consisting of one or more rooms intended for use and occu- pancy by a tenant of the Owner. I. "Member" shall mean every person or entity who holds membership in the Association. J. "Owner" shall mean the record owner, whether one or more persons or entities': of fee simple title to any Building Site or LiVing Unit situated upon The Propertios, but shall not mean a mortgagee or contract vendor who holds fee title for the purpose of security. K. "Street" means any highway or other thorough- fare as shown on the recorded plat of The Properties. L1 "Set back" means the minimum distance between a structure and a lot line. 4. "Street Frontage" means that portion of a Lot or Building site which borders on a Street. N. '12eto Lot Line Structure" means a structure, dOntaitling two Living Units, which has been built upon one • Site, which Stilding Site is platted int0 ,two Lots . Page 4, Declaration b Restricti.ons • and is legally capable of being divided into separate owner- . • ship along the party wall of the adjoining Living Units. ARTICLE II MEMBERSHIP AND VOTING RIGHTS IN THE ASSOCIATION Section 1. Membership. Members of the Association shall be every Owner of a fee or Undivided fee interest in any • Building Site or Living Unit subject by covenants of record to assessment by the Association and every person who holds a contract purchaser's interest of record in a Building Site or Living Unit. There, shall be no other qualification for member- :, ship except as' set forth above. Membership shall terminate on transfer of fee simple title by an Owner or the contract pur- chaser' s interest by a contract purchaser who qualifies as a member. If an OWner sells a Building 'Site or Living Unit by a contract of sale, upon recordation thereof, the Owner' s membership shall terminate and the contract ptrchaser' s member- • ship shall commence. „ . .) Section 2. VOtIng Ilights, There Shall be two classes of voting membership: Pa 5, Declaration of AestrictionS p I d .A. •Class A members will be all those members other than the Declarant. Class A members will be entitled to one vote for each Building Site or Living Unit in which they hold the interest required for membership by Section 1. If more than one person holds such interest or interests, all such persons shall be members, but the vote for such Building Site or Living Unit shall be exercised as the persons holding such interest shall determine between themselves, provided that in no event shall more than one vote be cast with respect to any such Building Site or Living, unit. No Class A member shall. have more than four votes regardless of the number of Building Sites or Living Units owned. In the event a Building Site has more than one Living Unit built upon it, such Building Site shall have but one membership and vote in the Association unless and until the Living Units are lawfully sold to separate owners i.e. , Zero Lot Line Structures) . Class A members shall be entitled to elect four members of the board of directors of the Association so long as there is Class B membership. ik B. The Class B member shall be the Declarant. -.' The Class B member shall be entitled to elect two members Of the board of directors of the Association. Class B membership may be Converted to Class A membership at .the option of the Class B member evidenced by written notide tO Page 6. UeClaration of Restrictions wwzn.:R++ww.cel..,,..,..«+ ,n..m..s..A.. .Rr•m ti+i.e..r_ , r,. .mot a. 4- rM..q.. w.._ou.+,..-o.uxw4Mk'thYYY1'W+AYI '9'u;w,S:W :.7.='�HCA'cLS:C7:J""''»'Ot"'.,iF Y . , A the secretary of the Association,%and shall be converted to Class A membership without further act or deed on December 31,' 1988. ' ARTICLE XII • • ' PROPERTY RIGHTS IN THE COMMON PROPERTIES • Section 1. MemberSt Easements of Enjoyment. SubjeCt.to • the provisions of Section 3 of this Article 'every member shall • have a right of easement and enjoyment in and to the Common Properties, and such easement shall be appurtenant to and shall pass with the title to every Lot or Living Unit and upon the recordation of a contract of sale of any Lot or Living Unit. Secti°11 2. TAILqteLgarlirlan....Re225ti9......- The Dediarant may retain legal title to the Common Properties until such time as it has completed improvements thereon and until such time as in its opinion the Association is able to maintain the same. NotwithStanding the foregoing, the Declarant shall Convey the Common i'roperties to the Association free and clear of allaienS and encumbrances (other than zoning and building restrictions of record, this declaration of restrictions, Page i Declaration' of gestriot±ons _ . • - _ ° utility easements, and assessment \powers of public agencies) , not later than ' . The Declarant, • if directed by the Association pursuant to the same vote of membership as required for dedication of'.:the Common Properties, may convey the Common Properties to a municipal corporation, public agency or authority rather than convey such Common Properties to the Association. Section 3. Exten't—df Members'. Easements. The rights • and easements of enjoyment created hereby shall be subject to the following: A. The right of the Association to limit the num- . ber of Tt.'"( sts of members. B. The right of the ASsociatiOn to charge reaSon- : able admission and other fees for the use of any recreational facility situated on the Common Properties. C. The right of the Association to suspend the enjoyment rights of any member for any period during which any assessment remains unpaid and for any period not to exceed thirty (30) days for any infraction of its ptbliShed • rules and regulatiOns; and Page 8. Declaration of RestriotiOn . , , D, The right of the Declarant and the Association in accordance with its Articles and Bylaws to mortgage said properly as security for any loan, the purpose of which is improvement of the Common Properties. In the event of a default' upon any such mortgag , the lender's rights hereunder shall be limited to a right after taking possession of such properties to charge admission and other fees as a condi- tion of continued enjoyment by the members, and, if necessary, to open the enjoyment of such property to a wider public until the mortgage debt is satisfied, whereupon the possession of such property shall be returned to the Association and all rights of the members hereunder shall be fully restored, and E. The right of the Association to dedicate or transfer all or any part of the Common Properties to any mUnicipal corporation, public agency or authority for such uses and purposes and Subject to such conditions as may be agreed to by the members. to such dedication or transfer, however, shall be effective except ptrsuant to a vote of the member.q as provided by the Articles of Incorporation. Section 4. Delegation of Use Any member may delegate in accordance with the bylaws his right of enjoyment to the Common Propertie to the meMberS of his family and his tenants. Page 9. Dedlaration of Restrictions aummilmor ARTICLE IV COVENANT FOR MAINTENANCE ASSESSMENT Section 1. ' Creatioh 'of the Lien and Personal' Oblilation of Assessment. Declarant for each Lot and Living Unit owned by it within The Properties hereby covenants, and each Owner of any Building Site or Living Unit by acceptance of the deed therefor, whether or not it shall be so expressed in any such deed or other conveyance, shall be deemed to covenant and agree to pay to the Association annual assess- ments and special assessments for capital improvements and • repairs and maintenance. Such assessments shall be fixed, established and collected from time to time as hereinafter provided. The annual and special assessments, together with such interest thereon and costs of collection thereof as hereinafter provided Shall be a continuing lien upon the property against which each such assessment is made from the date hereinafter set forth. Each such assessment, together with such interest thereon and coSts of collection thereof as hereinafter provided, shall also be a personal obligation of the person who is the Owner of such property at the time when the assessment fell due. Such personal obligation shall not pasS to his successors in title Unless expressly assumed by therft. Page 10, Declaration of Restriction 11 ' 4 (1/4, Section 2. Pur.29!22f !.22...s... ntat..... The assessments levied by the Association shall be used exclusively for the purpose of promoting the recreation, health, safety, enjoy- ment and welfare of the residents in The Properties and in particular for the improvement and maintenance of property, services and facilities devoted to the purpose arid .related to the use and enjoyment of the Common Properties and of the homes situated upon The Properties. Without limiting the generality of the foregoing, assessments may be used to lease facilities for the use of residents in The Properties. Section 3. Basis of Annual Assessment. Unless changed by vote of the membership as hereinafter provided, the maximum annual assessment for each Living Unit actually existing shall be per year. Building Sites on which no Living Units have been constructed shall be counted as one Living Unit for the purpose of assessment. The board of directors of the Association may, after considetation of the current maintenance costs and the financial requirements of the ASsOciation, filt the annual acttal assessment at an amount less than the maximum. In such eVent the amount of such assessment shall be the basis upon which lesser assessment ratios as heretofore tet forth Page 11. bedlaration of ReStridtions -4 -weivEAmmimmizsimimmill • • / • • shall be determined. Although assessment amounts may be changed as herein provided, assessment ratios for Living Units and structures determined by the board of directors pursuant to this section shall not be changed. • Upon the vote of the membership as hereinafter provided, the Association may change the maximum annual assessment fixed by this Section prospectively. Section 4 g29212.1 -h.22f...._S11211-1! fr Capital Improvements. Upon vote of the members of the Association in the manner hereinafter, set forth, the Association may levy in addition • to annual assessments a special assessment in any calendar year applicable to that year only, for the purpose of defray- , ing in whole Or in part the cost of cons-truction or reconstruc- tion or expected repair or replacement of a described capital improvement upon the Common Properties including necessary fixtures and personal property related thereto. The assess- ment ratio for any Living Unit or structure as determined pursuant to Section 3 shall be applicable to special assess- ments. „ , Section 5 Voting and Notices for Special AssessMent and Change of Maximum Assessment. Any special assessment or change in maximum annual asSessment mUSt have the assent Page 12, Dedlaration of Restric'Elon8 • • . 0 Oral#MIIIVS4W1Mtfart.,-,1=r0 t'.64*.....40 4 • of two-thirds of the votes of each class of members who are voting in person or by proxy at a meeting duly called for that purpose, written notice of which shall be sent to all members at least thirty (30) days in advance of the date of such meeting, setting forth the purpose of the meeting. ' Section 6. Date of Commencement of Annual Assessment. The initial annual assessments shall commence on the first day of such month as determined by the board of directors of the Association, shall be made for the balance of the calendar year and shall be due and payable on the date fixed by the board. Annual assessments for any year after the first year shall become due and payable on March 1 of such year. The amount of the initial annual assessment for the first year in which assessments are made or for any property which becomes subject to assessment for the first time shall be prorated on a calendar year basis according to the date of the first a5se8sMent or the date on which property first became subject to aSbessment. The due date of any special asitessmeftt shall be fixed in the resolution authorizing such assessment. 11 Page 13. Declaration of ile8ttictloris , . Section 7. Duty of the Board of Directors. The board of directors shall fix the amount of the annual assessment against each Building Site or Living Unit and give the Owner subject thereto written notice of such assessment at least thirty (30) days in advance of the due date of such assess- ment. The board shall cause to be prepared a roster of the properties subject to assessments with assessments ap9licable to each such property and shall keep such roster in the Association office subject to inspection by any Owner. The Association shall upon demand at any time furnish to any Owner liable for an assestment a certificate in writing setting forth whether the assessments on the prop- erty owned by such Owner have been paid. Section 8. The Effect of Non-Pa7ment of Assessments; Lien of Association. If an assessment is not paid on the due date hereinabove set forth, such assessment shall become 101 delinquent and shall bear interest at the rate of 10% per annum from such due date. The secretary of the Association shall file in the office of the county clerk in which the property is located within ninety (90) days after such delinquency, a statement of the amount of the delinquent assessments together With interest, and upon payment in flail thereof shall execute and file a proper release of such lien. Page 14. Declaration of Restrictions „ „ p p t ' Such assessment with interest setforth above shall consti- tute a lien on such Building Site or Living Unit from the date of filing notice of delinquency until the lien is re- , leased as herein provided. The Association may bring an action at law to enforce payment of a delinquent assessment against the Owner personally obligated to pay the same and may enforce such lien in the manner provided by law with respect to a lien on real property. In the event a judgment or decree is obtained in favor of the Association, the Owner shall be liable for the Association' s court costs and disbursements and a reasonable attorney' s fee to be fixed by the Court, such costs, disburse- • • ments and attorney fees to be further secured by such lien. No Owner may waive or otherwise escape liability for assess- ' ments by non-use of the.. CoMmon Properties or abandonment of 1 his Building Site or Living Unit. Section 9. btbordination of the Lien to Mortgages. The lien of the assessments provided for herein shall be subordinate to the lien of any mortgage or deed of trust. Sale or transfer of any Building Site or Living Unit shall not affect the assessment lien. nowever, the sale or trans- fer of any Building Site or Living Unit which is subject to any Mortgage or deed of trust pursuant to a decree of Page 15, Declaration of Ilestridtiong • foreclosure under such mortgage oz. any proceeding in lieu • of fdreclosure thereof including sale under a deed of trust, • shall extinguish any lien of an assessment which became a lien prior to such sale or transfer. Such sale or transfer shall not release such Building Site or Living Unit from . liability from any assessments thereafter becoming due or • from the lien thereof. Section 10. Exempt 'Property. The following property • subject to this Declaration shall be exempted from the assessments, charges and liens created herein; A. All properties to the extent of any easement or other interest therein dedicated and accepted by a municipal corporation or other local public authority and devoted to public tse. B. All common Properties. ARTICLt V RESTRICTIONS ON USE OV PROPERTY BY OCCUPANTS 8edtion 1. Use Restrictions. The following te8tridtionS Page 16. Declaration of ReStriot.ionS , • • , . ishallbeapplicabletotheuseofany property subject to 4 this Declaration: A. No Building Site . n The Properties shall be used for any purpose other than residential purposes unless otherwise shown on the official recorded plat. B. No animals or fowl shall be raised, kept • Or permitted upon The Properties or any part thereof, excepting only domestic dogs or cats and excepting caged pet birds xept within the dwelling house, provided said . dogs, cats and pet birds are not permitted to run at large and are not kept, bred or raised for commercial purposes or in unreasonable numbers. 4' C. No part of The Properties shall be used for the purpose of explor:Lng for, taking therefrom, or producing therefrom, gas, oil, or other hydrocarbon substances. D. No noxious or offensive activity shall be 4'■ carried on upon The Properties or any part thereof, nor shill anything be done or maintaine , thereon which may be or beCoMe an annoyance or nuisance to the neighborhood or detract from its value. 4 Page 17. Declaration of Restrictions A E. It shall be the duty of the Owner or occupant of any Building Site to improve and maintain in proper condi- tion the area between the property line of said Building site and the nearest curb or improved street, including Installing and maintaining parking bays within said area, and no trucks, , campers, trailers, or boats shall be parked or permitted to remain in said area. F. No Owner or occupant shall remove or signifi- cantly alter any tree in any street, right-of-way, park, or recreational area or other part of the Common Properties un- less permission in writing is first granted by the Association. G. No Lot shall be used or-maintained as a dumping ground for rubbish, garbage or trash. Garbage and other waste shall be kept in sanitary containers, and such containers shall be located a to be out of view from the nearest adjacent street. All incinerators or other equipment for the Storage or disposal of such material shall be kept in a clean and sanitary conditiOn, and comply with all local, state or federal requirements. Page 18, Declaration of Aestriotions ) ARTICLE VI • RESTRICTIONS ON TYPE OF STRUCTURE PERMITTED ' Section 1. ' Restrictions' on Structures. In addition to the requirements imposed by any municipal corporation having jurisdiction over The Properties, the following restrictions apply to structures, improvements and personal property on The Properties. A. Except with the approval of the Association, no building shall be erected or maintained on any Building Site except one single-family dwelling or duplex. Such bUildings shall be not less than stories in height including the main floor level. Each Living Unit shall have off-street parking for at least one automobile; any garages shall conform generally in architectural design and exterior materials and finish to the Living Unit to which it iS appurtenant. No outhouse of any kind, tent, shed or trailer, or any other temporary dwelling shall be erected or Main- .4' tained on any Building Site or be used for living purposes, nor shall any garage be used for dwelling purposes. Garden Sheds or tool Sheds may be eredted with the approval of the Association. ) Page 19. Dedlaration Of Re8triCtiong ,-..... &...int=worik,,t2=221,4212,0=effaissznessnalassamiars=.,,,, 47,,stio.4140#,A,r *'4 B. No trailer, camper .pr pickup coach, tent, boat or truck (except pickup) shall be parked, placed, erected, maintained or constructed on any Building Site for any purpose. However, trailers, campers, pickup coaches, tents or boats which can be and are stored so as not to be visible from any street and are not used for living purposes will not be in violation of these restrictions. C. No building shall be in any manner occupied while in the course of original construction. The construc- t, tion of any building or structure shall be prosecuted with reasonable diligence continuously from the time of commence- , ment until fully completed. No buildings constructed else- where shall be moved to or placed on The Properties except • • with the written approval of the Association. D. No boat, automobile, truck, trailer or recrea- tional vehicle shall be built, rebuilt, torn down, or re- paired except within full enclosed, structures. • . Pe 20, Oeclaration if Resttictiorig • • ARTICLE vII 6 IA • RESTRT.CTIONS REGARDING CONSTRUCTION AND MAINTENANCE Section 1. * Restrictions on Construction, Maintenance and Improvement. The following restrictions Ore applicable to construction, maintenance and improvements on The Properties: A. No building, fence, hedge, wall or other struCture shall be commenced, erected or maintained upon The Properties, nor shall any exterior addition to or change or alteration therein be made until the plans and specifica- b tions showing the nature; kind, shape, beght, color, materials, and location of the same shall have been submitted to and approved in writing by the Design Review Board of the City of Tigard. No flat-roofed buildings (except garages) shall be allowed. B. A single-family detached dwelling house of one story in height above the main floor level shall have a minimum ground floor area of 950 square feet, and a one and one-half story or two story dwelling house shall have a ip minimum ground floor area of 800 square feet (all exclusive of porches, patioS, basements and garages) . Single story ') duplexes shall have a minimum ground floor area or 800 square feet per Living Unit and one and one-half ,8tory or two story duplexes shall have a minimum ground floor area oE 600 5qUare 0 , feet (all eXdlUsiVe of pordhes, patios, basements and garages) . Page 21, Declaration of Restridtion C. All buildings, including ga'rages, erected on The Properties, shall have a minimum setback from the front street of . feet and a setback of not less than feet from each side and rear line of the Building Site on which it is located. Corner Lots shall have a setback line of feet from any side street. In the case of Zero Lot Line Structures, the side yard setback shall not be re- . quired for the side on which the party wall is constructed; provided, however, that such Zero Lot Line Structure shall be designed and built with a Party wall in which there are 44 no doors or windows or other openings (other than access panels for Wiring and plumbing) above the basement level, and such party wall shall be placed upon the common property line of the two Lots comprising the Building Site. In determining setback, all projections front the structure, except eaves or uncovered porches or step8, shall be included. b . D. All roofing material shall be composition, tile, or natural shake or shingle in colors compatible with the general schethe of the development. Na rock, tar Paper, gravel or similar materials shall be allowed for the external layer of the roof. 8. All driveways and parking bays shall he constructed of asphalt paving or bettr. P. The location, color, sie, design, lettering L and other PartiCialars of t 5c ail or paper deliverY b0es shall be subject to approval by the Association. Page 22. Declaration of Restrictions ......temee....mitonms2,,,ulttlaninemsounsgsnagamirwouto k,4 G. No sign or other advertising device of anY , character shall be erected on any Lot or BUilding Site or maintained upon any part of The Properties except one sign • not larger than 18" by 24" advertising the Lot or Building Site for sale or for rent by the Builder of the improveants o1 such property or the Owner. 04 -T A -1- vv% H. All outside television and radio aerials and antennas are prohibited without express written approval of the Association. 1. No outdoor overhead wire or service drop for the distribution of electric energy or for telecommunication purposes tor any pole, tower or other structure supporting saf,,d outdoor overhead wires shall be erected, pled, or maintained within The Properties. All purchasers of Lots within The PropertieS, their heirs, successors, and assigns shall use underground service wires to connect their premises and the structures built thereon to the under- ? ground electric or telephone utility faCilitieS. Section 2 Right of Entry of Assbciation Re.Ple8en'tative. Any agent or officer of the Association may at any reasonable hOur or hot during conStruction or !cemodeling, enter and inspect any of said property a8 to it maintenance' or improve- , Page 23. bedlaration of Restrictions If 4. 4 4 ments tc determine if there has been compliance with the provisions hereof. The Association, and any agent, or officer thereof, shall not thereby be deomed guilty of any manner of . trespass for such entry or inspection. The Association may issue a certificate of completion and compliance as to any property so inspected. Section' 3. ' Evidence of Compliance with Restrictions. Records of the Association with respect to compliance with the provisions ofthis Declaration shall be conclusive evi r dente as to all matters shown by such records. Issuance of a certificate of completion and compliance by the Secretary of an Assistant Secretary of the Association showing that the plans and sPecifications for the improvements or other matters herein provided for have been approved and that such \ improvements have been made in accordance therewith, or a certificate as to any matters relating to this Declaration by the Secretary or an Assistant Secretary of the AsSociation shall be conclusive evidence that shall justify and protect any title Company insuring title to any property subject to this Declaration and shall fully protect any purchaser or encumbrancer in connection therewith. After the expiration of one year following the issuance of a building permit there- for by tuniCipal ot the governmental authority, any struc- ture, work, improvement or alteration shall be deemed to be Page 24. Declaration of Restrictions 40 A o , . in compliance with the pravisions ,,thereof unless a notice of non-compliance executed by the Association shall have been recorded in the office of the County Clerk in which the property is located, or unless legal proceedings shall have been instituted to enforce compliance or completion. Pending formal organization of the Associcion, the Declarant may issue certificates of completion and compliance. ' ARTICLE VIII RESERVATION OF EASEMENTS Declarant herebygrants to Washington County and the City of and also reserves to itself, its successors and asSigns, perpetual easements Under, over and across all Common Properties and under, over and across , • strips of land seven and one-half feet in width running along and interior to the side lines and rear lines of each Building Site and each Block for the purpose of erecting, construdting, maintaining and operating sewers and drainage systems, and poles, pipes, wires, cables, guys, anchors and con- duits for lighting, heatingr poWer, telephone and any other method of conducting and perfOrming any public or quasi-public utility service or function beneath, upono or above the surface of Page 25. Deolaration of AestrictIons i , 1 V • . t . • • ip '.. , ( i' ! . . ' , • 1 • such Common Properties and seven and one-half foot strips of . , land. Declarant reserves the right to cut and/or trim % . any tree or other growth on such Common Properties and such 1 ' . seven and one-half foot strips which may interfere with or menace the construction, maintenance or operation of such utilities. •i On all Common Properties shown as such on recorded plats and not lying between dotted lines within street 1 • boundaries and lot lines on recorded plats, the easement , , herein granted to Washington County and the City of shall be limited to a strip seven and one-half feet on .-.. either side of the center line of each sewer or other pipeline, conduit, cable or other utility instrumentality as initially placed in, on or under such Common Properties. On all Common Properties lying between dotted lines • within street boundaries and lot lines on recorded plats, the easements herein granted to Washington County and the city of Shall include the rights to go upon such Common PropertieS to maintain and repair improved ' streetS. ' -.. . ' Page 26. Declaration of Restricions -, 0 ■. , 9 • 1 ARTICLE IX MAINTENANCE OBLIGATIONS OF OWNER Section 1. Vacant Lots. it is the intent of these restrictions that vacant lots be maintained in a reasonably presentable condition. Therefore, the Association shall have the right at all times to enter upon any Lot or Building Site that is vacant and unplanted or untenanted, by the Owner after reasonable notice to the Owner, to remove debris, weeds or other waste material and to trim, cut back, remove if • damaged or dead, cultivate and/or maintain hedges, trees, shrubs, plants or lawns, and to charge the expense thereof to the Owner as an assessment. The Association shall have the same rights with respect to such assessment as set forth in Article as to annual and special assessments. SeCtion 2 Owner w s 0_12.1152±i2o maintain Planting.• ( Where the ASsociation has permitted an Owner to plan a por- tion of the Common Properties abutting the Owner property in accordance with the Owners landscaping design, the Owner Shall thenceforth' be obligated to maintain at his own expense such planting. Failure of the Owner to maintain the land- , soaping of Sqoh portion of the Common Properties or parking bays thereon shall give the Association a right ipon reasonable • Page 2/. Declaration oi Restrictions • notice to the _ter to maintain such areaL.,..3f the Common Propctties and to charge the expense thereof to the Owner as an assessment to be collected in the manner provided in % Article Section 3. Reciprocal Maintenance Obligations of of Owners of Zero Lot Line Structures. Where the Living Units of Zero Lot Line Structures are in separate owner- -, ship, the owners of such units, as between them, shall make such agreements as they deem appropriate with respect to maintenance, repairs, landscaping, insurance, noise control and other matters of common concern, provided, how- ever, that no such agreements shall supercede the provi- sion of these restrictions not shall failure to reach agree- ment between the owners provide any excuse or defense for noncompliance with these restrictions. Section 4. ' Reasonable Notice. "Reasonable notice," as that term is used in this Article, shall mean mailing by Certified mail to the last knoWn address of the Owner • shown on the books of the Association not less than fifteen (15) days before entry on such owner's property is made or maintenance of sudh landscaping is Undertaken pursuant to Sedtion 2. Any notice issued by the Association shall con- ')I tain a return address to which any response may be directed. Page 28. Declaration of Restrictions hA , 4.11/40,,rioarAr. folgrAglimmiemmiggimmumminm. ' 4 7 \ , NO V ARTICLE '.X , ERECTION OF SIGNS OR STRUCTURES BY DECLARANT . . ., Nothing contained in this Declaration shall be construed k , . 1 . to prevent the erection or maintenance by Declarant or its duly authorized agent of structures or signs for the conduct of its business in connection with or upon The Properties , while the same or any part thereof is owned by De6lexant. .. ARTICLE XI . , .• GENERAL PROVISIONS 1 , . . ' Section 1. Duration. CoVenants and restrictions of this Declaration shall run with and bind the land and shall inure to the benefit of and be enfordeable by the Association ( or the Owner of any Building Site or Living Unit subject to this Declaration, their respective legal representative, heirs, successors and assigns for a term ot. twenty (20) years from the date this Declaration is recorded. After such term . such covenants and restriction8 Shall be automatically tended for successive periods of ten (10) years unless ' :: instrument signed by the then OwnerS of two-thirds of the III Page 29. Declaration of Aestric-bions ' A Building Sites and Living Units has been recorded agreeing to change said covenants and restrictions in whole or in part. The covenants and restrictions of this Declaration _fl1 may be amended during the first tWenty (20) year period by an instrtiment signed by not less than 75% of the Owners of . Building site or Living Units and thereafter by an instru- ment signed by not less than 66-2/3% of such Owners. Any amendment must be properly recorded. :Section 2. Notices. Unless otherwise provided herein, any notice required to be sent to any member or Owner under the provisions of this Declaration shall be deemed to have been properly sent when mailed, postpaid, to the last known address of the person who appears as member or Owner on the records of the Association at the time of such mailing. Section 3. Enforcement. The Association or any Owner shall have the right to enforce by any proceeding at law or in equity all restrictions, conditions, covenants, and • reservations imposed by the provisions of this Declaration and a similar right shall exist with respect to recovery of damages for any uCh violation. railure b the Association or oi any owner to enforce any covenant or restriction herein contained shall in no evetit be deemed a waivet Of the right to do so thereafter. Page 30. Declaration of gestricElons •-• . = A • 10 Section 4. Severability. Invalidation of any one of these covenants or restrictions by judgment or court decree ; shall in no wise affect any other provisions which shall re- main in full force and effect. • • Section 5. Effect of Municipal Ordinances. Police, fire and other public safety ordinances of any municipal corporation having jurisdiction over any portion of The Properties shall govern where more restrictive than these covenants and restrictions. • IN WITNESS WHEREOF, the undersigned being the Declarant herein has hereunto set its hand and seal as of the day and year first hereinabove set forth. 17'.7:11k) Page 31, Declaration of geStriCtOn8 • • x l I • , r, .:j AFFIDAVIT Oi PUBLICATION STATE OF OREGON, COUNTY OF WASHINGTON, st �p'yyy."yy.rr�`:.� K �, �w f,,T'w•�,RD PL NI&^,}coMM.IS.,slc *1 ' lidi kiq�} , r Jtt , I Joseph..x.5a]�.a,�.er� � � ��9� .�.y'7;�, :fin. � �� °� l x '�' ` oft` '`' , ., \ being first duly sworn, depose and say that I am the publtshr r .».�..... s .10865 'y 5 py:,,�Y�j` ,'` y Oregon '.,, .'' ,�• r �,. ,f"' :.,.,..... of The Tigard Times, a newspaper of general circulation, as defined '' '' ,� . . `: �.{ Y i.t 5.5�1„kubJ1 ngsr,, Y ': . 1 .. ... _ M �` yMl� s.r by 0(;S 193 010 and 193.020, published at Tigard, in the aforesaid county and grid BONE 0H AZGE 1, a 4/7( t , �f '�•'° state; that the legal notice, a printed copy of which is hereto annexed, was r '',A,'rg# WWs z'; Stolieri'• :;e.kD elo;f ', nt, nm for 1 4..g..e ,gr4ni, Rew3ew4 zr f, , f o„'h published in the entire issue of said newspaper for successive and detill,Ce a`et . t o tl ��'►�jjp ppj�j ,� consecutive weeks in the following issues o. L f ' c. , 4 • December 28 1977 'Wtiell.v b 6'lCa ' '0'6'� ' • ynf t !q' yi��x :�.... ::a:.:.Yx_........xx..:.xx...,:a.a....x..... .... x..a_» .. :-..a..x_. .x:x .:�:. :.a:. s.pr, �M� Yt j j � �:t" f fi?�� 14-04,,,,t60 VJf b R map `at,neridtrte04,000, lb e l , & / I,, '4-.."'� Fn.., .Sid y fp //''yy er` 04r' xa. ...a:....:a...,.. a ........r r Y '+��.�' e�{•��t t(y PO' Vr°/^CR�Gifiy"�f) tgna re) ■ Cta rofessioilal;,(I ,S4e/ }�!t t ,♦ .f 4t,...40t p +•:d y inurlieia t�►taalll �Ip I`��v� ��.J a�*t,r i l�►�r�� I ilvif .n! rLs ., 'alY cp.',�1 + fx, �,"l `�'t ��'fy .„z, ,siubscribe�d'� 'i sworn to before me this 2 9 t 11 day of .. t}on`o f'Ta „ U n . exrL porgy 4 . the. :b • Aid ersoI s h n' EL fl i� s a <7 f el '; 4''"'' rr •'1 f+4aVing iiit intfOrest in ritio� 1 . , ,;.6. De em kc 77' J� a � h�a�t��g a��terial ere'a, ,fy. ((yy o its .0 ,/: i A/ x.y w.Yaf`,h s:.x c ,,,''', .a,u,.:, y xkr. Y7yxa x:.a+Y , tV �Spea M�.. 4.. C r, �.» 4 slid submit nr41 and Olt,tt �u e�,;testixt�� i S 4 r ',-,1, • Y � I ,„ n �,,, nor atbthrt Vitritte tO$tit nOt� 71 /!J �{{,1yx fV t� cl 'V,, W3 a ,.'�A x.ca.u:.a.:x ,'�!l,x.��..'r°...x.:aax, 1. .Axa.... ....wx..: ,::x, nis6tin r M vat i*I' . K '�r�rosy'�d d� iY wN � r.. f a.. �.R.�e'3 �� f,. �.� � '} f x. r' ;,,' ';' i�r:. �,fA',;`'A�;` Notary ublic of Oregon 74_pIKblishDeO,I2B ,, , ��qA. k iT�t#!�r sr f/ ? ' 1 lY coitliii'dit1.' n expires a.x:...u..a::x:xx. x::L aa.: e..,: 19.,rf.. „ . I. , .- K ♦ `� f 1 i ii t Y t • t s p r• 1' , } I i yy • ' ... 1 , . . ( i , 14 ( i P * I ' t 1 ; AFFIDAVIT OF MAILING , , . STATE OF OREGON ) , County of Washington ) ss. City of Tigard ) , . , . I, Bonnie Martin, being first duly sworn, on oath depose and say: That I am Secretary for the Planning Department for the City of Tigard, Oregon .'.... That I Ferved notice of hearing of the Tigard Plan- ning Co.nmission 1 I., of which the attached is a copy (Marked Exhibit A) upon each of the 14ollowing named persons on the ___ day of 197 , by mailing to each of them at the li address shown on the attached list (Marked Exhibit B) , said notice as hereto attached, deeosted in the United States Mail on the ,,, day of ai , t, _ , l97 , postage prepaid . , 1 ■, r, \ 4, , , I . . r s )'3 ° SubSordltied and sworn to before me on the ''' day of 1971 , . • . I Notary blic of regon , J •Y -,,,,' r;r,*'40 4,01,1, ,,,,, ■-,„;:o %Ito , 0, A i My 'd ',. 11' 9, I tl CI ) W %:!':44dOMM1SSOn expires! •s. ''''',„ 00,,,t'u,,,, ,e.,"..',6;Z•,'",...c.k8' 'I'lye/Pti444 00' 0.90, oSo .44w:two , , I i.. , • ' I 1 . . • • • .0. • TAI GA Fe CITY OF TIG * RD 01,011,11it, °, P.O. Sox 23397 12420 S.W. Main Tigard,Oregon 97223 Dear Property Owner: ( The agenda enclosed for the next meeting of the Tigard Planning Commission ir.- eludes an item (circled in red) which, due to its location adjacent property owned or occupied by you, or due to your previously indicated interest, the City feels obligates to notify you. If you wish to make your views known in this matter, or if you only wish to avail yourself of this opportunity to be informed concerning this project, the Tigard Planning Commission invites you to attend this meeting. , • . •• • . ,_••• . • . • A• • t r . . ■ • r • • •.1 •. •• . . • \ . . • .. . .. . , . .. . . , 4...... • .. ..,. .-4. +1,.-.. ..... u......,-,,,,,...,.....-I.,-6,,,i A--,. ,_ - -i.,. _ _ _,._, . . , ---,—^ ■ , \ . ' ' . . I .. ' ze 4.17- 77 .. .1. r. AFFIDAVIT d PUBLICATION \Tin' Ic''''.:0-4 STATE OF OREGON, 41 ss D4- 0 r 3 _, ,$ , b -0,9 n ' '4') -""' 1 'ti'G ' . COUNTY OF WASHINGTON, i -,d 4-1 70 , 1 „rA'..V.,. '1-018•4,,wk.1'30,4p 0,. e%.'0''4A-•,:, cili '-t, ', '',,".4 ," , . "t...`"l'•ill/.,:. 4,,, ), ,veivior-4 nt'r k,4Sonciel„, rq,-,, yr . .,..,„. . ,...., . .7.,_ , ,,,,,, , . •■ 'fr,Tolir „ . ,„ - .. ...,.;,,. Street;.,.,,,,,, (74/,i) T'600,0C'',.:','''' 'dtkilit, 7,'',, .., I' . j()s-eph-'311aer. ' `!''''Arfr'att\\ri'., ,'1,,, .`...,'‘,t l'''->,•,'' , ,, ,.., Oregon' .,. '''-. .7,,,,,,*., -./',',',, -':,., . . . ,. b:Pu i -,471tAW ,u .1/4,,,,, ,,,,,,, being first duly sworn, depose and say that I am the publisher ................................. 4. -„,.., i .., ($ii,..„ '$.14,q 14-d „ „, ' - ' . ..„.,.,..................of The Tigai'd Times, a newspaper of general circulation, as defined ''Ae 1 - 0... •b5i—,4to•'a-rip......v .it,O.riteftti=7, ,,,te• , : • ,t,...- It. ‘,.•,.,/i., .e., ' ,.. ' Co'o.f `,".:`b., r q'': r,i3Ole,,,',f-,,Ar. ' by ORS 193.010 and 193.020, published at Tigard, in the aforesaid county and ..iit'13:' , .., , 4•,,ii,'..67,1'.,..r,iisott:i, es i,;,:, i i,iiiiii00. ft%,),, 14/ ,1?.' .a-..,,,,r-sc''i....?Ile t, ilvi"ky . .: state; that the legal notice, a printed copy of which is hereto annexed, was il Of",:gi$4,tteyo:•0a,,,, 014itt.P ,,,49! .,,..7,' r • ' ..• ., A'•,.-1-'....b7 IL ;II'. 600,'.1, 9, U40' 5,.1 ,S, ' .,0 01") ,,. ti„,,,t . ,. ,,, ,, I, 1 3g,D.i, ak, ■ ,.. , ,, .. . published in the entire issue of said newspaper for 1 .„ . successive and 'Wash 1‘. ,. % ".til,,,,,,, ...,... ... . • 8,,,,94,1,,,i, 0,,,„,47).,,,,,. Q, It a'29 t,,,' 1 ' ':,a''.eiiiinti,-,,,fikiff lit'l ,':"")Si:1.1e,' - ' '. consecutive weeks in the follOwing issues ,, c,:,,:,n:Ittp, s ,./il., .I,,V,AnOteii Hii,iti, ,...: . ' 4 . December 21, 1977 I.vitaixlYtki4Ke 1,, ,‘..:27trio..cfjaTici, 6,., , , ofixt-tfrisr,p4s1. .,.,', . ,,,.ar„q ts., .. , — — .a ' -- '''' . '-' ' . ' 4 ' iii,,iik 01'. 1 04 ,.1;1 t:Ip");),‘,,---” 0'1,11,!.. '',.:iodgtPx,i,16.','f,,,, . . ),,.„.., ,,,,..1%. ;','. , ,, , , . tiOn'0 ' . ' A ,..,4„,, • , tito 0$ )7,:, .. . (W6 dvti)'-''Taf; -' 11: ,"Pb.4.41.1 ', 7,`” ,,,,,,,It.r.14;ot,,i;„ _ , p '' , P. e r ' , „:.. e, '. • ,§duicribesot atulf sworn to before me this ,, , 22nd ,.„,„„„„, day of „, ',.'f,IP0_, '2 -11'by,:v -'*--d -o#6''-iii' iatil:L8i' . . . .., 410,,t('f'i tr,r'fr j4y. .4'.'rtitiogt,Y,1 ,L Pn dO)" , or ,.2r . . ,,,,,,, '''',1,`alit tiredAtt,V0 ,ln. 11.10 'a Cotioht#CPSert f9r gelOSi , • , 0 0 Commercial i, 1., '' Q.x I,0) .‘i. R; '. .0.,h , ' ' ''• . A - # 1Vi'Iteiiii-l(WL,.sli ' , .ttra rj. ' , • ",;:t„tp 1,-'"4! Ei Lt 0: .,s, Notary Public of Oregon Co.Tax Map 20/J 2BD,T44 , ::20 ,, ., - , .. ',-, .1..; 53 coNDIP.p( NAL 5. CU ,,,,,„ci..I_A4 ,,,,,..,. .,,.., ,,, ...../.7. .,, tQl111TUSBi011 ex ipes cl..."‘ 19aci.— ilEiriteelti y)-14 , . ) , cbdk and a A/4.' iiirs,11,,t;‘)6t1914,4t,'d.,:tt°11.,iii:oeadee,,offle' i:.1',......__I . . , , , semr..1.01.1.10MIMI(1101111.111111• ...aldiammolasphoor.00mmlioromeer..Mmor■Motidatios■•••••104.. 4, .,t.3, "General, Commercial ,.,tni,„,6 ht,,,..,1 , • .. 6 1.1662$'itYsiti061tio:1454,( sh?tch". , mito,ls)7'86CD,1'417.4;1,4ot:11100)4,,' ,%, - . OA '0 ' Coast.Dti(:) .,14,tiri,og,, t$14/::: / (Walk r Co.) ,, _.„ •. • 1 A request,..bit Walker COliSte,',Aomkal,!:i. 'COO tibilitl Use t!ottriit,fori,teft duplex A',"•,, 'onitt.iii ti,'It").0;"Single VtimitYl.t,ei,titifi‘... , tial doe"for a 3.28 acre paie:01'1t5it1.4ipid )f 4* dtltt Ave., 300.,Pgt lott‘ c,r S. i Parkst.('sash.co,Tat Mips, •,2 i Tax-Lots , ,. - , ,,,,,,,,,5., 5,L!SO, 3)111:Slegs V 1241 Wal)ef C,,- fl•St,,CO.) r4PQ a s ,,,„ ;.' ',,; , ,•, .1v 1 , t request by Walker co,toiitstit6tilottyde4it,,, ompatiy for a Variance , . , 1 401,4-f):,1 • ''a ti2d8ti racre ds tt:th e iiibiiaiii8g1,0,itio?;u„dje,for‘1., it\.43' parcel in '-' 'I.3tib' , ''\ f' niii.WttedidOeiti.41Zono' „at Grant (waoh,co, irttx16.0 2g1o. P,. ,Tait Lot 800). , o'' , 0,,mItcgtLANgoos,,,„ „:', ti ittotsic0t4v0itmINO "tis ti(, .).- iil, 1 77(tail..1i V1,8) 141,0 5 ' A rd ‘Iilfit by Lit. PaVi'd tki,,d1POft0,,„11 .,,,t1„: I„ , , (:11, , .,,,t,fti ,, ,i it .3 4.4.1fnu. ri o dig u#,„1 1,a)4, i . 'ttillYlus'thi6'rEilrzotipb, at- 7415 4v1i,/'1 tio '11!.4, ttoad•cs1I40110.CO,Talt,M00,2.4.1,12'41f Lebt, 00), , i.„ , .. All Ipersons iiti.V.Iii:g'•4,4„..t fei..tt: In,the , • ' hOtitlit-giltititetial frO iii9„ 4 to:,400,93.,. and snbrnit oral btrta ,o'rit,t400klit,1 415. 1 1 i . ' t$.tPbrOltmlitt6#0.001e,, ., ;#cf:il., of thWinedti gl' - 44;;;Q, , 1. tkt,3471 ,.-#Putiligi ibd4, ltt,4,0441 ' , li • , ZONE CHANGE - CONDITIONAL ( "E - VARIANCE - TEMPORARY e:r1SE - NON-CONFORMING •, • ' USE REQUESTS , APPLICATION e # Fee Rec 'd. ICDPIS '" '..k‘ . . Receipt # foc„ Cp Tigard Planning CommAssion 639-4 .7i 1 24 20 S.W. Main St.., Tigard, Oregon 97223 . Date Rec'd (car0,0 (-1-1 BY B.G. _- ' PLEASE PRINT IN INK OR TYPE Action Requested .,_Ettizi._Gene.r_a , Applicant ' s Name _ _ Led_mtuar __ Phone 777-4 afa___ Applicant ' s Address 7,,941 S . E. Johugn Creek ( (clty) (stateJ t4.113) Owner ' s Name SnerleY Nestlen Phone__ • • Owner' s Address 10975 S Gaarde, Tigard, Oregon 97223 '---(street) (city) ( state) (zap) Applicant is : Owner_ Contract Purchased_x___ Developer__ Agent ether Ai\ i I 4 Owner Recognition of application • • • 6.- 6 • \ • signature of owner(s) Person re8ponsi hie. for app] cat i on_ The y:ap 1' a • • • (street) ( at ) state) (zip) PROPERTY INVOLVED Tax Map #251 10A Tax Lot(s) 700 - 800 loco 2S1 3DD 801 , 9001100, 1400, 1500 Address S. W. Gaarde Street Area i214 (acres) „ 4.,•4444.4444 444444.444.44,441 4,4 4 *44 444.4444440.4 44.4,444 4■144 .4.4444,4444 . 444. A'xisting Buildings # and 4 4 Current Zoning _ $71kA-22C73 _ Current Use_Reudehtlal App3icant ' s Appi leant 8 Proposed Zoning_ Pob, Propo8ed t1eMu1tiarniiyConimerdaJ_. • ) acres) SUBM I SS ION Title Report "Fasano" Requiroments .646646 RtQUIRtMENTS: Legal Description Vicinity Map Tnx May X Siie Develophient Plan v' •SitO Plan , .• , , . • -4..."'"..."..............".1......21111.1."1.111.11.111.11111.151111111111.17 . , . , ,.•'. .... , ONE CHANGE - CONDITIONAL US" - VARIANCE - TEMPORARY USF - NON-CONFORMING . ,,. • (. .,,. USE REQUESTS -,... . kPPLICATION File # — 7 C, a7-—cl _ \ Fee Rec'd. ' ..' .. : ,.... riga.rd Planning Commission 639-4171 Receipt # 1564 I ., .• •• •' ., L2420 S.W. ,Main St , Tigard, Oregoi) 97223 Date Rec 'd. 16.(aQr-irl By 3 •, , . . ...... . _ ___ __ __ ..._ PLEASE PRINT IN INK OR TYPE , Action Requested n. r4 1 I f i 4.4-1.-"Xlellatal",Pla-11 .-.---a -*--- '' "---"""'" .."------77-"-'--. .:',. Appi i cant ' s Name Te LAI 1 1 a r Phone 777-18.6i . .. . ; Applicant ' s Address 7941 S . E. JohnsonCrarlk : 4 m . . . nn _i_447_242.4___ , (street ci ) tate)' rz1p) r . TO ),-,'S) 1 8 DD c.) . ' • . Owner ' s Name 4L.D0 /coeSS / Phone 2.-5-'14-/Q7 ' 1 - •:"' " Owner ' s Address 5 7O/ Ai, f 4 (1-2- k--".1..S45 'Po ie-rt_ po-A ae __t-t_ ._cL;, (street) ' (city) ( state) (zip) Applicant is Owner Contract Purchased Developer Agent __ Other_ 0' n r, Owner Recognition of application : ---'—...., ...rzcQ-...,. , ,._____aa._. ,..z_.__o___,_ , , . / Signature of owner( s) Person responsible for application,_The Van Lom/Kraxbetiget- Partnershia ' • 445S S._„_W.,..*Schia.1-1...s.---FLE1-11.1?-y_Roarl, jortillid at_e_i 0 13 ._-_912?-5 (street) (city) (state) ( zip) 7 PROPERTY INVOLVED: Tax Map #2S1 10A Tax Lot(s) 700 - 800 ipoo , 2S1 3DD 801 , 9000461, 100, 1406, 1500 JP Address S, W. Gaade Steet Area 12,14 : ( ocres) . . - Existing Buildings (4 and type)._ 3-4- Residential ..... _ , , I ----_ -------- ......_.....,.. ..., .....____„. ' • ') Current zoning $710, /-2, C-3 Current Uses_ Residential App I icant t s A pp I i c an t ' 8 Proposed Zoni ng P,D. ._, Proposed Use Mulamily Cotrimerci al -C-357 (a:56icres) - ' ) , , SUBM 1 '881 ON Title Report ..■,■,,,.+41 I.1........."Pasanon Requirements RE,Q1jIRE1MENTS: Legal Description Vicinity Map ........_...,, Tax Map ---x Site Development Plan , , tlh' , .4,0*,.........a■...... X Site Plan 2 . . , —,... .4 . , . s ' ,,, , , ,, ONE CHANGE - CONDITIONAL Ur _ VARIANCE _ TEMPORARY USE - NON-CONFORMING .. ;' USE REQUESTS .., • - PPLICATION File # -Z-1-1 ;7 ' 7.1 Fee Rec 'd. 1 t,8 a, )1 . 'igard Planning Commission 639-4171 ReceiTt #_ q 2420 S .W. Main St . , Tigard, Oregon 97223 Date Rec'd. icta01 11 .: '' BY fS-CA . ........ i . PLEASE PRINT IN INK OR TYPE .Action Requested Ftaa_l _Gebera1,P1 Applicant 's Name__ Ted ' . . _ Phone 777-48_6.1— • .. . Applicant ' s Address 7941 S. E. Johnson &te- : • ' .. . . ,... i --- et - • 1e . t 2 , i. 47a76ei ci. ) ate D) 7 , ,,,a 2. s/ 5 0 b A , OWner t s Name ...........R, R, mes ti Akta-g ELS/ hi :-s, Phone P 176ke 0 R Owner ' s Address /2-(50 *.f,CO_13:1/2.-_ ,I-iiiii, ,D,- _Di , _ ?.72-2--.. .. ( street) . city)' (§tate) (zip) r ' ' Applicant is Owner Contract Purchasedx Developer 1 . Other, . ' Owner Recognition of applic4tion : 1-.52c9 1 , r, - A00°' . ., s• X., .0,,,,40e Aff/tiatri i' ,I '. „ ---—,----- ' . ," i 1 gn at '''-e-of owner(I) — ,.•• •4P,, , Person responsible for application.r_TheVan Lom/Kraxber'geim Parthershtp____ ,.• . 44 aa_s_w_sch.01..a.s_p_447.1,4__Ria_a_d_9____Pon_ r. t'l . d S 4 • 9,7225 (street) city) state) (zap) / ; ------,....-------- ........._:,,.......___,__ e t-_......,...-....-...... PROPERTY INVOLVED Tax Map #251 WA Tax Lot(s) 700 - 800_ 1cl 00 _ A 231 3DD 801 , 900 31 A 1100-3 T400,-1500 Address S. W., Gaarde StY'eet Area 12.14 0"" (Hcres) Existing Buildings (# and type).__ 3+ ResidentiAl ____ __ ' • Curreht toning_ $-10, A-2, ,.C-3 , Current idehtia1 Appl icant ' s App3icant 's ' ProPoSed Zoning_ P.De .. _ ..,..., _ Pro.posed tse_ MUlti-ramilY_Corrjrnersiaj__ 1 'd ------7----------t--------_, _____,— , '''' St18).118S1ON Title RepOrt ....■.."Pasanon Pequirements .......... ritOti I 14 tMEI\ITS : Legal Description Vicinity Map ........,....... Tax Map X Site Development Plan X site P3 an ....a..1.,"*... • ,' LONE CHANGE - CONDITIONAL UST - VARIANCE TEMPORARY US'F - NON-CONFORMING USE REQUESTS 1-1 kPPLICATION File # Fee Reel d. 1E304 I ' ri gard Planning Commission 639-4 Receipt 171 • 12420 S.W. ,'Ma,in St . , Tigard, Oregorl 97223. Date Rec'd. '10 111 357 .Cs\ • PLEASE PRINT IN INK OR TYPE Action Requested General „maxi Applicant ' s Name TejJ1 Phone_j77_48.61 • ' Applica.nt ' s Address 7941 S . E . Johnson • Owner s Name / POT CQ Phone Owner ' s Address /1_,A / -0 id, - re!..T'L.4-11 oe ( street ) (city)' (state) (zip) • Applicant is Owner_ Contract Purchased_x Developer Agent Other . 0) Owner Recognition of application : • Signature of owner( s) Person responsible l'Cir app 1 cation The Van Lom/Kraxberger Partners ____ ji_sc h.034s_g_e_pry oregon 97.2Z5 (street) (city) (state) (zip) • 'I . PROPERTY INVOLVED Tax Ma #2S1, 10A Tax Lot(s,,t 700,- 800 it)oo • P 2S1 300 801 , 9001100, 1400, 1500 Address S. W. Gaarde Street Area 12.14 (Hcres) 40 Existing Buildings (# and type)._ 3+ Residential • Current zoning S-10, -2i G-3 Current Use kesidentlal , Applicant ' s Applicant ' s Propo8ed Zoning PD „ PleoPosed 'Use ti-Fatrrily_ Commerci,41 (In acres) SUM].SS1ON Title Report "Fasano” flequirements REQUI REMENTS Legal Description Vicinity Map Tax Map X Site Development Plan X Site Plan . .. . . . . . .. . .. ., . . .,. . . .. , ... . . . • , . . , , . . .. . .. . . . .. , .. . . , . ... , . . , • . - - - - , . . . . 1 • 1.' . , . , ,•• 41. '' "' " ,, 1 • ',,?., . . . . ., . 1 . . . • .. '',. - , • . CITY OF TIGARD ., ... . • ' ' '.' q , . • . . . . .. . 1 . .. . . ., . . • • ii,, • . . , .„ . 1... .,. ... ., DateX.V.2-.edihz Amount _ I • — ' ,14/dollar,s AL. ,11--1.,, te,14,../..2-et›-t. '-' '''' ....44-6- ___ . . k, , . Name Cc e 4.•..k .. Cash . . Mo 041 . .. Address 2.)41, /,s.-1e.--),...,,A.1„.„2.),,,,t, , , /Check i.,. . . 6P$ ,,,•-1.,1 „- , e„, • II)' ' "7, Z Bldg. - 0 St,Oph§, , 0 Bus,Lic, - E.I r'''"' El ' , • Pl6g, - 1..._ Pubetns, - 0 Bike Lk, - •.. . , . . • , Eta - El Copies - 0 Sew,SetY, . L....1 Sevier , 0 'Filing - 0 Pine&P. - 0 • . • „. • Assmt. - El Other - Ei Zoning . , , . . Po e-- ' d 7- ,,„7 7-').-:' C . , . . . • . . . roemit,,. ,. li- .11. .. , . ., .* CITY OF TIGARD ; r.' ...'■ . ,By:,e/e„__:_ ,_L_)-Le.,,e,,,,t...,e,c.., . :( '''''. 1 82 61- WHITGHtO POINTING th StATIONefee . '• • 1 , •'''...r.,''''• , . 1 . , • . . 1 . • , ' 'S ' . , ,s.1 '. 1. 7 OAK HILL INVESTMENT C0 • ,RELIVE December 15, 1977 DEC 2 0 1977 CITY OF TIGARD Mr, John Laws Associate Planner L' City of Tigard P. 0. Box 23397 Tigard, Oregon 97223 Dear John! b; Enclosed is the revised draft of our homeowners agreement. Please discard the one I send you on December 13th, The revisions filled e in the black out" areas, but the additionalhitems you and I discussed today have not been entered. I would prefer to wait to do that until our comments are More refined. •d. 0' have also included our check for $675 :00 to cover the necessary appiicatiob, fees , Very truly Y yours, oAK HILL INVESTMENT CO, Ro L, Ste,sEr • Manager Properties Division • RLSbh/14 Enclosures cZ Joe Vartlom 0.° p941 JOHN3QN CR8EK bLVb. pollMAN b,'OF1EGON 07299 $03/777.4991 ..:, -r a :,w.,.....ro.a:,. ,,,- .... u• ��. „ ,' ..... x, sa,ar�a✓cris.s,r:frtt..•,:z:w ..,.ae•a.u..•.w,w.w.;.S' ...... .. ...... ,. .. . , ,, ti'' ......,..........( ( E , „ THE r „ (; VAN LOM f IX., KRAXBERGER k : '``" . PARTNERSHIP �, , �,.: 3 L. d. 4ifr 1a• , • Ft�� ARCHITECTS `z�,'; PLANNERS A.I.A. ., . ' z, !Raleigh Hills Professional Bldg. December 14, 1977 4455 S.W.Scholls Ferry Hoed \, Portland,Oregon 97225 ) (503) 292-8895 City of Tigard Building Department 12420 S. W. Main Tigard, Oregon 97223 Re. Zone hr 7 G ar den Park Place Amended Report of November 7 , 1.977 • Mr. Ted Millar, applicant for the proposed duplex subdivision, has agreed that he will maintain the 13 , 500 sq . ft. park in I, private ownership. This park along with the streets hetwetan lots ot;s 5 & 10, 11 & 16, and 18 thru 24 will be private. Respon- . + s i bi l i t.y for ownership and maintenance will rest*,, with the home- owners of this subdivision and not with the City of Tigard. Note that in Area " D" this proposal does not completely� ' y comply with item #8 which states that the site plan be common wall housing on separate lots to encourage single-family ownership" , Lots 36 and 37 , because of their configuration, cannot be divided into two portions . Lot 37 is cone shaped and division into parts on this lot render it Lot 3 ., would render � t unbu� l dabl e. ��u is a 87 wide by 116 deep lot, a 201 setback along the west line i , lot also make lot 35 impractical cal n toadivide. A l l narrowness lotherolots i nl Area "D"' comply with �lr,p `,t this requirement, s k} Lot #4 has been provided a 20' wide access to the proposed sub division street. Lot. #4 supports �ah existing g house. which may be left on this lot. r ,) All other conditions outlined in the November 23rd, City of J Tigard letter to Mr, Millar will be complied with according to Mr, Millar. Your.. very truly, I,)' ' R P RTN RSH1P M .A. , THE VAN LOM/KRAX4 E RG�: .... -.)/i'ds.s ep h , Van Lom, A. I ,A, Archi te"ut JVL 1v1 • i _...,_,,„$.. ..:".. Ile a kerri+ G, f fdwtsnreaznxtn I,tilr{�tq^� 1 l rl,• • r, \ EXHIBIT B THE Y , VANLOM KRAXBERGER '" t . • PARTNERSHIP ARCHITECTS PLANNERS December 29 , 1977 Raleigh Hills Professional Bldg. 4455 S,W,Scholls Ferry Road • Portland,Oregon 97225 (503) 292-8895 Mr. John Laws City of Tigard 12420 S. W. Main • Tigard, Oregon 97223 ', Re : Garden Park Place, Duplex P . D. ( Zone Change 27---77) Amended Report of November 7, 1977 Please note that the data submitted for the final submittal on the duplex P. D. for Ted Millar did not make reference to the right-of-way width of the access street for lots 18 through 31 in area " D° of your proposal . The right-of-way width of this street will be 30 ' which is identical to the streets in Sections "B" and "C" . Zoning Code Section 1'0 . 64. 020 makes reference to the minimum residential street width for six lots and above as being 50 ' This deviation is intended to provide a more residential appear- ance to the entire duplex development. The fire and life safet y departments have reviewed this proposal , which is similar in de artm fee1oteps those for serv� cin other is e y, and appearing parts of the country, q servicing , felt that the traffic generated by the units in this location can be easily serviced by the 30 ' street right-of-way. One of the intents of the P . D. District is to "achieve econo- k ,.... mi cs in 1 and development and street systems " . . .uthi ch this •..�,� planning concept i s attempting to address itself to . The reduced width of the street should have no adverse effect on the neighborhood. The main access into the duplex complex is by a 34 ' wide paved collector street within a 50' -0" right-of-way. This street is intended to have curbs but not sidewalks . The area ordinarily used for sidewalks will be planted. root traffic as well as • bicycle traffic Will be handled on the 6 ' „ paved pathway included along one side of the street. This pathway will meander within bermed and planted areas along the 1W -0" pathway right:: / of-way. 1" jl ' n.++.rw. .ywvsycr.o-an..,.Y'I'wwr2a•sx .. p:,ra t+I.i+wnr.Ma.y ...„ ^"t`t'r9�fih'NFx .. „ •„ �..,.... •. . � .s ,,. ..... ,c*... ,.,.....;. .., .....v\.,.«.,.,:i u..W.w ...,.o•..,.w._.ca=., -:rfStlahcta3u.iu ^sn��,R � t..z.:+:sw.ik.,..E. • r � '. Mr. John Laws City of Tigard December. 29 , 1977 Page 2 • Note also that setback along the perimeter of this development and along the interior collector street is to be 20' -0" throughout. Setbacks on individual lots , however, will be 10 ' 0" between property l i n e s except as noted above and I n area "0" Where ' zero lot lines are intended between pairs of lots to . provide for the possibility of individual ownership of each unit within a duplex. �'.. • Yours very truly, • THE AN LOM/K,RAXBERGE PARTNERSHIP A. I . A. Jo eph M. Van Lom, . I . A. Arc ect • JVL l Vl '� r , .A ti w OAK C INVESTMENT CO, • December 13, 1977 • • Mr. John Laws Associate Planner City of Tigard P. 0. Box 23397 Tigard, Oregon 97223 Dear John: enclosed our preliminary,draft of the homeowners 7 have e nt for the duplex subdivision at Gaarde and 110th. agreement You will notice that we have removed some of the wording already. Our attorney, John Kneeland, should complete the necessary additions by the 15th. I will submit those to you immediately upon receiving them. Z felt it was better to send the draft document as it represents roughly 95% of the agreement Please let me know of you have any questions . Very truly yours; • OAX HxAL INVESTMENT CO • Ro 'l. Stave.r • Manager Properties Division ELS tbh Enclosure • • 1941 S. ,JOHN1GN GI:1tEK BLVb, pcAI-LAND,c1HEGdN 07200 503//i/.41031 • • PLEASE KE( THIS COPY FOR YOUR RECORDND RETURN SIGNED ORIGINAL. :FIGARq CITY OF TIGA's; D a • P.O. Box 23397 12420 S.VV. Main Tigard,Oregon 97223 November 23, 1977 ,e)x, 1/,'‘1,4, 4-1 114" /0 • Ted Millar 7941 S.E. Johnson Creek Boulevard Portland, Oregon 97206 Re: Zone Change 27-77 Dear mr. Millar: Please be advised that on November 15, 1977 your request for a pre liminary plan and program review of a two phase residential/commer- cial planned development at S.W. Gaarde and Pacific Highway was ap- proved subject to the following conditions: • . 1. That the 13,500 square foot "public park" be retained in private ownership and maintenance responsibility be pre- scribed to the Homeowners Association, 2. Prior to the development of any part of Phase 11, a devel- , opment plan and a traffic analysis shall be submitted to the City. 3. The properties in Phase II Shall be provided access by a • private frontage road. 4. That the streets. between Lots 5 through 10, 11 through 16, and 18 through 24 be private driveways and a deed covenant be attached to the lots gaining access from these private . drives assignng maintenance responsibility. ' 5. That the "off-street" parking arrangement as shown between • Lots 5 through 8 als0 be provided for Lots 11 through 16 and 18 through 24 . 6. That access be restricted from S.W„ Gaarde Street and a Means of providing access to Lot 4 be shown on the general • plan and program. 7. That doduments establishing how the duplex units are to be maintained be submitted with general plan and prograM. • • • . . 1 ... ''. ''' 4 k o. '1hat. Unit tii a$ show0 on tho applicant' s site. plan, be oolti.* . _ AL . mon wall houSing oh 4epaato lots tO Oncourage- single. family , . ,,,,' Note: 1110 folIowitg. acknowledgment must. bo rOcoived by tho City of ' ....,, ',.':. Tigard within fOurteoh i(14) 44YO of your receipt of thiS let- ,.•,. . ,, ,, ter. railUto to return, this acknowledgment may result ih ea- . , .— , I: hereby acknowledge thiO letter aocumenting the action •of the, Tiq4r4 '' ' i'.':..„ agree to the deoidiola bete dootolletted• arid, to abido• by' any terms atla/ . ,., . \ .. ,, IIP• . smancomemmumminmanoimalmmommiLIIMINIMmungullIMINEmmirilleilinriallit ZONE. CHANGE - ..:ONDITIONAL VARIANCE - TEMPORARY t - NON-CONFORMING USE REQUESTS APPLICATION F .1e 7.7.4 Z7i ZC'Fee Rec id. , • Tigard Planning Commission 69 Receipt # Da Rec 'd,7_11_:=4, 2,4J2 12420 S .W. Main St. , Tigard, Oregon 97223 te By ( of easo- PLEASE PRINT IN IN,K OR TYPE 4'; Action Requested -Cretri+44.efra-1-44644. - Planned Development ? 411414A :• Applicant ' s NarneTedMillar Pbone_ Applicant ' s Address 7941 Se E. Johnson Creek E3oul,evarci, ,,, ,Portiand Oregon 93206 (sret 'Cpityj (state) (zip) /et)o Owner ts Phone/37---__LCE5- Owner ' s Address/69 775- 7-4 r (street) i(city) (state) (zip) to- _t d p9'-rn ,e4.4s,/, :5'61/ V c, /7 2.-1,2 fert„P". 4e/ dig ' Applicant is : Owner Contract Purchased X Devel,oPer Agent. Other Owner Recognition of apply cation t . sittature o owner(s) Person resPonsible for _ 4455 S. W. Scholls Ferty Road a • -118 (oity (stte ( z1p) " s 1500 Easte';:5-3-6.6"----".*---- PROPERTY' INVOLVED: Tax ik14p # 251 3DD Ta4t Lot Address between )10th & Pacific_HttylNor,th of Gaarde Set Area 3,56 acres _ (acres) Existing Buildings (# and tYPe) QElehoy§e barns, uttlitings Current zoning R-10 Current Usti ,Appl icant is APp1icant 's Proposed Zoning R.-.10C9nclitioiat Use Propod )4 SUBMISSION Title Report "Pasano" Re(luirements REQUIREMENTS: LOgal DO,sicriPtiOn _VjainitY Map TaX Map Site Development Plan 4. Site Plan • . 1..,w H.:.' 11.,,=..3C.i`J tK"S }A+1ti:::i.'i.V3wi tii nww..i�ow..w� �N�xww>.nr.. r•.w.uv,w�NwWN.•YrgN arr dax.:w 4aw..♦ ...r.W rn:w+kitvP. • i.W• AA.{..L.,11...I,a..i. a r.._.„ .+.W a....,,,.,.:. pr.W..%iwirS.{WY.W. [w..M:.WA.iafh4>l 4.4•40 N►..+4/..M'._ . ._. •A o (INLiI• t1:JG:U,61A.iI�,i�*1JC71K.: A''IG•a 4. 4 AFFIDAVIT Oi- 'PUBLICATION IGARD P NIN COMMISSION . . Novetnber35, 1977'7.7:39' :. .I ,,. . i, STATE OF OREGON, Fowler J'union.High:School::.+,---'T ure,, ,,'ipYp Tp 1� orn y�( 111'.'` ,e.i: ” iy/', 5.71 ♦. F\OVf[7,1:h rl^•1Yi LY,� Hy. Il !1 •MNy.A • COUNTY OF WASHINGTON; 10865•4,'SY` ,, iaLnut' Street'--;"f Tit,tgd Oregon�, r '. 5. 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AGENDA . TIGARD PLANNING COMMISSION November 15, 1977 - 730 p m, . , Fowler Junior High School 4 Lecture ROOM 10865 S W Walnut Street . Tigard, Oregon "fr '... ." . .. , ' . 1 Call to Order: 2 Roll Call: . ■ 3 Approval of Minutes. , .\.' 4 Communications; , -..., . . 5 Public Hearings: . .. . . . A. Staff Report . . . . ti B, Applicant's Presentation C. Public Testimony; a, Proponent's • b Opponent's . . . c. Cross-examination . ', . D Staff Recommendation . ' . a. Staff ,. b. Cross-examination E. Commission Discussion and Action . , ,.. 5 1 Zone Change ZC 30-77 (Waymire) NPO 5 . - .. . .••••- ',,,,, A request by Kenneth Waymire, Waverly Construction, for a general plan and pro- (1 , ' gram review of a residential planned development in a R-7 zone on a 9.85 acre parcel at 8065 S W. Bonita Road (Wash Co. Tax Map 281 12B, Tax tot 500) Zone Change ZC 27-77 (Stoneridge) NPO 3 • , • ' •Ji,.. request by Stoneridge Development Company for a preliminary plan and program . , review of a two phase residential/commercial planned development of an 8.8 acre parcel (Wash. Co, Tax Map 281 10A, Tax Lots 700, 800 and Wash, Co. Tax Map 281 3DD, Tx Lots 501, 900) 1100, 1400, 1500) and a zone map amendment . from R010, "Single Family Residential" to CP "Commercial Professional" on parcels totalling 3 56 acres (Wash, Co, Tax Map 281 3DD, Tax Lot 900 and the eastern portion of Tax Lot 1500) 5.3 Conditional Use CU 37-77 (Farr) NPO 6 . . A request by nave parr for a coaditiono,1 use permit for 12 duplexes in a R,7, , . . . Single Family Residential, zone at Stratford Subdivision (Wash, Co, Tax. Map 281 11D, Tax Lot 1400) al ,, • • • I • it ±y* • • .;. , AGENDA • TIGARD PLANNING COMMISSION November 15, 1977 Page 2 5.4 Conditional Use CU 88»77 (MTI) NP0 1 • A request by Theodore Runt (MTI, Inc.) for, a conditional use permit to opet. &t • an electronics assembly company in a M-4, "Light Manufacturing", zone on a 5.51 acre paxcel, at 8900 S.W. Burnham Road (Wash, Co. Tax Map 2S1 2AD, Tax Lot 2200) • 5.5 Conditional Use GU 81-77 (Tigard Nigh School) (Tabled from November i Plan-- n .ng Com ni s s ion Meeting) NPO t A request by School District No, 23J for a conditional use permit for addi- " e- , Single Family Residential" zone at 9000 S,W. banal classroom it a R 3O Sin le Fam3. S.W. a burham Road (Wash}. Co. Tax Map 251 14A, Tax Lots 100, 101, 2000 1102, O 6. Other Business: • N 7 , Adjournment. • • • • 4, l x..x.11.}'rx...,r .:'...: i'r:. •..:1 ,i .:.. ., . .. .. t :. ., i :... , .. ,.... ` •WP'Yacs-y{rysur... a.. ,lTf->.r}w.•t.Y-... M1.+•.r r».Y+4.x.. 4: :. Y.« ..... ..a, .4. ,4, a.. stsha+a=t,�Ak E'T.f+tYd.w.:RiE 1v't".9.w'•My K..r�"'L.:'.=::"�"• yy"af`WY o • • • MINUTES TIGARD PLANNING COMMISSION November 15, 1977 - 7:30 p.m. Fowler Junior High School - Lecture Room 10865 S .W. Walnut Street - Tigard' Oregon 1. Call to order: 2. Roll Call: Present: Sakata, Goldbach, Corliss, Wood, Moore, Tepedino, Popp, Brian . • Absent: Wood (Note: Wood arrived at the beginning of Item 5.2) Staff: LawS0 Edwards 3. Approval of Minutes: The minutes of November 1, 1977 were approved as presented. 4. Communications: None 5. Public Hearings: 5. 1 Zone Change ZC 30-77 (Waymire) The applicant was not present. Moore moved and Sakata seconded to defer the items to the end of the meeting. The motion was approved by unanimous voice vote . 5.2 one Chang= C 27-77 (Stoneridge) ( A request by Stoneridge Development Company for a preliminary • • plan and program review of a two phase residential/commercial planned deVelopment of an 8.8 acre parcel (Wash. Co. Tax map 251 10A, Tax Lots 700, 800 and Wash . Co. Tak Map 2S1 3Db, Tax Lots 801, 900, 1100, 14000 1500) and a zone map amendment from R-10, "Single Family Residential", to CP, "Commercial Professional", on parcels totallinq 3.56 acres (Wash. Co. Ta)c Map 281 3Db, Tax Lot 900 and the eern portion of 'Pax Lot 1500) A. Staff Report: Read by taws ■ • MINUTES TIGARD PLANNING COMMISSION November 15, 1977 Page 2 B. Applicants Presentation: Joe Van Lora, project architect: . o Explained why the original planned development had been dropped and the intent of the new submission o Stated that duplexes were a less intensive use and • would generate significantly less traffic than C-P use o Outlined the planned development concept, Phase I and II. C. Public Testimony: In favor: Dick Kluempke, NPO III chairman, presented the NPO find- ings: o That a professional traffic study should be d9ne on the additional traffic load at the intersection of • Gaarde and Pacific and McDonald and Pacific and de- termine development should coincide with a traffic light at either of these corners • o That the main road had only one exist and entrance • therefore functioning as a cul-de-sac over the 400 foot maximum as stated in NPO III o That a report from the fire marshall oh access be required , • 1 o Covenahts for a homeowner association be attached to the approval o That the pedestrian path system parallel with the streets s o That narrower streets be installed but with a turn- around area doubling for Overflow traffic and possi- ble recreation facilitie8. • • I ' MINUTES TIGARD PLANNING COMMISSION NoVember 15, 1977 Page 3 Bibianne Scheckla, NPO III member, stated that the home- , owners' association proposed by the NPO should be as protective as possible for the surrounding homes. Roger Stayer (Stoneridge Development Company) stated that one-story units would be placed as a buffer to the single family units and that the developer intended to develop a restrictive homeowners's association. • In opposition: Mel Johnson stated that residents of S.W. Fairhaven Way and Gaarde Street should be protected from the develop- ment, expressed concern over the lack of enforcement for a homeowners ' association, and requested a buffer of single family homes between duplexes and existing homes. • • D. Staff Recommendation: o Staff addressed NPO III concerns: 1. The fire marshall had reviewed the plans And was satisfied with the circulation 2. The pedestrian paths in question served as side . walks to the front of the units. Staff recommends approval of the preliminary plan and • program with the following conditions: 1. That the 13,500 square foot "public park" be re- , tained in private ownership and maintenance respon- sibility be prescribed to the HomeOwners tion. 2. Prior to the development of any part of Phase XI, a development plan and a traffic analysis shall be submitted to the city. 8. The properties in Phase T1 shall be provided access by a private frontage road. 4. That the streets between Lots 5 through 10, 11 through 16, and 18 through 24 be private driveways and a deed covenant be attached to the lots gaining access from these private drives assigning mainten- ande responsibility. (1 , MINUTES TIGARD PLANNING COMMISSION, November 15, 1977 Page 4 5. That the "off-street" parking arrangement as shown between Lots 5 through 8 also be provided for Lots 11 through 16 and 18 through 24. 6. That access be restricted from S.W. Gaarde Street and a means of providing access to Lot 4 be shown on the general plan and program. 7. That documents establishing how the duplex units are to be maintained be submitted with general plan and program. ite o Van Lom agreed to explore: the bicycle path concept, the possibility of recreational facilities at the end of turn-arounds, and the placement of onestory units next to single family and a buffer of a six foot fence with landscaping. • E. Commission Discussion: 0 •4 , , o Van Lom stated that the homeowners' association would include parking of recreational vehicles, TV anten- , nas, maintenance of yardsr etc. o Sakata, Goldbach, and 2epedino expressed concern • over duplexes abutting the existing single family homes and starting a trend on 110th. o Staff outlined housing policies and planned develop- . • ment concept to support the reduction of duplex lot o Wood suggested permitting duplexes next to single family but on 10/000 square foot lots and acquiring a strong hOmeownersi association, the enfOrcement to be reviewed by the City attorney. Wood also objected to citing Baker vs. Milwaukie in Staff Conclusionary Finding 1. o POpp summarized the content of the discussion arid pointed out the need for additional parking. Brian moved for approval and Moore seconded based on staff findings and With Seven staff conditions. "NEM ( a MINUTES TIGARD PLANNING COMMISSION November 15, 1977 Page 5 o Wood asked that the motion be amended to include: 1. That Conclusionary Finding I be cut to exclude the referenct to Baker vs. Milwaukie 2. That Unit D be common wall housing on separate lots to encourage single family ownership. Brian moved and Moore Seconded to acept Wood's two * amendments to the motion. The motion was approved Six to three, with Sakata, Gold- ! bach, and Tepedino dissenting. 5.3 Conditional Use CU 37-77 (Farr) A request by Dave Farr for a conditional use permit for 12 duplexes in a R-7, Single Family Residential, zone at Strat- ford Subdivision (Wash. Co. Tax Map 2S1 liD, Tax Lot 1400) A. Staff Report: Read by Laws B. Applicant's Presentation: Jim Harris, Harris and McMonagle Associates, stated that the applicant agreed with all staff Conditions. C. Public Testimony: None D. Staff Recommendation: Staff recommends approval with the following condition: 1. Lot 50 be a duplex lot. E. Commission Discussion I o Sakata and Tepodino questioned the consistency of placing duplex units next to Single family homes in relation8hip to the last item. 0 Popp stated that duplexes were neoessary as a buffer ) 1 along Durham and between two different types of land use8 4 5 e + I J • la STAFF REPORT AGENDA 5 .2 TIGARD PLANNING COMMISSION November 15, 1977 - 7: 30 p.m. Fowler Junior High School - Lecture Room 10865 S.W. Walnut Street - Tigard, Oregon Doaket: Zone Change ZC 27-77 Request: For a preliminary plan and program review of a two-phase residential/commercial planned development of a 12.14 acre parcel and a zone map amendment from R-10, "Single Family Resi- , dential" , to CP, "Commercial Professional", zone on parcels totaling 3.56 acres Location: S.W, Gaarde and Pacific Highway (Wash. Co. Tax Map 281 3DD, Tax Lots 801, 900, 1100, 1400, 1500 and Tax Map 2S1 10A, • Tax Lots 700 and 800) • Applicant: Ted Millar (Stoneridge Development Company) I. Findings of Fact: 1. The applicant is requesting preliminary review of a resi- .. dential (duplex) -commercial planned development on a 12.14 ' acre parcel in accordance with, Section 18.56 .020 ofthe Tigard Municipal Code. 2. The site is presently zoned R-10 (Single Family Residen- tial) , A-2 (Multi-Family) , and C-3 (General Commercial) and designated Suburban Density, Multi-family density, Retail Commercial, and CoMMercial Professional on the Neighborhood Planning Organization 3 Plan. Applicable policies from the plan are as follows: Policy 7. within the suburban density area, a limited number of duptaxes may be permitted on tots that ( would serve as buffers between the singte !amity uses and adjacent muttid-fami,ty and/or ooMmorcsat uses. Poticy 8. Th e maximum overatt urban medium density oP deVatopment witt be 12 dWetting units or 29 persons per gross acre, • Poticy 15. Apartments shoutd be located to produce the teast adverse effects upon nate family areas. De- , vetopment cPita should tinciudd,f 1 (:a STAFF REPORT AGENDA 5 .2 TIGARD PLANNING COMMISSION November 15, 1977 Page 2 a. Buffering by means of landscaping, fencing, nd e g.� distance b . Compatibility of design recognizing the conflicts of mass and height between apartment buildings s and houses. Policy 18. Pacific Highway is developing as a strip corn- mercial highway. The traffic-carrying capacity of ►, this highway should have the highest priority and adjacent commercial development should be subordi- nated to this need. Policy 18. In the interest of safety and efficiency, the ,• ,• y f .� y ff ,�� number of highway access points must be kept to a % minimum. Wherever possible, businesses on Pacific Highway should be clustered and share common parking facilities and driveways. As new development occurs, the number of access points should not exceed the number necessary for property on-site traffic air- culation and, where possible, should be combined with access to adjacent businesses. Pol.-pay 20. '' Pacific g y ori- ented tou the eexistnptra 2icHandwnotsdrawdadditional existing traffic traffic from the adjacent community. Any additional convenience or neighborhood centers should be cen- trall y located to the market area they serve. • 3. Section 18.56 .010 states: u The purpose of the planned development district is to provide opportunities to create more desirable environ- ments through the application o landdeveloprnent standards under a exzble - and dzvnrsv�' .ed 9 Pp of �`� �...? comprehensive plan and program professionally prepared. he planned development district is intended to be used to encourage the applica- tion of new techniques and new technology to community de- .) ! ve l opment, which will result in superior living or deve .- o..ment arrangements with iastin values. It ig further intended to achieve economies in land development, main-. tenance s ., street systems,ms, and utility networks, while pro- ' tidinopen ilding groupings for privacy; usable, and attrac- tive . of the ces; safe circulation, and the general welt�- g of e inhabitants a:.r: ,,, Ilwy'e+p!thmt�' d4rx . . M..;�.>ia.,+»..`"..,. ;Y.Ft..y...�,. ,;d a,-aav�•rew.a'nrrlC ra'�Nfd sti..i'"::L:. :,''4s:4A _I. ..., _ LLYIC="5k,a • tt. 1, . , . . C 4 STAFF REPORT • AGENLA 5. 2 TIGARD PLANNING COMMISSION a . November 15, 1977 • Page 3 4 . "Section 18.56 .020 provides for preliminary plan and Pro- gram review by the Planning Commission and requires that such review be based upon the comprehensive plan, the standards of this title and other regulations, and the suitability of the proposed development in relation to the character of the area. " 5 . On July 19, 1977, the Tigard Planning Commission approved a preliminary plan and program review for multi-family/ commercial/commercial professional. planned development for this site with the following conditions: (1) A list of proposed uses within the designated com- mercial areas be submitted as part of the general plan and program. (2) The spine road be shown as a public street with a minimum surface pavement of 40 feet at Pacific High- . way and the alignment be per State Highway Depart- ment request. (3) The car lot be included as part of the planned devel- opment. (4) A description of the proposed ownership pattern be included With the general plan and program. (5) A traffic analysis be submitted with the general plan and program which addresses the traffic impacts resulting from this project and in particular: a. The effect upon Pacific Highway prior to signali- , zation. b. The effects upon the MdDortald Street intersec- tion when Signalized. c. The effect upon the MdDonald-Gaatde intersec- t, . tion signal SyStemi, • (6) That the applicant enlarge the amount of Professional- _ commerdiai development area to more closely conform to the NPO 3 Plan map. (7) A drainage plan be submitted for approval (to pay 4 . particular attention tO the effect on adjacent sites) . ,'Egeogimmilmmula.".16...".1".".."111111.111.11111111°..1.1111.1.11611.1111141111111112 .11131111111111a"..11.1.11111.11111.111.11.111111.117,1 0 0 STAFF REPORT AGENDA 5.2 TIGARD PLANNING COMMISSION November 15, 1977 Page 4 II. Staff Observations: 1. The site is a gently sloping, relatively open field, with the exception of several single family homes and a dilap- . idated, vacated motel which front along S .W. Pacific High- . way and Gaarde Streets. The applicant is proposing to re- move these structures with the possible exception of one home being retained. To the north and south are single ' family homes; on the west is the Tigard First Baptist Church; and to the eat and across Pacific Highway are commercial buildings. 2. The applicant is proposing a two-phase planned develop- ment. Phase I is a 35 lot duplex development to be 10- r, cated in the north and western corner of the site (Tax Map 2S1 3DD, Tax Lots 801, western half 900, 1400, 1500 and Tax Map 281 10A, Tax Lot 1000) . Single family resi- dences will abut the duplex lots along the north property line of the site A 13,500 square foot "pUblic park" is to be provided between Lots 16 and 17. Lots 1 through 17 and 29 through 35 will vary in size between 8,000 and 10,000 square feet. The applicant is justifying this de- viation on ehe basis that lots of 8,000 square feet or • more are allowed in A-2 and CP zones. • A second deviation is being proposed from the loCal sEreet standards of the code. Three street right-of-ways Which will connect with the loop street that provides the pri- mary access to and from the site are designated as having 30 feet right-.-of-way (with a 25 foot paved surface and "roll-up curbs") . Parking would be prohibited on these streets. 41 Phase II will include developing the remainder of the Site r, (Tax Map 2S1 3DD, Tax Lots 800, 1100, and the easterly half of 900; Tax Map 251 10A, Tax Lot 700, 800, 900) for commercial use This area will remain undeveloped until such time as Potential users for these parcels has been 49: established. 3. The 100 Plan states that "Pacific Highway has a singular purpose--to move traffic Safely and efficiently through the communihy. Providing adce88 tO adjacent property must be subservient to this purpose. Access points )„ should not exdeed the nuMber neces8ary for proper on-Site traffic circulation andk where possible, should be com- bined with access to adjacent busine88e8. " A Lr , No 4 STAFF REPORT AGENDA 5.2 TIGARD PLANNING COMMISSION November 15, 1977 Page 5 The traffic circulation pattern proposed is responsive to the circulation plan, as presented on the NPO 3 Plan map, The primary access for Phase I portion of the development will be located along S.W. 110th, which is currently sub- standard and lacking the necessary right-of-way. (Note: As a condition of Zone Change 26-77, the applicant, Stone- . ridge Development Company, was required to dedicate 17 feet of right-of-way along S.W. 110th Street and construct a half street to local street standards (with 24 foot wide surface pavement) as well as dedicate five feet of right-of-way along the Gaarde Street frontage and provide a half street improvement to S.W. Gaarde Street (with 17 foot surface pavement) . Access for Phase II will be lo- cated at the intersection of McDonald Street and Pacific Highway. At that point a private Spine road will provide acde5s to the northeast portion of the site. The intent of the spine road is to provide access to those parcels with frontage on Pacific Highway and restrict ac- ces0 from Pacific Highway to these sites as they ate de- . velPped. Implicit in this proposal is that a spine road would have to be provided before development could occur . on those parcels fronting Pacific Highway . provisions for a signalized traffic light for the inter- s, section of McDonald Street and Pacific Highway are cur- rently being negotiated between the City and the State • Highway Department. The Oregon State HighWay Division has requested that the applicant be required to submit a traffid analysis on the effect the Phase I development will have on the intersection of S.W. Gaarde ar Pacific Highway The Highway Department further recommends that at such time as the applicant proposes to initiate Phase TI a • traffiC analysis be submitted which addresses the traffic imPaCtS' reSUlting from this project and in particular: a. The effect upon Pacific Highway prior to Signali2a- - tion. b. The effects upon the McDonald dt intersection a wheh signalied J • A STAFF REPORT AGENDA 5.2 TIGARD PLANNING ".0MMISSION November 15, 1977 Page 6 Co The effects upon the McDonald-Gaarde intersection sig- • nal system. 4. The applicant has stated that a minor land partitioning would be required on Tax Lot 900, which would be carried out during final approval stages of this application. Staff finds that this will not be necessary in that, dur- ing the subdivision portion of this proposal, the neces- sary requirements for the division of all parcels within • the planned development will be handled. 5. As a part of the preliminary plan and program review, the applicant is also requesting the rezoning of the western portion of Tax Lob 900 and the eastern portion of Tax Lot 1500 . The western portion and eastern portion of these respective tax lots are designated on the NPO 3 Plan map as Commercial-Professional and currently zoned R-10, Sin- gle Family Residential, The applicant is proposing a zone map amendment from R-10 to C-P (Commercial-Profes- sional) for this area Within this Commercial-Profes sional designated area (3.56 acres) , the site plan indi- cates provision for 13 duplex lotS and a 13,500 square foot "general playground area". The applicant has iden- tified four reasons why this area would be "better utili- . lized" than the commercial-professional use as called for under the NPO 3 Plan: a. The site i5 a land locked portion of commercial pro- fessional use land, road access or utilization with a similarly designated portion of property which would have access to streets would make this site develop- : f able. Neither situation exists. b. It would be too costly to make the proposal work edonomically L this area Wa5 recitired to develop as commercial-prOfe8Sional. Market studied indidate that an overabundance of office spade iS now in i ex- , stence. ci DUplexeS are an acceptable use (as a conditional uSe) in the CP one By combining this area with the ad- joining parcels in the planned development, an or- derly development of hoUsing, streets, pathways* and play area8 Could be realized. • STAFF REPORT AGENDA 5.2 TIGARD PLANNING COMMISSION November 15, 1977 : • Page 7• d. Tax Lot 900 and 1500 „r_tre centrally located within 'the PD and are a key to the orderly deVelopment of the adjacent properties, • 6 . Condition 7 of the Tigard Planning Commission preliminary plan and program approval of July 19, 1977 (which is ap- plicable to this proposal) , regarding the question of • storm water drainage on this site and the effect storm water outfall would have on adjacent properties, has been addressed in the applicant's narrative program. 7. Sanitary sewer would have to be extended from an existing • ten inch line approximately 400 feet west in Gaarde Street. The line in S .W. Gaarde is of adequate capacity to facilitate the proposed density. Water s.ez'vice is • available from the Tigard Water District from either a six inch line in S.W. Gaarde or a 12 inch line in Pacific Highway, both of which are adequate to serve the deVelop • , ment. III. Conclusionary Findings: • 1. Staff finds the request to Substantially conform tb the NPO 3 Plan. The proposed duplex portion of the PD will result in a less dense and intense project than if con- . structed according to the plan designations (i.e. , apart- ments, offices, and duplexes), . The placement of duplexes in the area planned for offices on the NPO 3 Plan does not create a plan-zone conflict, as a point of law, be- cause duplexes are a less intense use than offices (Baker vs. Milwaukie criteria) . The placement of duplexes in the area planned for offices will provide for an integrated reSidential development. In fact, '1he decision to plaCe offices in this central location was made by the City Council after public hear- . ings on he NPO 3 Plan as an effort to strike a compro- mise between the various interests involved. The area planned for offices was intended to provide a °stepping t ) . doWn° of land USe intensity from Pacifid 1iighway to the residential area to the west. The applicants proposal is another means of acbomplishinq this land we -Ex44nsi tion. 0°' • • -- • , , , , f \ \ V 0 4 ' '' .. 1. ■ o f i.. 1 ' ' ' A, 4 1 (4, STAFF REPORT . , 0. AGENDA 5 .2 TIGARD PLANNING COMMISSION November 15, 1977 , Page 8 . . t . 2 . Staff does not concur with the Oregon State HighwaY Divi- . . , sion requirement that the *applicant provide a traffic im- pact study for the intersection of Gaarde and Pacific . Highway prior to approval of Phase I. Since the access to the site would be from 110th Street, which is a con- siderable distance from the Pacific Highway intersection, and that the nature of this development would be essen- tially no different than a residential subdivision any- where along Gaarde, a traffic analysis for Phase I would not be in order. However, Phase II, which will access directly to Pacific Highway, should be analyzed to miti- gate potential traffic impacts before commencement of construction. IV. Staff Recommendation : , . . Staff recommends approval of the preliminary plan and program . ( with the following conditions : . .- 1. That the 13,500 square foot "public park's be 'retained in private ownership and maintenance responsibility be pre- ' scribed to the Homeowners Association. . . 2. Prior to the develOpment of any part of Phase II, a devel- opment plan and a traffic analysis shall be submitted to the City. , 3. The properties in Phase II shall be provided access by a private frontage road. of . ' . 4. That the streets between Lots 5 - 10, 11 - 16, and 18 J.-- 24 be private driVeways and a deed covenant be at- tached to the lot gaining access :Cram these private t / drives assigning Maintenance reSponSibility. e , Y 5. That the "off street" parking arrangement as shown between ,c Lots 5 ..--1 8 also be provided for Lots 11 through 16 and 1 through 24 . 18 . _ , ,., , t ,) ' 6. That access be reStridte a from b .W. Gaarde street and a mean of providing access to Lot 4 be Shown on the general plan and program. , 41 ) • , -... . , . � ~ __~___~~~�' , • `� ^ � . • `�- + � �`` / ! ' . /. '. • ` � • ` � , � ____•_ ^ ^ • ^ ~_-._ . ~~ ~__-•' � ___' _ - ' _- . ~ __- - ' ! - - '- — L. l' v., /BARD PLANNING COMIVIISSION 1 . .. 1 I, Joseph Schafer , , . • 4.1;40 * .5.1_ 2°n. e"•`' ha. nie,'.t.zC:30'47'''''T.P.i,,, ...i';:' • . • -,,,. being first duly sworn, depose and say that I am the publisher -..........-- A rec1,4estb*IcIrir,l,letNYatpriire Wist , .' •' ------..-..... of The Tigard Times, a newspaper of general circulation, as defined , planned developthent in a..11:-7,gone.on'..1 ' • state; that the legal notice, a printed copy of which is hereto annexed, was .411jr one.Change,ZC,,27i7"...(StOn* ;;/ ' '. published in the entire issue of said newspaper for _ . successive and A request,by, Storieridge.Develop-,t, • • ' ' .,. consecutive weeks in the following issues ,.. ., . , ,. . ,........____ and program review of a two phase res-., • 'inent on an 8:8'acreftparcet(Wlish.Co.:, • .ft,',/sft ....—......—.. (44:1".,.gn re,44-) 17--- 801,,000, 1100, 1400& 1500)and.a.zone, , cial Professional" 64 parcels totalling , ' q.1),`, e' ,t■'' C ci4'4.. 5.3 Conditionalo„Use cu 37-77..qltard,o. if • tional use permit for 12,duplexes in a R.7 Single Family Residential Zone on' ' , ,.J. ' . CbEed1/0 /0 3"6 n, side'of SNIT, Durham;Road (Wash.'. • , ., ....., My comm_i_ssion_ex,.._Pires -, .. -- - ---------- 19--' _ CodATadconMdatpio2nSali-tillsna;,cTuax38„1-171m0pT)x.) : , • - "i: operate an electronies assembiredrii,:;',' and'SithinitontEatidtWiltteti)tfittimoil#.)7,k, /1' *• ii,/& , ■• , i ,'j*, 1 ' !"■4 ,..li. it!1, 'i 4 , ; i;),;...,„,:,,,oili,..„, 1 t'k''Iq' - ',(4..e',c,' . , ix , 1 - , ( ( ' /., . r.. .. AFFIDAVIT OF' MAILING 4 ' STATE OF OREGON ) County of Washihgton ) ss. City of Tigard ) _. I, Judith Ann Heise, being first duly sworn, on oath depose and say: That 1 am Secretary for the Planning Department for - t the City of Tigard, Oregon That I served notice of hearing of the TigaXd. Plan-i ning Commission , - of which the attached is a copy (Market Exhibit A) upon each of the following named persons on the ir; ltK7-7",, day of , 1970 , by mailing to) each -of tlrem at the address shown on the attached list (Market Exhibit B) , said notide as hereto attached, deposited in the United States Mail on the day of L'hAs..1) f S2).-Jejt,) l97 /), postage u'll prepaid ) . . ' . Subscribed and Sworn to before m0 on the 41n4 day of 1.40V7,1.4•Ntit5t-it. , 1977 . • ... 4 /0 UkP ..._____ Notary -tablic of Oregon My commission expires: 4119119 , . _1011117”4/1,4* / ' " ..'" 4/ ,,,e t• Ft r9., tfr..*-1.. 1 lulA , %,,irp U a e'.',4 *400,4119tIllt4 ., . , s • TIGARD, - CITY OF TIGARD P.O. Box 23397 12420 SEW, Main, Tigard, Oregon 97223 r •• • Dear Property Owner: . • The agenda enclosed for the next meeting of the Tigard Planning Commission includes an item (circled in red) which, due to its location adjacent property owned or oc. , cupied by you, or due to your previously indic:tted interest, the City feels obli- gat.ed to notify you • , 4 It you wish to make your views known in this matter, or if you only wish to avail yourself of this opportunity to be informed concerning this project, the Tigard Planning Commission invites you to attend this meeting, • • • • • • ,,, • • '17 • •, .• . l ' . . ^ � ' � ^ ` ` `. • ' • ' ` .` / .` �w ---- -' . ^ ' �� ,. AFFIDAVIT 0( )UBLICATION . , , „ . Fowler Junior.High School — Lecture:C. ' . - ' being first duly sworn, depose and say that I am the publisher .„.............................,„ „, A request by Carl,Hector!or EA zoneAl map amendment to,change the zonine . , Li iiii 6. Of The Tigard Times, a newspaper of general circulation, as defined designation from ArashingtoniCountY": Zoning RU-4 to,dity of Tigard,Zoning1, . by ORS 193.010 and 193.020, published at Tigard, in the axoresaid county and ',".C-P, C3nimercial-Professionar.' for a,;."! t .4. acre parcel at4038 S Wt Hampton,- state; that the legal notice, a printed copy of which is hereto annexed, was Tax Lot 1100) , '', , •- •••,... of 1..t: .*:,,* - ,A request by R.H.Caffall for a4onez' October 12, 1977 designation.frozni,Washington.County- '4R-7, Single,Fairilly Residentiallifor,a., l'.59 per° parcel at the north silie.,of • .- '1.-. .3„, „„4......." ..........— •, ,,,„,il •••11,0,,,,, (S. nature) :sal:dn0 t)(hviSatsNr he pe.ot C.,1 bc)7e.,,t Tw..ae:ce,,n,1 v:A,. sa.p h 2:sani:d2„cM777:6:x••• ...,,,, tir.. ,„ , . ,. . ., ........ ,2,1,„1% „,, ,.• , *) (1 County Zoning RS-I to City of Tigard,'. „.....:.(412), . _ , , Zoning "R-7, Single'Family Residens" ; 1),,,;)/'\1 '.. o' N .t..a;f,s13blic of Oregon tial" for parcels totaling.8.91 acres,at • 12555 S.W.Summer Crest Drive(Wash. .: , • i. '''0,1h '!' All persons haVing an intereSt ht the ■ 1' hearing matter are Invited.to• appear and SUbinit Oral and Written testirtiOny or Submit Written testimony in tidvanc • • , e H V ‘ , 4 • • AGENDA TIGARD PLANNING COMMISSION October 41 1977 - 7:3O p.m. Fowler Junior High School - Lettur Room 10865 S.W. Walnut Street - Tigard, Oregon 1 . Cell to Order 2. Roll Call: 3 Approval of Minutes: . . 4,, Communications: • 5. Public Hearings: t*, • A. Staff Report . B. Applicant,s Presentation C. Public Testimony: ao Proponent's b Opponentqs • c Cross-examination D. Staff Recommendation , • Staff b, CrebS8-examination , . Eo Commission Discussion and Action Zone Change, ZC 27-77 (Stoneridge) NPO 3 A, request by Stoneridge Development Company for general plan and • • program revY,aw of a two phase project: Phase I to consist of multi-family units and duplex units on a 8.8 acre parcel, Phase • II +o consist ot commercial and commercial-professional. uses on a 3.34 acre parcel (Wash. Co. Tax Map 281 3DDo Lots 8000 9000 1100, 801 , 14000 1500 and Wash. Coo Tax Map 251 10A, Lots 700 • and 800) 52 Conditional Use CU 29-77 (Sabre Construction Co. ) NPO 5 • A request by Sabre Construction Company for a conditional use permit for outside storage of general building supplies in a • M24enerl Industrial zone at 7400 S.W. Landmark Lane (Wash, Co, • Tax Map 281 12A, Lot 602) ■ • • ■ • , , • . .., ',"*. , ' ; . , k • ; ' k i t,:' • . . . ,. .,. . ,. -.,.. . ' ',..... , AGENDA : TIGARD PLANNING COMMISSION October 4, 1977 ., ".-".. Page 2 _. 5.3 Conditional Use CU 25-77 (Corbett Development Corp, ) NPO 2 . , . • . , request by Corbett Development Corporation for a conditio41 use permit for six duplex lots in a "R-7, Single Famy Resi- . dential" zone at 1180 S.W. 95th Avenue (Wash. Cod Tax Map 181 . 350C, Lots 3900 and 4000) *:. • ,,,, . 544 Conditional Use CU 2E•)-77 (Jens HousleY) NPO 5 A request by Jens Housley for a conditional use permit for a ,. printing facility in a "M-4, Industrial Park Planned .Develop- ment" zone at the southeast corner of S.W. Vs Road and $.W. . • •C. 72nd Avenue (Wash. Co. Tax Map 2$1 1D, Lot 900) .. ., . . 5.5 Conditional Use CU 30-77 (Contractors Construction Supply) , . • , .. . .0,, NPp 2 . . A request by Contractors Construction Supply for a conditional .. . .. use permit for wholesale and light retail use in a M-4, Indus- . .'.. trial Park zone at 9438 S.W. Tigard Street (Wash. Co. Tax Map 281 2AB, Mot 1900) .. • •:. . 5.6 Conditional Use CU 27-77 (McHenry Constructors, Inc ) NPQ 5 . . . _ A request by McHenry Constructors, Inc, for outside storage for . . . building materials at $0W, 72nd. and Xable Street (Wa8b. Co. Tax . . . _. Map 281 12D, tot 2700) •• I • c . • 6o OTHER BUSIN8SS: .... ., 7. ADJOVRNMENT: • . . il . • •r • . . • 1 , r . 1( •' 1; . .,., ' ' '' : ''',..;..vet,.“,;,,,,;.•■:-,-.'),:.,',■•■,:-:',I.ii..,i',.,,,L:;•;,,,:nf.,:f.i., . ...,,e..._, S.":::•::';.::::;:".,,:::;:■::.• '-'.4,,••,:1,;,4-'"1;:ittillWilrr,e...44t;;;t7:,,, 40..1{44;.Ca'04. : ' , . .' . ; . • ' , , • • ,I I,C«ARD PLANNING COMMISSION SSION C0 .to`L ?r 4, 197/ .-- 7:30 ;f7 m. ji.r`+nio`! High School -- Lecture uur'e Room 10:315':„; 8.W.. Walnut.:l; ( 'Get - Tigard, e g lo Call to Q; 'der, • 2, Uo.1,. :•; 1 11 rec3E, b: Papp S3 ka.xt;a, GoHl.db .ch Corliss, Wood, flbore, Brian ,rrlws, C.La` c.lsoniu At.):p'w`'mai og Minutes: i ry C) i;l,)l.�d t!?udo throe oCSr,t:'C.`'.C:'t;;txC)ns to tb .. minutes of Sep t'Iltbr;;'l.'' tC CCy rlrn"i. 1El:ton Di and Ao.b:)o:-i Pc .e , 'Point- t if +�.;Ct' �a�� changes `�C) ltGiC:C�C' /«,, o .gC >, po:l txt 4: Add: tant i-I o, spine road f 'arc:: C, add Point 12t tt( old'bt c:h acccp'hc c1 t,ac moved Prcrt r,�'' , �p ;, Omit ttUo. dbo.oh r.« i�Ga�., �t~ seconded for o oG lt :i.lmnec1 i.a b e:L r :C`o:1.:1.ow i,.n Q T",v minuto5 of Sc:p't:oml'1or 20 were approved i3 a ctwe 1di2C1 4, Cr:%dCils.1 M i c a t C?'1, 1 a: 1.1t Public I-o."ing (5. 1 "' Zone Ch-trip;o 21,C 27-77 (Sto:"1viet ;:c ) C�'Jl?'',x`I. �,l.t.�x,'li:1,h). 1.1i t;`: CriU ':! .=x?i;" ! t.)iJl�.'�.w','« Cunm terl.ut.i or��' (,..)rt.j �'t1 A voqut':y 'i,, by ,:J`i1)tc.' CO.r'F..i"Lri C'I..,1C'f:lI/yCoinp:ytny for a c:C).)1;�f�1a b�,1y,�. ri,'.G�:?,.1I. • 4;190 permit,t, :!.«CJ..I."1 ou�tr+F`J.l.t. 7,w ��ti�.r�r,J.g{�i lJr�. ��C:,�.I.C'��t.'C�.`I 11� .F.=id i n,t� i.1�t .�p`..L�: §`1 t "M-2" , t t '! 4 C7 C:i"iC;`r`i ..L .l 1'1C ll i��r'':I.c;J. /CJY1f. at 71IOo ►';"r r�'(� I�rtl',t,tf itl'.',t:C"k :Cant: (O ooh.E, :'l6 Co s 231 124., Tax Lot 602) A, ► tEti flop t;t Road by L`.yv 'a • - ;3,4J P C1, A ' � 5r 4 AFFIDAVIT ate:. PUB UCATION t A �,.. Asr 4 r wt•1 1 h�Lobe j �j, ', i4y ,SJ�v�ti4+S ,�,Vii e d.t�,� '- ; ,�V STATE OF OREGON, 'Q ileil�TiI,+.,+r� �� 4 � SS. 'r . ,}e y " COUNTY OF WASHINGTON, ! rti , ' ,,.' #� R.„ifiry,,.,A. ,,„,„,,,,s,-1,401,,,,,it,,,,,,,,i,:,,,,,.,,,,,,, i:::,,,,,,:,.,,,,,,,,,:,,,,,a,::„,:,,,,,,,,.,,,,,,;:„..,,+ qq' �A t x .os ep�J.. o � .e erg •,. t=t , tieing first duly sworn, depose and say that I am the publisher .:.:. .:....... .J i,Y �,,t,. t�. SFo erg t v � n ' ah l � ftt a� r �euu�'f�i l .n,� . of The Tigard Tunes, a newspaper of general circulation, as defined _ 'Phan” "�.t '� a TO f r. I, ' il ,n Ili by Olds x3.010 and is3.o2o tP.n sx � f n i� parcc1, .r , published at Tigard, in the aforesaid county and An-, ., 1, �� ,,,,,,o , ... Phase II et c 'n •,f oij i�an. state; that the legal notice, a printed copy of which is hereto annexed, was pt) erei"��b s� A°�� yr � � ,e �•:_ _ 3�e„'L��ts�A9p 9�h I,�QO ��' c,�p7y2y�,,��'i� ro 1 and' .L�15�1` t h".! r....�+r''~ ,4,�t<1:11,/'U entire issue of said newspaper for ..:.. +. � `� published in the successive and �� ;�,:y�� k • r-.... _ 7r 'Coed ti�� h use YGt?1 4 ' , ` r rY .:!. J too�700�'a d, t consecutive weeks in the following..issues .J,.,.__ � , ,� ah�`e 0 ;,,a September 2 8, 1977 t►st 0tx �� ,;4 7 , F, i.' x • 7 �v�k Y��,f ay wa. :..,. .,_..... g 1�,.: q4I �J ry, �ih I Il��r t t ,~1f�t4'M�tAy1��A i. ,��ptt c 4ye, o ip�r r Y Ot adfl �°� s�M` "+�`�{]�ran3�t,,G ,,,,,P,' pt ,. 'n W Y .:J.JJJ::i.r.:... ..«,w.. .Y iJ: .: « «. - - ««J. '1htstili e ! g p'- IlI*.1 i,/��i.R�`i`Fd ,,. I Yet"�, '�� 1 ��D', ?a — ., 41 �,�� ,_�� . �' 'NJ ,, @:14°.(''."..4,1:• d°*:a.� ( 1g a ure) cg1,4p 0".'t�a1`1;, �/� 1`•''4 y:),'1"'i -lig',! t ��+' w: �I'o'' "e 1d ,Gt,, a ryat 74 /1 ,,a F -'44111� P.d1 y� C;,. • �:I 'i ri d �: : , , 30th T „ 11 �o rt,.to before this s to �� re me hi «...........�::J.:= . day of .....,«.. �, , , `". p Sept rhb .r 77k2,� Gor�,k .«J a°P. ; La,' �,� .:«_.«..4:: „ 19_. ._ bett°'D clop'i�" e- r �� q),� ndQd s b.bw, Y. r ' , A requestt b " '� ett Deveidp:m�nt�'" u , ° :a OS �, ;` rp a ;ii,, onditt:nal Ub ° e i lid Co `dr tir?� � u,� r "''"� `�^� .J..,:.«« .. s , ,, mit`;f six du rye , ylots'icy a0,4,11'. ySinile K i ,0! dr R GN i 1:n 10 ` • iJ94Yoa % �,. o a i�b • 4 regonJJarYiil es d r, e ryt S5 q `_ + 95th � tie.(Wash, co,tor.Map 1.0l 1 , t. a My cozy tniss on expires I g t S51�C' a t.r.i s 3900 and 4000 �.... d t 4x47.(,4,ens td r� �t�onai Us� 1 A request by Jena C.Ausk for a cc'inh �iti y ial use'per it t a'printin 'fac�iii= ,'.1V'''r �a ":14'1;,T du t al ari l chned e me tone dt the 1 .E`.,co er • r ;,, t of S.W..far s, nd 5 ', 72nd enue il ,t W€ h. •Fax Map 1251,10 T'ax ,Qt';, 00)� t ° ., , 5,5 condition al se CU 30.77 '(Con.,, t gic'tute onOtruetior'Sappy')rN ., 2 1,; cttigp st br pontrncto S onatratr tloo•Supply tot ii cOnditi'-,1<,iht Pose perk 1 ''�: mit,far wholesale and. light' rCtalI:1�s •1 4 in ati e : ndu ria Partz ' ne at; i � S. r ax�tlSt t( .Co. pr 1 Tax nt,1900j. *,, X15,6 Conditional .Jae '0°5 5 27.77 ! A``etlttest,h M eti ,Con�t;;l;,ton's, �, 1 'r fork,'outs de f 5 or oir�dIn 1 • materials at $91SI'�'72nd. aa.hd. al,ie: ,Street ' sh ',Co. Tarr Map 251.1 1.20, ' '�� g 1' Lot 2700 All persons having.a0i i itere t.i�f the ', �a ? matter are-to 6144.-to luPpe s h it�6 a' '' it"tol to tiro AY, n}or '. 1 C ritten te4t'tna5: n iith` #c" y. `r f.A.4.`�1 o;04;10'',PUblish , 4,�� '':.,,,,, ,4:„....,,:i., ..p.:A. . -_,- . . • , ., , ' ,.F..xv'RwM+luam....m.Jf,.a,.+'...4�..«::7 IA LJn,„:...i,l ,° 'Al 4 _ ,... .n ,. er .yN,H{Y,.>4ry��A.Jei•Y.M4NM21,uy.Y,yauP�:ulY+t•1+..4r �, , .. d... , , , ,6 , 4. M h o * p / , " A ,?try RECEIVED..«D /oF-- OREGON STATE ry :(4"• 211111 .� HIGHWAY DIVISION 4 2 a : CITY or TIGa"A� D t�; L ti, -- 9 , DISTRICT 2A ENGINEER .-,., . }A},_r;_ P O, BOX 565 • BEAVERPN"r©REGON • 97005 • Phone 229-5002 ROBERT W, STRAUB GOVERNOR F.B.KLABOE Administrator and State Highway Engineer September 27, 1977 Dick Bolen, Tigard Planning Director City of Tigard P.D. Box 23397 Tigard, OR 97223 • RE: Stoneridge Development ; Pacific Hwy. West @ McDonald St. & Gaarde St. After submission of a preliminaryts site n ,g , traffic generation data we have met with representatives to discuss Highway Division requirements along 99W. We have determined that the construction of an approach at McDonald will be acceptable under certain , requirements. These requirements are as follows: 1 ) The developer enter into a formal agreement with the Highway Division covering modifications of the proposed signal currently being planned at the McDonald intersection, This agreement would call for payment by "' the developer for all signal improvements and modi fi ca- ti ons required for five-phase signal operation 2) The developer will provide sufficient right- , of-way to accomodate signal poles along the frontage. A di The developer's initial proposal interferes with the ,,r< current proposed pole locations. This right-of-way provided under the agreement or through can be •hrough1 dedication planning commission on action. p � r, g We have asked the developer for,..a preliminary approach design in order to alter pole locations within the proposed curb- ,; line. r ..,,.,,. s�,�:«. .,...,.....�c,4....«.r•.....a„wqN.n�a,r,,.;..,..,,.. �,� ._...«.... • • 4) Developer shall pay for all restriping costs. 5) A larger radius should be placed at the inter- ', section at Gaarde to improve right turn movements from 99W. 6) A permit for all construction within the State right-of-way shall be obtained from the District Engineer's • office. If you have any further questions please feel free to give me a call . • Sincerely, William W. Geibel DISTRICT ENGINEER • WWG/rjg cc-- Ed Hardt Ron Failmezger Jim McClure Bob EWan Roger L. Stayer • • ( . - \ 'AI / . , AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss, , . d City of Tigard ) I , Judith A. Heise, being first duly sworn, on oath , -. ' depose and say: • That I am Secretary for the Planning Department for the City of Tigard, Oregon . That I served notice of bearing of the Tigard Planning Commission of which the attached, is a copy (Marked Exhibit A) upon 1 . . . , each ,of the following named persons on the ,, '„Vi.c.e,-,5- day of ;.',,_,r6,,..0,,,,e,,,..ok , , 197/1, by mailing to each bf them at the address shown on the attached list (Market Exlibit attached, B) , said notice as hereto depos±tel i d n the , United States Mail on the ,.'2.,,3,4, ,, _ day of ____ 197n, postage prepaid, ..... .., . ........., I , • i Subscribed and sworn to before me 6/1-'tflis C3Q,•,,,b day , oT E,,...PT. 1977. Notar Public of Oregon . - 44411”Ilitlii ' ( 0. 4 toe 0 ',, i.".9 41, 4-ictlig ' °4 '''''''';': ,,,','t:1,)4'd0Y*,,COMtni SS ic)n expires: ... n . , 4, o' ,,,,,,,. * 1, ,1'.. ■tic, ..k ";0 ,,,,,'', -e. 1 , r , \ . . . . . . • • • • . TIGARD CITY OF TIGARD • •••• P. 0. aox 23557 12420 S. W. Main • Tigard, Oregon 97223 ,.• • • Dear Property Owner: The agenda enclosed for the next meeting of the Tigard Planning Commission includes an item (circled in red) which, due to its location adjacent property owned or occupied by you, or due to your previously indicated interest, the City feels obligated to notify you • If yoU wish to make your views known in this matter, or if you only wish to avail yourself of this opportunity to be informed concerning this project, The Tigard Planning Commission invites • you to attend this meeting. • • • c + ..j 1\1 1 0 r 23' ER' 1 Ili' v‘f tvl ,.. , ,rG TON CO' .1`1-Y OREGON . SCALE 1t,- 2OO' , • SEE MAP 0O0 2S I 3 D'D i rtN C SUBJECT SITE / . , /i,. 3 ........e.�- . .. __,� w.. ro I.89°25L 2 STR .. _ � r = T �� _.. I 11'� -=-I' S,Ur!w,� R!A l_D `I ..—,...... CDO 9QQ /90,90 to ti(�(� ., �_r�' , .__� ' 71 r,.. ,. ._�. _ c+5 ��/Ac 11/ b - p I L. J I ltd �� • .t t. 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AN (No .«.« w .N� ..w . , 'fu � ••-.Y.,..., .-.,rin yw..,.,^...Nt n.,..}.J a:.d., .r.. �....:w.. v y.-.. w..w-+,..^u..'.4.•.-.+.li'M+< tYMEyer`.,YL dyr:.,•.Yu.:W.+WY19W1.M.,7.�M"y yyjk, -� �. ' 441 44 0.il � y�) JJ iyyy , Il i , d , ` ' , t,' AFFIDAVIT 0 } PUBU CATION .STATE OF OREGON, COUNTY OF WASfIRNGTON, ss, I, -:::». J'.aseph.....Sch.a.ter..::..:..W »,my, t}y� (�, 'q�A ,. CJ ige O°''4.P"fr"''B I J j1 i SI—.4...t t'� being first �..r__ 1,, �, ,C �. O ;rst duly sworn, depose and say that Y am the pubilisher _.:._:_ t { t,O dyer 4,,j19 7'u 7,301 t I, Nw ," ,xl of The Tigard Times a newspaper of general circulation, as defined. 9`' let, .!u,,iota Hi h'�ici[oo., � g � �' a r •, !I r (S " ae r_..g l nOrd• ,,' by ORS 193.010 and 193,020, published at Tigard; in the aforesaid county and , ,+ t Walnut t ,,t(��`y �M, "' 1 t State; that the legal notice, a printed copy of which is hereto annexed, was 1 �' v ,, `,Ze published in the entire issue of said newspaper for successive an A �� e " � all � Y ... ,,.,,:.:i.::W t A ' h 1 consecutive weeks in the following issues .,:,:.::r ,.,.. p am. i. �= k&&,,.,,,,:,,r)>., .o' A Sept ember 21, 1977 i'ph gctio,b` i r . , il 11711i,::.- ' :�:::::w_�:,._:iiWYwJir WSW)W«�1' Ni:•L:w:::.:.WL .... . ItittjeLto, ti ace,1.1 • nb ,1649449}94Sl+Cµy g` e i ? A ri 1 . � � ; • ' N i na it k iI ,d0:-#,',.,': 1152.41k, i. 9 !oa»td rpp�, , o O ,„ ' Astilittfribd.d.a nd Wo'? to before me this a y of :a7 s � ". ' 14C r` i+ J s, # l F ersb d 1ri ' t tere t',IR.! pi,,,,/ Q 1 d . g 22nd rif matt r are invat to ap`ea I�<,N �'1.4- '' aT,. �'ti'a444tbRg 6.4.4p `V o.I*� 1 a4 ulfm twr tent fumon 1'4irl'�a�clv. fic ,,.. • .��y�y�.4/006‘,4000:.� ' �4 h°d ...:i.:..:. IS. o i . '64,,,,,.i110 et ink w t ,9. ''' , ' a NJ a +ta' 1;,-1;,---•`7""6"-"'""""'o egon 4 z r, 7O -� ' b�sh ` rh�21°; 7' ,`, My commission expires �..( .:a 19. 0 • tWWW::• •rR , "*Yb yy�" li I f 1 i 1111I ,tt • i..�l. tv .,;...�,. .y,fie 1 4'., .v.'V 1 n �... _, .. .... ....�. ,. i... ,r �...., q +....,op_ww„wa.:,:Y,.a.._-,,_-, 4 x.i?',,.::. .,. ,,m,w,,, .. .. .... •V, .:..,,,«. •.r e...m a,-..t,xklwx r.Im Y n.ro,t ..:.m:I1,.Yaa,re<,.r n.,s o x;i:p«+.-.„al`w-tr--tw•...t• , • - I, , V t, e is /1:� T "? . y y rPU B 1CASI N' ;, ; r T a ;plt, L c ' r I ARD PI gis,1N. C0MMiSStONI — e tenber*2G ,1077 . 0 p,m," , '1 S1 ATE OF OREGON, ss, p , o Jtnor ig ,S lo Lecture .. COUNTY OF WASHINGTON, o m 5 � — ,,'�0 a ,S WN �t� s reet�� Ti ar i,reg ti 4 , ;'' , ' ,.5 Oha ex 5 I irb ic fib ri 41 + .5`t Zone C ange ZC`2 77(Sto Arid ' being first duly sworn, depose ose and say that I am the publisher : :.: _.._..•• gejr; 1 pq ', r}�.•. ��, , , , p y ' r.,',6-.request )iy�,St6herid ,� be(elop. of The Tigard Times a newspaper of general circulation, as defined fillers, Cb mp` y to a ke,tit=`"'1 era +• ................ :.- 1 , Tigard, i t to coo. w ,f multr,.far i1y unite zf ,�,��s�.� .� li a ai by ORS 193 010 and 193,020 published at Tigard in the aforesaid county andn I tiiiita n;a:• ,&: acre,parcel, i r k�, a state; that the legal notice, a printed copy of which is hereto annexed, was ,` ,,b ebm r iul• 'and '` ��a�re�JI to co sa M , cordrriercr 1 17r, a .,e,.?:,r I 334,, 30D, oto 4,' ,` 0,; ookk.,`i•1 iD 5�U0;, ' published in the entire issue of said newspaper for . ,�+� successive and �IgtetWii. �.�l r� �,.' h �h�'��pS1;i ��`Lots.,. • consecutive weeks in the following issues ..:.:.... ,- . ,.;�. :. ...�- . . ) • r� , September 14, ], ` 7 , '`5.2 'Z() e C1'aiI C 30��70�/` ay . g e �. y' W• <1 by • ,. � tz st b e n 'W a 5 it o, . �di0 ar utOer,�,, �....:..,..�.... /' ignatt '' /'.::... erly .oi�Inlet' , a."pr ii''i iiaty re net ,OP‘,!' 1(4 :told. ) i }.15 in program .we.*o$ "f widen QlS„,, -«.4o. s;�.. " ,tia'i planned develofitetnt in,R»t zone ,1-..-■ y�yn ha 4n n 'Z 21st d ;85`acne pairc-ei tt fiJ 4S S,W,$e li r _ 2 nti a 9' Mj Stibserlib d�.,inda,,9Wor p to before me this.»:..a....,......._..:.:_ : _ ay of .,...... „t4 .dial (wash,C , Tax: , ap'2$ ,2ktt ,, g 0 ,, ,, ,: u g :, )'Tat,Lot 500); '' '6 ,a p-rem it ':� 77 I,,. 5.3 .Zoning Ordinance Amendment _- . ,,,tt,, ,.... , .., 4�". ,(1)UpleX sots) , + ' , 0 O. �� '«« «° 4',. ';" \ An'„ordinance ar�a ing the,ion _' 444'4,,.tl' .T.). K�'4'1 � ,::I ,� ::...:......::..:......... ' .. .4:n:. ,, b of the' Tigard' Municipal r�tCof et Cad v \' `4'o'., I tit `4%;'. (41 t° 0 ,a�a ► . • u:+ic 40regon Chapter 18.2 Single Fainilyy,Residen.i "w 4y.y� ��ae,��" Itial zone,Section 18.20.020 Conditional a400a. :'rases,'With,respect to,minimum let; fie. M corm si \.U.aa.:. t,.. .4 4guiremen'ts for a d tplex in a,single fani- 'ori expires . +ify` residential zone. • tc, 544 Zone Change ZC .3147 •(MoCoy) , 'NPO:6 1 . A request by Irene and James McCoy• ar a zohe it ap',atriendment to change 1,il`ezbri rngdesigixatiorifrOt Washington, ,Corixity Zoning.R`i 4 to:City of Tigard,': ,Zoning "R-7, Single Fairilly Resider... �t kl'"for a.1.9 acre parcel..,15805 S`,W+ 98th Avenue(Wasii, Co Tax Map 2gl ,� ,.• ,��I lCt�,tax'Lot 700) '. (� • '' f 5,5 Conditional Use CU '33.7'7, ,;(McCr y) Npb+E A request by Irene and Jaiies,i cCoy 'for a conditional rise permit for five•du a,plex 1oto.iri a,"R-7,.Single Family Resi, 4dential zone" art 151395 S�,W. 98th Ave, li ire(Wash.co.,T*Oitp.2Si I CD,'tot 0) ' 5.6 .Cord tiobtt f Use CU G.`1/7 k trititn,Homes) NIO 5 ! ' • A request-bys''Atriur Hoes tor.a ,00niditiotial Use permit for .arr office Lb1.1)ldih iri a 4,i ighborht od C'O�n?�M m crelai Zo t t'105th 'and,'Mc '' Lot 04 (' aall, Co. TAX Map°, 2 t IDA , All persons having an interest iii'tl�'e hearing Matter are 'invited to a'pc'fi` and subritit�t ra a,tnd v Attars"teittiri��bi r • n01 submit ritt° and titnort;y'in advd' 'c ,of the r .. ,, .. . , 1 , ......::...... ....... _..:. ,. .:.. ....r....., ., .:q.:,.,,..,„.ww.,..,.-.ea.n».roz«.�.:�.#t,�,..,.,vac,ti,•sew"._..«..:x:.....,..�.-�uusc�.e ;{r� i 4 AGENDA TIGARD PLANNING COMMISSION September 20, 1977 - 7',30 p,m, Fowler Junior High School - Lecture Room 10865 SW Walnut Street . Tigard, Oregon 1, Call to Ordcr: 2, Roll Call: 3. Approval of Minutes: • 4. Communications: 5. Public Hearings: A. Staff Report B. Applicant's Presentation: C. Public Testimony: a. Proponent's b. Opponent's c. Cross-examination •A De Staff Recommendation: a. Staff b, Cross-examination E. Commission DiscUssion and Action 5,1 Zone Change ZC 27. 77 (Stoneridge) NPO 3 A request by Stoneridge Development Company for general plan and program re- ' view of a two phase project: Phase I to consist of multi-family units and duplex units on a 8,8 acre parcel, Phase II to consist of commercial and commercial-professional uses on a 3,34 acre parcel (Wash. GO Tax Map 281 • 10A, tots 700 and 800) 5.2 Zone Change ZC 30-77 (Waymlr ) NPO 5 A request by kenneth Waymire* Waverly Construction, for a preliminary plat and prograM retie w of a residential planned development in a R-7 zone on a 9,85 acre parcel at 8065 8 W Bonita Road (Wash, Co Tax Map 251 i2B, Lot 500) 5 Zoning Ordinance Amendment (Duplex tots) • An ordinance amending the zoning title of the Tigard Municipal Code, Chapter 18,,20, single amity .eidenUal zone, Section 18,.20.020, Conditional Uses, With respect to Minimum lot requirements for a duplex in a single family re- sidential zone. AGENDA TIGARD PLANNING COMMISSION September 20, 1977 Page 2 5.4 Zone Change ZC 31-77 (McCoy) NPO 6 A request by Irene and James McCoy for a zone map amendment to change the zone ing designation from Washington County Zoning RU-4 to City of Tigard Zoning ''Rr7, Single Family Residential" for a 1.9 acre parcel at 15805 S.W. 98th • Avenue (Wash. Co Tax Map 2S1 1ICD, Tax Lot 700) NPO 6 5 5 Conditional Use CU 23-7 7 (McCoy) A reques , by Irene and James McCoy for a conditional use permit for five duf^ plex lo '6 in a ''R-7, Single Family Residential" zone at 15805 p.,W., 98th Ave- hue (Wash Co, Tax Map 2S1 1ICD, Lot 700) 56 Conditional Use CU 26-77 (Atrium Hurries) NPO 6 A request by Atrium Homes for a conditionai use permit for an office building in a "C-4, Neighborhood Commercial ' zone at S.W. 105th and McDonald (Wash. Co. Tax Map 281 10A, Lot 204) • 6. Other Business 7. Adjournment. • t' ;}.. MINUTES TIGARD PLANNING COMMISSION September 20, 1977 - 7: 30 p.m. Fowler Junior High School - Lecture Room 10865 S.W. Walnut Street - Tigard, Oregon `f, 1. Call to Order: % 2. Roll Call: Present: Popp, Sakata, Goldbach, Corliss, Tepedino, Wood Excused Absence: Moore Absent: Brian Staff: Laws, Claussenius 3. Approval of Minutes: The Minutes of September 6, 1977 were approved pproved as read. 4. Communications: None 5. Public Hearings 5.1 Zone Change 6*C 27-77'.'" Stonerid.ge) Wi thdraWn. 5.2 Zone Change .ZC 30-77 (Waymire) A re nest by Kenneth Waymire, Waverly Construct on, for i a preliminary plan and program review of .a rESidentxal planned develo meat i p n a R-7 Zone on a 9.8 5 acre par cep. at 8065 S.W. Bonita Road (Wash. Co. Tax Map 2S1 12B, Tax �a. Lot 500) A. staff Report; Read by Laws .) B. Applicants Presentation: Eldon Edwards, Planning Consultant, representing Waverly Construction Co. (Ken Waymire) , referred to the booklet they had submitted to the Planning . , Commission answering staff r s points. They have two main ooneern5 in going planned development: a 1. to avoid recontouring the lanced 2. to avoid removing trees', and alSoi o^ en s ace Preservation. p p p vation, Ldwards stated that the following land-use percentages + WAxA+,vs..wp W,.i.lb.. „ dyM1..Hpn.,..Y_ ... Y"x,+q.M1•% M(!N" vMy �.4.1�• n ..I .... ., 1 , r a••r-. pl, ry n .c �^ ,■r t y....,oJ R�'nYg1,. .1ftMG9,-['i'x9x;+utl ,NI'a' 1 ° teoP "o#1-4,1-1 isor400 70.1../ '14 Nois,1 re reel '44 b11 y9vM 4 1, 144 Or IN\ a rf vp,4 jjrt1) 7 IrDvigop 414r401 40.4 7, 441b ri4 l'r"totA f loqp"y4o4111,1,04V,01 /- vi'01 _ %.rp, (ovio.,10 doo 04itt Gol 9-AiW4*0 roolao o o ''S$ir4V.V41; „ref ,0 of) .4,111411qi ,..o*droV44 -VI Visq11,,,I /01 011010 1i 4,9 Itr,14 /11 ) I V Na Cr )"14))1 IP Ir.: "-at), /-;4 140t, ,A,0-1040-0 )4144+, ,(,c0) V .1* e4b, 'onolrro4 cltoliq 0,4 vz\ rirgl-41P, 1;40 „. 41,1 4t3 10'PI Cla 0 (tk o,,,„‘ 1,1 1:4-Y4 04 ivoirvic) vi\cr „ oNt 4 '(11 \ 50,4- 000fpt: 11-g zo CitA io■ 101 t ' • r -r1 CY1 SAct11411.1 T -V '1\ leo ;43,-yeel Lorm I/4,11.1\6Y11 L. L z °'113'd 41;#66Pttrt 41.4..44.4.*•,444a14*.42.44..44144, ”14 r tiij cAntbt/ dO Int) bit6b1,4 rotiloA ISIT0AV • 1• • . AFFIDAVIT OF PUBLICATION •' I `'. EP o fi', V ,4 STATE OF OREGON, e�l r ''•�y�:9 ltillu?7_,0 t` A',* ''.',,',' ,L ssY .� jSr41l».•r� x ,,r . ..^w�,rvm. .k, t'�.t ._ COUNTY or WASHINGTON, c;fuoint',1...:?,?,',,,.A , .1 �, 24 macho, l',,N„.” egetit �r � ' "�t ,,. . 1crA..,a,L:I ti . t a u* zl r, J o.s p.h Schafer a. ex `�' ,tiny ,A 4t,, ,�. V y( 5 r _ F" "� t ''g r , 's - ,, ,, Being first duly sworn, depose and say that I am the publisher r ... .......:.:r _ :... R� ,7c ! " . .� ,p' of The Tigard Times, a newspaper of general circulation, as defined F� ,;�-g, , :'- .� i � �� t�Y„I*oga . • n t',.,1,1Qz tVVV }” e, i'b S^ # ' by ORS 193.010 and 193.020, published at Tigard, in the aforesaid county and 'Ph ',,,a. I( c , , "11'47,,,, i, �' ', , yl c..'&'LC �a state; that the legal notice a printed cop of Which is hereto annexed, was r,1�1C< ('t+ jtt' • `i"' i ' '"'i`'' r g notice, P copy r �eon I , eretai,.tt d 111 iu-pr a 1; . a ` published in the entire issue of said newspaper for .....:....... .... successive and }41,,,,,,3#DO'fie'& . u z r ors '1'''7..� 4" 5{d.., ..,� C"lyk p. ,i ;l Fl�I P . ' ttd' d . q � ; Q� � • . • consecutive weeks in the following issues .,.... t. . .. . „ ........ .� .. ....� ;-7,06,tity '- �t ,w , a,'.N,�F , t , .1, -..1 September 7 1977 "zot , e.,3 ,.w.1.— rw..M«,iw..w '.' '.L._- ._...._.w + ��' � Ft rep gab i �etAtt.!. �y�ri]�`�7, ' . ....:......::w.. . ,. ;........ .. " '� rlyl`OM' G .�17 i'flr,,n ,prehtninu '' Sig t�ice) t.014,i'rtd,. o rani`1 e ri, d$ w�' 1icsie:n4 Subscribed and sWOI'll to before me this .9.11... day'of....,..:.. 4, u bn,ti r .,1,, a h '' Y x„,*fit' n94..', t1 'o. a� 7►, S ,2�i. ' I a.4` Tt Lot',)O) '' ' September 77 x /� �q y��jp1� i 1 ,..u. ...,r... .r 1..u..........M...a..d. 19 I�` , Ylr' S.Jr, nance.,� e 1 P ' f�(Dup16 �', t 0, 7 -*"-r X11 n$ , r "i ,, �/�r� M !.A... i- ,A 09ttd,0 Ace a. a ding the, tiro , f Ilik 't r P li of Oregon "Sits'- e a `,' ',tia .•ne, '107etiont1,8 es e#1 I, s , iii a htht. l s ii 0 ” ' � ls rt my cotnmission expires . .A0..... 19.. .0 s ,e 1 '' 10116 104'otad x � jgi ' to , fly rep e v a e� 1 5f4 f� a. 1 1 v5 4 Zone,°r.an e C 31j^,� '+(McCb3)°- , • , ,A�r'.q ps ,V `f� aid Jenne� 6 I1'f,'or`. o m. Y. 'i'nenit,tb n ..'', c,ott ' , .14 to'.' e isioi , . n"rd o,, a.. ': . tinni }i es.. • tit'h h ' . ,.iat , '' ' .,',:1:::,..' /"... r* 1ap ■ 1.1;44; ',it1"t :9 191,er. a cg 11itinrte .,.i.1 8-1 1c1' A ,� re invited.t ,i �yi ! � ,,,t �"nil 1�'itt� y. 7oM':Me lee.VI k• to ,:te z f d In alit----v r�� ,w' ...1..._,..,,,...;.4.,',,,-4,-;„-,--,1:1'V3 Q1.. i titt Se t -7 1977 F.77. YID 9' "/.(/`y ,il .11^Mn.W!MmJ�.Aw„yMMMn.w-,+rt+IWf m.eeccrrk.m�" i I n y .4„..........jiiii. . • • • 0 /0 tA 4 114,. qAA' I 1 AFFIDAVIT OF MAILING , STATE OF OREGON County of Washington ) ss. City of Tigard I Judith A . Heise, being first duly sworn, on oath depose and say'. That I am Secretary for the Planning Department for the City of Tigard, Oregon . That I served notice of bearing of the Tigard Planning Commission of which the attached is a copy (Marked Exhibi.t A). upon each (Zpf the following named persons on the nn4 ,,,)=(1) day • ' • of "06, , 197t), by mailing to each of them at the address shown on the attached list (Market Exhibit B) , said notice as hereto attached, depositeq) in the • United States Mail on the --1-14.4,1-1J\ day of 1970, postage prepaid. Subscribed and sworn to before me on this 9TH day of , 1971 , Nota y Public of Oregon ' My commission expires : . -iii 401. 4 ,404, c, • ". P,› t-c.04(tott. • • !w tr ylft • • • • (: ) CITY OF TIGARD • h♦ AIIpt 111.0 111 P.O. Box 23397 12420 S.W. Main Tigard, Oregon 97226 Dear Property Owner: The agenda enclosed for the next meet4.ng of, tie Tigard Planning Commission includes an item (circled in red) which, due to its location adjacent property owned or occupied b y You, or due to your previously indicated interest, the City feels obligated to notify you If you wish to make your views 1 *,rd in this matter, or if you only wish to avail yourself of this opportunity to be informed concerning this project The Tigard Planning Commission invites you, to attend this meeting. kk r.. ry •.�rsq-�,n.w.°Ib,......r«.,. ....,.-.0^♦...,,.+.ns .n:..,.... . ,. .. ... .. ..,,iy x ��Ma ..,.. .p.ryk:Sxuu�n'MM1'hfir':R:�iit.,8l,.. 'YA=.G'...44 ""^�Y,.9'"tYik,"4" , A,• . k " + 4 ,. IT COUNTY OREGON • SCALE I0. 200 1 • • SEE MAP 0 2S I 3DD ,,y o01Ac. .-'� °'° SUBJECT ITE ZC 2+7-77. �' 3 7'9 ..................., ,..._._,..�.. t/8 9°25'E: w ,b,i1. ..._......................r ' t 9(7 X06.90' 4, . 159,11�T orb '^ �.1 ' 714.5' 2c'2 Ac, n7 i 0 ;' ✓� ,.,, r r 0 47 3 .�. 100 4 1 r .9 �1, ° m(735/14 t• :o �+{) "� y I G.r°6/at 1500 11100 ^,r r w ,k .48 RC. 200 �2AC, 1,�.. 95Ac, 1 r ti 'S Q?u AC. IF, m. I 4bar a 419�� e'Sy, w ti e 0.941A c. c, 1 ...//�/ F 20, I— A • 1300 T i°1.; . °a ^�S 35Ac. 128.75 1^u., . •`y I.65/1c, 9 Fin, m ^f s. 203 N6ab S'C ��, 134,79 C c, ,� e,......!!e3 S �a. t 5 b . /aF„` 115 c h .; . ,, 4-)) / e 30U `, ��' 23,00a3 Ac*,t. ' B5 rr j 4V s o� 5 b`5 `'h o cn I6dC at .'.':\-.) itG /0) �QAr. ;.sus/+ 4 a �r" -- ,/ ‘9(),,,, 5'' 5 j'. z , oa.,,....,_0_,, :):4„0.4 4 Ac iN/ l 1a ` . ~..- ^ 40 f -;h,..4 te"Y 170c �`. . '� 1/ ti 7 y94Ac> f/ r 9.,1 ` �' , 302 M- . y b,0 I` 1 Y i J -�-- -� r w , , ` ! 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L.*«.} tv .$k;� )4U" +±Ln w 6tt d !ft �4r+a!w..w5d s...�� r.�„-4 41 k4 M/I � 1.tN . .:.w. Efirmiiiiiirp. • - -- -. -. .• _ , . . _ , *13 i 1 .it * I i I, 1 i 4 it i ..1 et i , 4.. ' - EAST-378' - ' — — — _. - - t1ii+* a t sue,,n. t - na it , c �� 700 , *. 1 FAIRH«VEtt CfSUR7 � ofYAr. -' ZC 27-77 6. ' 3 25A �_ 1301 C4�sTC cs -� TT° ;17:: .k »tti :ei t` Q e��8SEE MAP -o avL« N "� �"� 80,0` \ , •It, '', `1 w i HH9°Sfi'E i f' A., 1 1ri,57sair k30G t [ �`j` BUTTE,._ , i tits! ° ,-f' J 2i1 $ -� + S3T 589°56`Vt 814 -7 ; 16.6`-- - N 9 o 1 , . t �04 ` 442` 900- {_ t' t. OA — s.- t 40G _ .aa- ZC 2.7-77 �`' ,;a�` 1201 } 150G a' II !02Qc. 1r�aAc h ZTIAc el6`W Tft.4' ° Sfl9°56'Nt' 346 S,AfJt S89°56rW 3648 ,, Z3fi/5fi5 1.. 1000` „� 4134 c. -� r Zt 26=77 g ¢ .� _ i ,, DEED OvERLAF `, /0"; 4.ao -sr 1!I .n err r - oa 7'>/,cr O o • 1: ° ' n "' ° Et3Ac. 1 ��` ry° 1200E Al c°,, ■ y, 7 t�i °35 E 160 2•- sH9.5ew _ s_ f - DES{-ATED 7_5 PU9tlt-D.V•442/43'.} g. .Vl'1L�.i{ o ST t>a '- _ - 346.6 - .�_ .. .,._i ._ �.-N T 9 � f M L - e ` ` See- next page t4-19,a__ '14O234- t3OOO4 063, dti - - -c . r F! j 1..,t� t � t t`i I 1 ; Ile ..11 t i .j 1 R riei L r Alt tags.i r surf i EAST 3 r78. ' I I 4C I" tsa4yaa t 3_.ta= `FAIRHAVEN COURT 801 ` 70 - ce �'. f�1�, it ac 27-77 1 ri ` 1`301 1 3.2.,4c cat.4 c. '4,.• ,,- 0. -.11'-'77. dE;V , - SEE MAP N V.M ''.. •W_ „-,. ie,-.. 'Z' / 2S1 301 I 56 . _.2... _ .._, .... .400,, 1 a, nasds6;E _ z" - 800 '� # Sae at �� 3:r; v: 6i t4 s Q D N89°56 E - !.ru c f300 k 1 ; 57AC 3 4�_ -_m a � t� 6 UTTE# T. #— a;- y J i66 '�._ 53 r' S89.36'W 814 9`T 1, - 900 S N 84'S6 r50Ac. ` W�442., 1 !' E400` a Z`" 2 7-77 o f 1500 'ci E02A ° , 4.664, ,.'y> 1201 236/565 a Sag'S6.W; 34¢6 M L Rr -'W T114 fir Z_7/AC- ,,, 1 S89.5 6W 3648 1 i ZC 26-77 I.I3A'c_ t Ia 3 DEED OVERLAP' r t 4 / � c Ks wi _ I m a �• 57:tom ' a .a a Z 27-77 a v� t.t ,�. � � � � � r� fir riN,0 Y y 7 i H � rte- /N.. 28'50�r N./ 8G.47 -.71 11Q0 �� r .604c. 120C zi= a 4. .3J.'�r g , jr 0C=Al N. ({ -.1 —a B 32.- 689.55.W f 5 99.35.E !6G _ --- ' J 7EU_ ? V;4421433 i 34.6 6 N_ L .� a — —. 35 W 8131CH O., U3L1C D. t• sw 218.3; __- �� r . — s� ., °3 108,74 See- next page 1419.0€�- 140234,.. 130004,,, , tt6-39CUI--• „, J fl .T. Rit,tWkil , ci‘ ) ' 1GTON COUNTY OREGON . SCALE 1,1 00 T MAP asI - 10 ' Ot"Tri it 2S 1 3Da )0006. ' w 0' SUBJECT SITE 2C 27-•7'7 3 7 N 8 9°z;� S..W vi DONALD 5 T. r----- , ��— . C 0 S`I• REET 159a1'� . • j„96,90 r� �t 100 6 _..~ ,z S A4 r . 0 700 2 ; iie: i • 1500 Ir100 w pir) ,e .484x. X00 1 .SZA�. �� ,r 800 r ;,4,,. i wNM 10 I in 1.9z A< 00.. 95Ac, , '60. . G175Ac, _ ci c ah e 05 0,9500 a r 4 s 3/9 c °19► 688. Itzw) h • rAY I V�' 1 300 a�'p � 5 205 ,L 128.75 ^irk . . l• 1.65Ac, Flplr .4)::, 203 N64o�,' '' s fir„ 134,79 0 .,,. ^, / w 44' y ,52.4 y :10 2�a , SO .,k) .--., s'■.ee,s. ( ,y ti.ti / 4 300 c,• 303 • 'Zs G/f ``. ...�.. d� ` '��'4b €,z,��o17^ 202 65 O J /3; oq6:d50, 0. / ASa ,'�a ..� sale, ' , 6A/, o ri c°k' '�, ��fir' �s ga Sy q � .#4 ;;�� •4 4. .13,864.13,8 4x I 170 _ X400 25g `1 Er ,• / 94 sic. S —r. '" r�� ' 302 / r� w ca 674Ac. °`' / z ir 61 ` *-' of / r O .. 4 f (,,,,' to N:9 16 4 2421 „,,,7 '"�, � 3§7,12' �` r� '76 *,./i// '„ . •'/ i `�/J��r ! /��o //.'///%i” t%/////✓/rg �r//�d. 1it�. /iy '/1/�iTy.�. r .Sc�AG° . "t I � � 50 1- 1502 j NI fa . ,, T .�a504� ' f h, 5. '6Ac. .,• ... 7Ac, r' .37Ac, �`, 1 r 500 14, 4t i 1. . ,,,t" " " -. i ,g�1J.,:• I ,. / I �' . ..a (� hJ I 1 fi, �" 600 w. h ^+ ro I ti � t ;, `- . .6•1Ac, �,+� '�' 7 I, bp r % "�.`. . i (C. ,N .IteM) �,qw4„ 1 , �'`' I 1 I r, \ g A 6ij''r f • / 7:3'•b b b le At 8 ..I L'Y i u. W» ,� ,� iir.«�» - -• '0 61, .: ' .. Sr), ', ',. y .a, w rn , :r '7.;;//2.70.'/!rer ''/ % /^' J`,j,f'/!', >i� /7 A/if //�/ / / .' l.'0%• // 7" ,p � ,, :� +' /rrrrr.rda!!!",�?,l,y � ; /r .,dy/� •� ! ✓7, ,vr,v/'!!/,Olfi,`�f'' v.+'/'d !° esx`✓'x .� ':% ✓/1%�'�r i,✓,�r .d✓�.�'+✓'� .ra� /r �r�,il / r �'... ��f- J. / 432 3Cl C1 . X70( r; . 04,• / 69 Ac t Iri . D �r��Nr''''V\��'.�� t �0`�1" in r„ { �`��.i..-. ., . . 4441 1,4 61/1 �0,-, LANE tra bar . �i .. d�r4 • u k•nxr.�a up 1«scu egaaa,i , i . • • r rlr,+ , r ,H '�ij Q!S.L1LS-1t/-B7K"JR. _ - i'I.Gi ■Q- I -'a'v�"- �;..�.� �{ ,><: J _ '»'..RECORD I NG ' � � ACREAGE z R T r O. ,E1' ASSESSMEN DATA C N O �•� A'REA ' N .t�;� µr��'x �!?' ASSESSED OWNER''tk DATA MAP ^TOTALS AqD I T ION I x AC I ''%'1'.' M�R MAIL L ING ADDRESS ACQ LAND 0 t ASSESSED ASSE55E NI r� ,, ' BDl1K•PAGE N AND IMPROVE. VALUE SUBDIVISION I V I S I ON 0 E {y4• Qp LENrSCH" JACK W CHERYL K . 890-01,'92 9/72 2513DC 7,300 36,200 43,500 VIEWMOUNT R-7 1012 0231 A-2•G" Il r .� 7 t'i ' ! . ►3750 SW 114TH AVE TIGARD, /, 97223 7 L 111} , i ,1,...11.VI�;i$p0 DAVIS" JOHN W 11 875-00`x`0 6/72 251310C 7,300 40,000 47.300 VIEWMOUNT R-7 ' 1012 0237 A-2 •'�"• • .. " ,,•, a 1_13760 SW 114TH TIGARD, OR 7 i>140a.MC CLAIN, JAMES ROSS 109H»0630 12/75 2S1 30C /,300 43,900 51,200 VIEWMOUNT R-7 1012 0237 A-c �f bt:,I'; atj'•r 13735 SW 1 14TH T I GARD, OREC• 97223• " :,J"1,:"1•y100 JONES, CLAYTON H 921-0399 4/73 2513DC 7.300 29,400 36,700 VIEWMOUNT R-7 1012 (0237 A-2 • 7 4001 04"'"� ! ' ,,, I3745 NW J 4TH AVE, TIGARD, •■ ,97223 , ,.,,, )'','vl••DIC1.AWYER, DONALD E WANDA L 91:3-0841 4/73 25130C 7,300 33,400 40,700 VIEWMOUNT R-7 1012 0237' A-? ' lu.. r ,' • • 13755 SW I14TH AVE TIGARD. •,- 97223 7 „Twit] , } 1' 0 4400 DECKER, RONALD R CARCLE A 890-0016 9/72 2S I3OC 7,300 40,300 47,600 V I EWMOUNT R-7 11012 0237 A-? ' 171 t't ,__1.3775 S, .44,1 H.AVE T I GARIa w,_ -97223, 7 •--I" r ,;�;,{� 4''�Ir�Ilj^D`ENNF:H,�M111C1ir1,L G 896^•0255 11/72 t'`-S�l3fi`L-"- 7"30[1 38,E00 45,BD� VIEWMDUNT R-7 1Q1? 0237 A�-8 • \,. t ,,,,.,,,4,111,:.,* 13795 SW 114TH AVE TIGARD" ; 97223 " )`J ,144500 5LAt1CHARb, KENNETH R ! 931-0909 6/73 2S139C 7.300 38,500 45,800 VIEWMOUNT R-7 1012 0237 A-2 • 7 1b11I bra' sh, 1351,5 5W 14TH AVF: +ARC, ,:f3' 9722.3 , 7 7 ,` ig.1y wa, G51' ,,EL • 0 F., ' _ ...091E5 I / 25l.CC •1'"300 407400 47, •0 VIEWMOUNT' R-7 1012 0237 A-2 " v y :: 52 000 V I•IMOONT �, •�� 1, ��'L��` 1.155 + r1�14�,7H AV ��AI,0�0 1 1!'74 2•130 ,T3.1 "'��, / , �R-7 1012 0237 A-2 7 10I�,.. . , ? `_ L T I OAF''[) t t, 3.7"23. ,' M � P T , 0 tlA'V15, JO�EF'H�iJ ,- X45-0310 9/73 251 UC T7, 00 4"f,/C0 52,000 VIEWMUUNis R-7 1012 0237 A••e •7 I.flt b ' 13875.SW 1 14TH AVE TIGARD, 37223 �,,r t, _ 4000 OARLANO, DENNIS IC GLORIA 955-084(0 ,1 1/73 2S 13DC '7"300 :9,4::0000 47,000 V l EWMOUNT R-7 1012 0237 A-r i •, •3E3y"3-, SW_,I 1 rLl'H1AVE-,T1 OARD, _•.:97?23 L. (�'�'� "" ,-t ki `'3'-25,3"" 1.300 51,600 YILWMGUNT R-"1 1012 0237 A- --- c'''',:' �� r 1�,�iG�JAGOO', STANI;-Y W- BEVeRLY .1 ..04-098 +1/" 7 1 {1 ;r" A 13900 SW 115TH AVE, TIGARD, 2 97223 •a' Ik# �1'1,,1 ;1' 11.41GO GUSTAFSON, ROGER R 899-0223 9/72 2,3130c '7,300 45,500 52,800 VIEWMOUNT R-7 1012 0237 A-e , 7 1It • t3J350 SW„L1_57H T I GAab CtF_9 223 Y�- 7 1,i 1`I' t a V - el'- v r �K, tt.`f"�+l�Jb HkLFR1CH, DAV'lD LL I rt1 Ir g538 3%•73 2513UC '(,300� "�'7�"440 54,%Oft VIEWMOUNT R-7 1012 0237 A-r • Y` 1 ''9.5344 SACK R,sRAY1WTH LQRRAINERO 919-0761 4/73 2913DC 7.300 "+3,'700 51,000 VIEWMOUNT R-7 1012 0237 A-c r , , 7 1'61t� k, " Y' y ?520 51.1 I1T A E TICARC,,,.»C?�17 r47?23._•• '. ,,ir, 'r1 v W CY.ERT, ROpLR J 9411,0809 8%i �GC 7.300 2C4,OqQ '�'6„300 V I EIdh10UNT R-7 1012 0237' A-r ='7 + ,7»' ' b 13500 SW 115TH AVE TIGARD, 1.44, 177,823 +75$00 TEACH ALbEN L 10,86-0154 5/75 c"S13tiC 7,300 50,800 38,100 VIEWMOUNT R-7 1012 0237 A-c ,. . 7 1Q10"W l tl '•F 13780 SW-11TH AVE TtCARD�C 7 g7'2;- • ''7 lw�: 9 Y! f'1156 F''14385 ON, ALCiLN Et 93.1 01'35 6/7°1 ti»31,S10C 7"60U�"�i'2'60D 41,r,"0-65-1,1EWM0UNT R-7 10 0237 A-t 13720SW.tiRTH •« IGARD, O-; V31 07723 •.-7 1 (r 1•iSTtlO NtCHOl.S, ARRY L 731-0077 6/73 2513DC 7,305 38,`7ob 46,000 VIEWMOUNT R-7 1012 0237 A-, 13955 SWL114TN 5T T illLUNDi'N�V�ILTOF gym 3EVE`T,lY J 99-) 9857 8/72 dS13DC 7,30-b 43,800 51,100 V 0 NT R�� 1112 +2s'7� A-r ' 1 � a�' "iF 1370b SW 115tH AVE TIGARD, •1 8; 83, -7 ta1tS t:1µ "`34.30ab STINLER, R08ERT D NANGIE A 91, 06,.'1 3/73 2513DC 7,300 34,40+7 41,700 VIEWMOUNT R-7 1012 0237 A-t f kr 650 SW-1,1571 AVE-TICApl7,y r �'cc,3, tilt r, t+1lr G sr Y FttiD BERIIIA a'SI r 7,800 )?4,400 32,400 MEL-OS R-7 1012 023 A i u ',';-Jr 13610 SW WATKINS AVE TIGARD, ORELION 97,823 7 to v„4, ,',;:h:x'340000 TREFFlNGER, ALICE U 452•G131 10/61 251300 7"900 2"2',200 30,000 MELROSE R-7 1012 0237 A-, 13530 5W_.WAf 1:A i T 1 GARD, 'ON q;'? 3 ___.__ _ "F• 11#'04010 SERROTT MICHAEL TON ALICE E 251305 7,BOO 22",700 30;56-f- MELROSE R- 111' 023T A-i t), ' rver OR 1006-0:53 18/74 251300 4E,70L' 3,0001 45,700 .95AC C-3R-7 20le 0237 A -7 "iv; �,5t, „ `� ��p13570TSWhIWATk01NS 7IGAR ') ". ".".S'',- ,' • i w y, �, �.,"'',• 1 E'AUL EU� 8A51t F - Ei'1p•0411 II$r'73 et;i3CD 7,800 i;7,JOO 3:,,60' A.. H•V I° r: 1012 0237 A-i -7 I K, Ir w 13525 SW WATK I Na 'HOARD, ORE••['J 971.'?3 -7 1t111µ -:'ii, ,., S,i440,8" HAIJ'<MNS, JAMES PRANKLIP4 1111-0U-!3 9/76 51305 !ions 31,700 39,500 �'AIRHAVEN QOU-. • 1012 0237 A- ,- t,. / v VI,N CT TI AG _CF1E.,_b ,7:T s3 5 s�I•c'A t�I,rA .._�_ ».»» rag' j=414,61_4,0f Ar J", A.i(JA�f ALYi'h ^ c�51 3°''' "1,805 -®5 ,lCI " 67,160 F'AIHH�VE CO 1012 1? A»+ • 017 10645 SW FAIRHAt'EN TIOAr+,,. .181-0%4198Y5'70 E 1N i2 - •�� 1' ,k l?>G^)04 St1YDER, OWEN •,A1L V 0"..°13CJ"J 7,000 I 25,200 I '3"OOP FAIRNAVEN COU'• - 1012 0237 A-, 111' �. rq�•�1r lOfiHa SW_,FAI,ntAgE,M TIt_ •if'1.:.... �..F�'�_. 4...,.. - ...-'36,050 _ _ r"�V4Y7 1 bMA UvvA(RJ N _ }"S 3C+0 7,800 c�3,eCO -FKT AY '0 ■ - 10 0' A-r _'7 ki! k7 ,i io'i65 SW FAiPkA YEN T1GAt3L', �YEC' N 8',2'.3 I"" L7 Ii1Gi: .k ry.it,t,ip'O4p5 tIALGLETT, JACV5C, P 906.0345 1/13 :i;ibb 7.!:100 32.9:)0 40,'700 rAIRHAVEN COW'. R-7 1012 0231 A- -1 I Cr l 1 Sw Roo__t.4;�,i«b T 111AF;;,,,, ,NEDt, ca r, yl �rP� . ,y� ��`,,,1�'III�'NLRC1". 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'-7 too, 13520 SW 110TH AVE TIGARD, .-rOCN 972 3 k ;' I OC S A R�FIA1 E- OI TLAPIII )J q �;r c 5.1"3(75'°" """rr. ;'� it,- rcr-rATRF1 ErrCC�I R-7 t 012 523'7 A- 7 .-7 , titan ' „,' 1. �,"f1"„'"'fi' • c'E31 7"800 r:8,00U 36,"7p0 FAlF1HAVEN F"G7i - to) 1 A- l- r F ' '• 10900 SW FA t RNAVEN ST T 1 LIAR ORE ON ./2E13 ,„ yw' ,,-7 LQbp 1 +7Fx �7ERV7-'J13f..„..r ,,,,,F, - r i •• /• •• FA 1 RHA`7EN CCiU-• R-7 1012 0231 A- r, ,.. X (`LAKE CtELL Jt2 COLE . %OR.d.O,.SW t)F41-4% S't T11ARt1 ,.Jr.FCON P3 1-•7 •1 I1L' n, r•v •• • • 4 7 ' i ,c ' •' ,11 :d, 1• hA COI', '- 10 r. 02'x- A- .:.E 7 1�i f= " 1 SW FAIRHAVEN T1rARt C �� •ell' 1.1� p,�•,4 • •a/!, `*`,�-• • JTJD'7 "_t__ • 1 . ,•• ,11[71" O 5!77 30 FAIRNAVEN COU'• 14-7 1012 0237 A•- • W FAllxt{n"IEN PD 71CAR[. OpEG4r) 7"E'3 nt-' r..e_ 1!"-7 K r't I. 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A i , t,. , . :" I, • ��• � � 2S1 3D17 7,000 17,900 25,700 FAIR 0411'• R-7 1012 13231 A - •W;,,<4 a clt • •Y r•.I' •••• , AA.. •, I� 7/-1 ?al U_DF1 ., 74„0. 31 ,•-'...... 1 •• 1RHAVE'' r1' ∎IV. . -... I 1■• t,,,i �; - A•R-`7 Hitt ,t 1lplpy •1,• �,W�teAy(tHAVI N WAY .TtOA:K ...OFtEGtlhl "722' 91390 s 1'7,850 3,8,700 4d 500 FA RHAVEN COOU.:F4-,,,-�L.I L ..., 0231 A. " A 1 , IF}1•}O�1}�•�j �rc��q�o,,� _ ...�• _'....1.tl1,ul.,,: 1j" ," 1.. • ntl7 11- M t . 1..1.7 i sor -. .-.,t t•- --,- }"••- r".�.:1 1 ,...�.., .� •t'•1 - 1,. 1 A.• '• { ", • • .�F.I RNAVEN WAY,,T1 OA •onrGON -1223 ■ „m,......,.r„.» 2237 A. - , 1 a . ', rr '• •• 'I'' ,T - E"# + '31°9'0°° .. irtb- -- ',�10 X34,600 " , U / 'c• . 3y� ••;1�1r1�^i1`M�T o, t 94� ■ � FAIRNAVEN COU-• 14,-7 12117 A l . 4= 036 SW FAIRNAVEN WAY Ti A',a !':° ,A-7 IW 1,f`' r rilli3 1,0t175$ C1� ... `,, .t .,� e- -„"' 1 1 1r1r' 7�• : ; a 0237 A rc _ °* '.., •q •i Oyu ,r• _ •I• .,.11 1 •11 r1f1YL,V - I •' -... 1 �1, W M AV* T •A t •R i/N R`7 �• G '. 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IJtj -�- 1AVI 1'ON CO �w o9 �>; " A., 1 ,. ,,I Ncx i �t y t _ ._..wrwr�s.«<.•„w».,,o,Mt r.in..,a,.rre+wu swmm«w•.a...,..,.,,�....,,.-.,-«-- , ,, ,. -fiYM5tli24 mu,�iSkrw.w,. 28,200 PUDRES 1012 0238 A-r13c0.9132 CR0585KN VANED NCE EDWARD CT TI ARD4 ORE -3 ■i �I,i ,10� • •s 1 1 ,• 1 1 +N 97 -3 6238 IRr--� l26 9 SW PRINCE EbWARb,CT 7lGARDy ....EOM +/g230 ' 41,000 44,dOb K1N0 CITY TERM PUDAPT 19 2 1 ..,p t, 1 0 = A-21329-913a H K 0 , 1i9 -0 .:.'“'"!/-%' 51'•i i. 11 33,700 PUDRES 1012 0230 A-21326-9134 JOHNSON, PR NC�E�Sg E IOBI-0826 1/75 SIDDD 41.000 41,000 KING CITY TER`.PUDAPT t91' 0230 j y iS 4 W Tiii EdWARb°I:'VAq�"`�A�p,OO P',.-1,'7_ • 1 09.50b K1N0 C PUDRES 101e 0230 A-21320-0212 CHkEKSi RALHNPi1itHNACAEETAI. CT 1018-03_36H.4/75•Sz90b' •'''25,880 254900 KlNO C11Y Ti;R-. PUDAPT 1912 0238 ..... .. 22zz(..PA V . .T - 44 11........ 32,61• i 1 . A-21320.92l3 ORNS O , AC " 10 -1 / •i 1 11 .. , •,. C .... .A. • i 33.`100 PUDRES 1012 0238 A-21320.9221 THATCHER, DORWIN DORT + 1091.0421, 5/73.-SIMDD 13,100. 43.100 KINO CITY TER PUDAPT 1912 0230 yl 12671 SW PRINCE EDWARD Cr CT TI•ARD, OREh• 97 '3 12r,. tv, ,.11 -1., 1 1 • ' A-at 22 NC HH N i. , ••'a 1• -11: -- :1. , 11 : ,1 t. _ I- ' ;, 44,80tl PUDRES 1012 6230 A.2132�WHEELER.OARR`HCH EDWARD CT E 081.0/67 r'OON�'/o28n0 43;100 43,100 KING CITY TER'.PUDAPT 191P 0230 • !266>'SW RR. CE EbWARb CT TI•ARO, °RE N197 3 36:400 PUDRES We 0230 A-21320-9232 ALEXANDER,_ •,ARIP.T A „ 1000-0388 .1/75. .51900 41,000 41,000 KING CITY TER PUOART 1912 0230 3i 11 1," p . A-2;320 5233 A zz((��Oa rslt_ 0 RD 0-, 55N.• L. 44, i 41 .1' �r 1. alc 1 -LHELi , fAROL ►►{3 H I U 12671 C SW PRINCE EOWARO CT IGARD! 0'-00 • 223 33,000 14UbRE5 1012 0239 A-21320-9311 RODEOS, NA UE 022-Ot29 .4/75.-519bb 334000 33,00O K1N0 CITY TER' PUDAPT 1912, 0230 A'''° .7 �r �pfJ,RD 0•:DON i r -, �, U. 1 0-21328 I. , A• 0 094-0 y•• 11.1 ..01 K N. "• '..A• : , 126B5.SW PRINCE EDWARb CT TI•ARD, ORE iN 97� 3 31,'100 KING CITY NO, PUDRES 1012 0 @38, A-21320+•9313 11147 OV1C , VINCENT,) 1,13-8120 2/75 -519bb 32,500 32,000 KIN°CITY TER PUDAPT 1912 0239 gtX2b 1I z6g ` NCE COW 9. 11 Ati tS . 1... V • II 1' A-2T32'd-5321.OCHHITZ+' S ELLA A . i5 .f - •Y•.. 12879 SW.PRINCE EDWARD CT TI•ARv. ORE•+N/97' 3 33,100 PUDRES 1010 0239 A-21300-9322 GOODWILL1E, RA 1092-0087 2/76 -51900 34.700 34,1t.0 KING CITY TER, 1012 0239'IN .11-i. --b.' r 1 : A-2T3 1- - •.A 51 t 0- 10 1 .. • E- tie "41.1.._.. fi VV. K `... T . • . 1 -• 6300 SW.NICOL Pb PORTLAND, •'COON 972, 34,000 101N8 CITY N0. AWACS 1012 8239 'A-21326-0100 YEALE. HENNRY G 1. N L 0110A 15,000 9,200 25,200 .70AC 1,�2 023`1 r ..:. .. : , ... 1 .DNA..• T 6AR1 ,b . •722.' - ,;.R920_N ASKELL VE DALLAS, Y XAS /0011111111� $0,008 PUMES 101e bele 1 ,'•- b F;C lu ll; •-7„. " .'97.'C'- C-4 -818 6237 :.. F. AL 11 4 RAYHONb C 14110 SW 105TH STR4116• 90,.0100 UW 9"2223 ' 11,100 PUblCS i b l e 0220 ,. •.y• ti ,:, - -:, ----4.1;"300' .02AC 004 012 11235 I .. 1 . ANI4,CHEK 4'� SW;..".a •, J: IM IL .. •,. _ ILALIT CO IN' 521 g4l1 4I 73 511UA - 114,•• 0 .4.. .•C 4 r '. i . b 2829 KELL AVE DALLAS. I XAS 75221 L' 30,,, 1i bAVI S, ROBERT H 955-0944,11/73-51100 12,200 3,660 19,000 .3500. 012 0237 ,-�" PU A-2 326-Ui. 0 lob PUDRES 1010 b�39 A•2132O�b215 7 W .AE AV AVERT.N�,��p �j� ..-.31.�f Ufl- .... .U..' a 0 A-213c6••ff' L Y 'U S L NA L 1.U�1»U�0 7 J 4 , '.., _._... , .' . ._.. -., • I . J 35, 00 PUblICS 1012 0239 / - -.1 11 .•;c ��EYRORU55EL �RV14. 8656 SW A IIPCNl+O O'•,L�1JD,R.. 87210 . ... :, �"'✓ L1, 7 6 dl, 1 - 30'300 PU1RRCS 1012 0230 A-213448-8319 PACOk61CxCARE,CENTERS N. .A 0090.0519 3/76 -51100 r 5;5,360 313 000 428306 2.b9/Ad A-9, 012 0231 '1 3, , 7 /., 7'411 VJ.• , W 0UEEF.VICTORtA`040/-b, 0R 9'ls v :: 8990° 860, -_:...- V \. 30r 1i. ° s 0_ W PAL Y,1 HW .ARb i' E 21.506 1.1N° C1TY NO. PUOP1:S 1012 010 Fr C A 2 612 0237 dITTNO. 'u A-2-132 JL • 4b, 1 -.: �� ,..� �. -.. •13tiAb 1111111.512' 01;37 3bL i Ktflb C1TY Md, p o of Jt / �.- - 1 1 .. ,. ., PUCRES 10 2 0230 A-21326 0 e��{9�T-H •ORT:AN ..R�•. N:,:7 . .....- ._, 1300 .G: •. .. , .i 1 -' � L , 30.000 2,984115 1012 6239 A-21a26 0510 GA1 , o ;.9223.. OANtEROURY AL -bit 0237 --"I', ... ...... . _ .. :'4-'..,:. ,., •:HW. A•r'��1�R��[.:i 7 y.. J .. : J f AR. .rp .N ,.. RA Y , 0 od .14740-PO,1A, No .ORb001J 30.700 PUDRES 1010 0210 „i.1,, B'T•-. ' -^+--e/Ts..• ..•SAC rytIl 023'1 .A° 1-...915$g3- 1 -�:T3; 1. 1,- , . � - a ,... A• �1 R 1,_cs-035$. 4/ c �.. .,... ... ,,, i L 6-6068 OAAp Cactitl5 pL NN1L h 66sWE • OR 970.4 slip A 9,280 23,180 eb,36b .OcAC 1012 623'1 .11 0 CITY Nb, 8 013e.�. 1•.- A�'AA . .AN. z+1•5.00 KING CITY Nb, Pt1bREb 1012 0230 A-2 100 L v9+o59W 44,2a 1745ARb, 0RE'' p97os#b, 6r 13 951;80 I6,bbo 16,666 2d 66 .bKAC A-2 612 02 31.• 111 , • 1 ,. ...;i: V 1.:, f; .:, 1 „ .^- ..... 34.1180 NANO CITY NO PU• /1 6 . •0 •0r'. 0., 0' c`.'•1 ;.: , '.�4=Lng, • ' 1 :,.,, ,11. �., 2 bRE$ ►�lle 8235 A 32` , 6 S I. 37 i 7 - 57IC� C+4 . 3,. J t. gTS, 1 0239 p -__yy._��H� EE►��yy 39,206 '' P'6RE5 1012 023 ► ;PR F R F""b mg D �' .` 11b2AC R•7. 1012 0237 • r 43,600 , h .1 :3 •p,�� 11. , .,1 - , '1 � - 1 •, , g� ,.,3L bg, LHdwT p Tp N. o��°G `I N. 40.366 POOR a f 612 62311' E 7- ••• r,""CC'ATi p 6-'--1'3 11;51` ;11171- ,, ,=. I 0 b ./�,�{ QA�)..cy ;�. ..• �s IaAC A-2 IiP 23`9 ...+.:1, ._..1 -,..', ,.t 1 .'... ,• - A �. `, .,� 1KKV�S�fIE,.�gll 1 : , , 11 ,.._11 , + „ .. .,/ `'.., mom 1 ' 'NE'. 5: '1' ONA '�.3p A h---,•cE. D, : 2Q "GIID • ,,atr"t s20 eAt. d�C3ti Mil 1 1<�sT 38.4110 1t3p�IT� TCR P,6R�S Id 6 1, i i.. . ..• :• Ma J ,:• . ....�_. WAS IINGTON C;O 'i I6 ii D iltlo 1 Nb X Oil RECORDING ASSESSME��T DATA ACREAGE o R A ACCOUNT ASSESSED OWNER & DATA MAP ADD N A '` ACCOUNT ASSESSED OWNER • NUMBER MA I L I NC ADDRESS ACO: AS$ S51 D ASSESS!=b 1011E t c NUMBER MAILING ADDRESS 900K-pAbE DATE NO O . LAND 't MPROVE, MAI7KET SUB t V I S t GN N t ° 0 VALUE 6 E r+ A-21326-2300 H11305 S ALBERT a i q A• 1 r '" H, iNG LUiM6HAN t20,� s y0e F9110A 5,100 5 100 '5 A :02 p 37 A°24330 U41U F�629 SH RONALD H t RH f' AFB A ,90AC 1002 0237 A-21330-0500 BURSTK N, RDSALYNURY LN TIOA 11305 SH GULL M1 R TICARb •RE00N 97 3 N Y A- I 2.«, H•LL r!7 TER 6R C L 1, 28,700 , , i,Q W .1.�CKigQN ptjf T-A i 4 At U4 7 A-$1330 tl51 1f�N, Ff00A YN F 4300 9W 114TH,IIOARO, OREO• 5'1223 4328 SW DICKINSON PORTLAND, raV A-21220.2300 MISTEREK, ALOERt 0 5i10A 5,700 27,3do 33,000 ,4?AC RU4 1012 0237 A-01330-0500 MET2 HERRITT T ....179 Olt:,rellSO t .H /�.A p L RKE AI-LwN-431 3 �g �A .p d 3 �g A - 5 A. A`22i3•�6- io UF1aNF10Lt1 RICFTx11C 36.019 (/67 I 0' 2,3S1t 2,3(11 AL 0, 2 . A-7330-0810 ltE7M'Eftd3tT� i RT 4 BbX 2590 SHERWO0c, OR 140 V S LACIARRE CLARKS ALLEN 431 l 328-2410 HEALER, RE OAR W J 920.0748 5/13 70110A 5,700 1".1,700 27,400 COLC5 ACRES 1012 DP37 A-21320.0700 WALKCR, ORACE M 4 4b W. 4 H AV 7 ArQN L,3 A I3W:nil41';'1 C�i ONHdCN, A L F�1Ci'2 1478 1, , �0 23 AC -�- ii 8237 1.151330-D W R UfiAGE?MnHJRY.�NE it ak 1'1 Rt 4 BOY, 2090 SH1'RW000, oRC 14'971406 10023 S.1 CANTERBURY LANE T1 r, A-c^^1325«2500 OENtJEfT, LESTER L 957-0P34 12!73 'SIIdA 5,400 I0,00d 25,200 COLC9 ACRC5i RUN 1012 pet/ A-21330.0800 OUtRAUT, JACOUE5 r i J'±i`" N 11r7TH_AV OARD, 97yH F eT._ - 198?5 1IN MELF1.51 9 >��J t. t A-8neu.2�i111 74tiiY' Uarli7 fJ H itO -r- $•-7(pA 1,706 1ll,3p at.boo .4 is l't'(+ fful A-mu-beta VUIHAUT, JACOO �i ` 14292 514 114TH TIGARD. OR 5 723 19085 NW NELR09E PORtLANb, ••, A-01100.09801 SHIN, GREGORY H L12 1084«0739 4/71, AIDA b GOO 0,600 14,500 e3At RU4 1012 023'1 A-2..1330-0900 WARRINGTON, P 01010 l.A4h5 W (.1t"ila 1•.t.�AR1L IE J 9722 �, .,b 24140 NW DARN RD Tla�FIQ, A»c"FI- L'6+ J LJ�ri ANN1 a , . 0 •,,..,., _, ., ...: AO -. 11'!74`"•". :1 A- O V-H RT111Ord16 MIM -21 8t,•cobeilet,c,GL°, JAM ,s A NANCY K 1000.0012 1 751101 5,500 '0 000 31.500 C,C'LE5 ACRES RU4 ICIc2. Dr31 A 21330.1000 CRANSHJCW, RU"1.1 A - 4?'1' W. 'r1H A .ANA ,.. .i 7 ' _ r yrp 0,17 C ty° -11-40. -2.. ca ,.•,1- ti NJ ,'t. , t. AV N ,, , ..•.',• r,s., .ta„ """' IJ�1 11 � 0��-. A-�1;1��I.ftT��ANSNI�LK�1iU `A • t rWFN, in MA H INPr.ii Rkj«:1-Ltr :, .' r. WWI,..., _ .3,000 @11.000 CO C a ACRES 1 10817 5W CANTERBURY LA 1IGAt.. A-213NN nO3 ALLEN. CLEVE r. 04,,073U 10,75 .5,144 5,500 ' 104 012 0237 A-uI33tl-!loo RLIG, Rb5F T p '!l.t?."�DW I LW!) hCl ypq O 4 9'12 3 .�.: Y. A . « 'R10p;1 W GAFT:RF3AY j.N 7LL1A.f 'A-%11I•L, fi 114 NL Y, I.Ar 1. MAF(,.A1�L tt`` .,A "0.,i{7 f�,,.• c1`,e.1,i1311 -ur tl l:• 4GLEafL Li -{1411, 1RG its, !lam A-0■3'3'4l�l5 I:'1U. 0Afi 1 ;a I O 5H,:nAHDE.9T TtOAR1l, '• COON 970 I P 0 9a, 23313 flGARD, T44.1 • s Qri�i7; A , •: _ .r.144....141 SAC • 3'7 A-71330.1500 GALWAY HILL HOMECW3JCR4 4 . I 4 4,7 W 4tH AV T •AR• r.�s '� ..�... PyQQROX�. $373._7.�AR�y 0 975' c °5.. . -• r �. �,. • „'M. 61 1''15' ,i':;/ A-`t 3'4f.jtat ADaTi 1. VIil'r I. 1421!4 SW 1!2TH TIGARD, bRrol1 sleet s�� PO sox 19436 POfi1LANtl, OR 9,' �. A-21185»2025 OUCKLC?, LE.AND ". 9ANWRA 918»0195 4"13 15110A 5,700 2`1.300 33.000 .55AC RU4 Joie x237 A-21330-ILOb NOOLE, FLOYO 0 ERVA 5 1 ��__4�*__O��SW_11_M 7�(,0n 12,..00 J. 223 11a SW CAN'$ li'IURY�jr!„1101 A- e -e" ,ULAFi1.l;MAKER. D NNAVNF rubF-•t: I/ '5 I 5,,,o, ?4.p . '°"1 .•ta Co4t(J ACREO 4�4 010 0 'T A 013311-1`103 vUGEL4�IJ +(CE G ��' 4175 5W 1121'1 51 TISARO, 0 97753 14620 GW 156TH TISARO, OR 9 "` k- ' 5 '911CA 1.100 1,000 0,700 91AL' RJ4 1012 '0231 A-213,40.1600 Coco. 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F �"`L A.wS0t,EN T�'ARO, 0 ' 11341300 111X0. .K..._.. a:' .1..,.`'' - 11••-. -a S CH H' t, .427±U II �zUI C .,.. 2. •. it?F" ,3wr«';�",,:5Fi•t'..Y4�'y l}I1I.1�'^ANnI, 46'1000' NINA PARK R•9 Melia' 7 xvIrtu85-iylr F ' ••r. i' •«./ 7: �.. 8+V 211+10 I,ICLRFAIt'N 11GApO 752-0930 9130C ,4910. 1' a1 A 1�.S A tJ„ 1 �� r ,, r'2,. - . 4. a E ,,,.,, _R1 x.112 I :ITI Sa, I A I ry A 1 3F.15y,`!`..,gt'itA�Ti1,Y:-"' „iI-' i i i- Il�)r F)R'LIS�kL'TS7J]�ir)G•7S`Iil1[17:IK°-,'f4� 1 IN � r... sii�c `� `t .. .-- II-..RL . 1. .1 + • , : ,: ., 1 - ,. ,:., 46,200 ,v1EW8°1'41 . r -ASAP, A q..AiI' 37,200 HIRA NARK 13.7 1414 4231 2905 Std PIN d1DO /WO AND. 0 DoN 97ge• 1 , $0 -"+ r 11.1 '4 Ot t10AR .f 1, V !C -1j '' a 4" •2116:5, , 7 ,, . ,irrA r,N_a, A.21160.1000 T 0ARD A5.riEN LY OF (1400 013=0430 .317;3 51340 0.400 _ � 8 00 Vl1WliDt�l37 ,.,f.i,. p'`?i4ir ta1H At• 'grii`40"-'- 7t € IiK'. 21$x3 aW DAA 8 z . bR 37821 .4.. e fi tfI ,,d. u ALto4 C TIOARff•* - ° ,.. '' n 11131110, / a 1 '+XFL �" Tlt1A 32,000 Mi1RA PARK R-1 1012 0231 3 01A1dt FINANCIAL CORD 4110 W JEPALI MAT ORTLAN• N 1 ••E A-'4.I,t., -.L 0 t_A l M L!OF 2.D -44 / t� t _ .,,11 4 D - .. V ,._- 1v,n.M ,. -1:,- [J t HA g',,p -MT.. "1TRT t'AI1'Y.- iiq . i` Q�i1(17; fib AL GRlft+4110 11.3011- '0H ��, !�pp tllt Y�+4 000+ N F 0 i,�la gn4 414 .`I • 16{1011 MIRA PARK R•7 1010 0237 A°211d8�I700 t0OORIAONAAAtSFiNANNNCiAL CORP 4110 513.0435 E .AURT-0911.04. Oft 9't421 8,400 V1EWIto1}N,.......0....-;I'' ,, 114. *,y104�RHANcUt d• .C1 1 A , L _ A 0.11011-.1800,ry1 C R RA 1 y- ? �R:FII]!l°1�.._ c. .. t'k.,„w+ t,T 1, .N , '.; It09 , r .1,13-1 pAti '' A-21100-1500 11AV413 RI AVE 1104,"+, 96410509 2/14 '31300 7.300 39,§00 44,1300 VIEWNbl10�71 1t• pa gpOtgCkN EN Ttq :1A '47,000 010A 5010 R.`# 1 0 1 0 0201 139 O SAN I14TH.AYO TIOARb. •EON,•72- i4 .� Ii�t :. -111 •t'a� `". r ty,"d2riau Yr Jr„0?A b• �ie�A.A» 16x0.2000,tli aAtlw . I� = y -5 ,3� y-,1?.Q. OAR 1• F#11�A PAR' •- i 1 r3 0 bW 3�iTF1� , T "t\ t �`'1 f4 r w-IA.' c-2 A=21159.2400 KAOCR, KE�1 H 5 p A ° 11118.0 40 4715 -9 JO 7,330 39,000 44,900 VICIf't:7ttl! •, i+l;." 4,-1ANAVEt1 T104R4 42,104 HIRA PARK 0•7 1012 0237 3850 5 AIRIAn uVE TIDARb, •`tOUNIN72 ,, )15,204 rig Or.': 4.4 ,,,',,,',....IN G ' , A W,V'N ' • tab/ A»•, 200 P K .-1 ,jam g ,:. .o a , . tItu sw 47 TfOA-, J 7 ' 7 i a eW r A Y dA;• A-21169.2300 AL EE WiL 1AM C OLENT K .1039.0946 7/90-31'100 1,300 441,100 031080 VI - " r \.A fit, .--7'. kiln i+IH WAY -1 tl 1. i VIE0oUN 1OAR•, DR @ODN 223 1 ;i «-+_ H 1101, 44,000 6,4910 R«'7 A-SJ150.1400 H1 HA P_ : . :., �j .. r D tT OS t 4062 023'1 11134 S 1 ..-..... Hy s,-, 74. ,,. � ,- , 'flit•-�1:T` HAyE AY . .�42- } A-21169.2§d0 HAI1 .�JOH4+8 ►'4y�y127 0'13 =013x0 add 3d,100 45,400 .VIEt11 . �., 1/:Fes"e1.5G5aRIRHAVpH N R pq� 04.2db 17.3904 R-"! 4012 0031 1320 9W. 16WHONT at ICAO. DREOON 9- 3 ;ors wy+ 1 r Y WAY tIDA,.,0pR. �' 0-01159»2006'�Ap�� 1 - �t� -! -'. 4.' a �Jt« k ;1�, �r14 y. 4D,�DtT Ay,aI1d6-410b Mugs° . llRUC :v! A 1E'S003.0cm I li`t4-01000 11340 414,900 40,000 V(EI4lttl* IW l4 A )e (JAY t1244....,X i 149.29 t 0 30 Y lli,W b It t i OAl4p, b DON 9722' i,� Da4 i kHAVE y N. N WA bit.: r. A-Q11139=2600 "Hats, +'db0 HIRA - O #!7 1011; 0239 la D SW 6 N .u - 3 0 .3114-S13D0• `OIJ 7300 30,400 g1SINp0. �-- ��4� 'p�M1�y �� - •�• vi�I ,R tetco .�Q. 07 9d 5W VpENHOU� ct.0(0AR•�0 cooiN 223 i „ L, .+3 -'Ia4' p ar rga Rt ACRO[1J1 UNIbH t d w:* d,T340 HIRA hA14K 14.3 104 d2 i1 el100-4AOd �y� y , D i •+ .1-L"f ..: .:. pL7J3} v+ .1 �.'1:•7 '14 nHETA A r ,t s,J AV 13000 KN O ,.DAY 0 ' 4§,4110' VIEW 'h �AIRH :��i A 41160- 1 7 1.. pALYt 1719-5551 173 h13OC 1,306 Jd,l Od „, •, . y,�tl L i t It WAV TI0A,. 3,200 HIRh PARK Rat 1019 0037 2 9W..v EunGUNT ct tl6AR•,.GR»97'2' ,_t 3r. 11 ..m' ��,.,( '..i A R ..OREDc A,441110,,,../La,H R 1d . . � n to pk.. .AV 8$5.074 y rl i; - trlNytl� 1`M;�� R AVEN 1 ,'y.,j ys CC NN ��a. . . 2G 3� '1'• ri �;ZJ A 24tsd-3200 gEtL, J K W 5I�1RLEY t. 985.0149,../73 °91300 1,300 31,0dd 3d,g00 V1 . 09 1e50 54 VIEWHCUNt DUgfi't1 go, DR.9 at a+i 1 N,� kAY 4pA,�N � i�4aD ti1RA �ApK. i t 1014 d4,.. uH)iti -i A y L 1 i�,, g {�, a al 11 - F.' .. V+1 , l •'t ...•. .• ., g ... , , ._. ,,o,,„,'',,L, :r.' h w AIn4 VtN NAY t D ". i1 r b 7 J. 11.9 ID12 6e�'t A 411sg-3440 0.,129 'GNOH11: HOUNt tlt t1bAH ,�aa19 L2, 1194 'Sikh! _ 'i,�tl5 10,'►0b ��106i�' it44ik�1.. Ft, �:. '., ,gyp,��tl �wG. i 'i !.Dh€,5 §,3'04 hlhA 2AhK . A,.dl ify913§0O k gg qU Cw.. '.? v-.. ,..., `,,... FAiRHAV • ... .. , ' 6'3�WV�EAlf1"` T'T , ObFi9 V # t 4,100 3'At#NAV6N t0 9-1 1011E 020`1 A-21160-0000 HtSgE'�.,I HuaH..00chT gt1.Dx134 :sYyt'7 .,•t.«. i • 11. Piaimegpri i, vT DATA ACREAGE o • R A RECORDING ASSESSMENT DATA ACREAGE a t• A x DATA /„ . A x :r�;' TOTAL $ AqD I T 1 ON I T b ACCOUNT ASSESSED OWNER & MAP T�7AL ADDITION t T c • VED MARKET .. -(. ,, N T b NUME3ER tIA I L I Nu ADDRESS 600K-PAGE ACQ NO. ASSE sSEG ASSESSED MARkE7 r N I °o �'� VALUE SUBDIVISION 0 0 E � DAi`E LAND IMPROVE, VALUI SUBDIVISION G 0 E matt 43.500 V1 1 ' R-7 30122 0237 A-21170-0436 WARD. J I F, .".ANION 7 . 1 •. r`01 •, 00 '=, • l ' , •'• ` ' 1• .1 1p600 AIRHAYEN TIOMD, EOON 972 . • nob 47,300 YIEWHOUNT 11-7 " 1012 023'1 A=211%0-0431 E1NY,.NORMA A EDON 970 2/71 :913Ob 7.000 3Er9tlb 4b,4nb`.FAIRHAVEN COU• 1012 0037 360 5W WATKINS.t ARD..00r •, •7, ' 4_00 33.106 ViewHOUNT U-% IbI2 0237 A= ..o. . a x' :'1'..L.':1:6 A �4`,: k �CNSg�61°' ' r, {t''r. L - - r{ 0, .. ' , � �....;..r.ar .00NO 0 0 u 10 , 2tt70-aSDD H as OIL COMPA Y 1 .• ,0420 C-3 5t 0037 . '1,tl0- 46.70$ VIL`WMOUr- - • 0 A-21-IT'Q-p7U G'�4ERT5U . t 600 T' PA tt' C HWY- ,',, 6 0 47,6ba VIEWHOUNT R•'% IbIE 0237 - •-.s••!•il>rIC-LA.1«rte" �j•T n 'j'f!��••+ rs _,tt•^' :,• r 6G0--,.6520 C°3 tl!2 0237 4U - IO UE31 - 70-0900 ,.IACKcThO•R CE5rE K HERGY �j1` Q 4{E 173 91 0 39.4OU r 1 ~3.2520 '-` •• •:, �l'l: .ir6p t3FIU'171�t•. a- lU U 37 A=c�1-`71�Ono1 1fE-`I o?�dR �� , .• a c r4Ub 5tl0 40,'200 lr5aAC C'-3a=� -01�c 0037 x 0,5,�„y_HAL-.3701 POfitLANbr ba 97220 b 47,6700 VIEWttO Nl' R 7 1012 OE37 A-2eil•%0-coon AO . LDO ! NE-122Np TAN DO ,'f, , .�� t3AD .700 0 : r;00 , -p. pp ` ✓ 3701.NE 122ND.PbRtLANb, bAtr.h 97e30 nb IIAC -012 0037 700 $2,000 VICWMOUNT P-% IOIE 037 - •- •• , `i U •?e$t l,pa• 2 na DU64 Mt H IOA13O ' :: •, , u;. ..ua "Mac c ••�4 . r ■ . V ir`r,'tlU L1 ry N V A 11't1/0 D;-1- 1 3 EXX/1N cc,u.,�,P�..,.N�i'O DDX 53 HOU•T ON,.TEkA-77001 �7rk00 C-3 010 0237 tibn 41,000 VitWHbUNt r4 IOi211�. 7 X�'i lj Iuu idu O r� H T.N t.YA 1 dfl 3tro-- �a1,6bd Vt6itiouNt itl 0x9' -2t1'U-12IO a CHH 1I RLAL r t , •-• '_ .•, � __....�,.•.. i 4175 5N GEDAR HILLS 128417 eE ER7aN. O'�GbN = 005 ��-; �: ,. �'- C - BIT o • • 12 0`231 A-21170.1300 WILSON, HAROLD.,LCON, 905-0937 33/78 _S13bb 5,2Od 17.300 E2,5tltl ,5720 a-7 ln12 020''-' y� WI • 2.136' inEwNOONt '="". 10 L!_Uc1 pONbE !! 13. ,p 2 3 �• 4aG� a4,' a'- a- 2 a.. A- il"�I8�13r�!'<~I,17HE . itNDN Q14 ..�d0 _• �.�.. • f .f, . .41+20 ell is rid'... x AUSE, @DWtN 0 L/mtL M 1 50e 5W 1101H TI,ARD. O'•OON 9722 UCO 36�3UU -vit'WRS1x .1i*. ,? a' A-287'}"1'1-= 'ii NLU1j.P C A {•5 3Dd 7r1.% 1,7nb 15,500 ! 0220 IDl2 b @37 , E a ... 700 31,000 VlfwM0UNT a-7 3030 x237 A-21110-1400 N,,tlj.+SWCGAARDE 11OAabA Ol#b ,11 07223 �3 .. '30 ,`'u• :",'0i ,:6A R-1 ,1• ' 000 50,!00 YIEWMOUHT 14-7 1x12 0231 A-21170=O1at1 MOOR e uf1D q11 Y AVAITiGA_Ftit 34 07 477 3 5114 30,9330 mind 02,10a 20.0020 SPLIT 451 =032 0031 "T7� 1120 '�f `4 19''Vfi 9LU R°1 Uc�'3`/ A- 32-01 3 5 N IEl5T AYCIIOAt1br ��CnnN 9 3' �; �I I , `A SP 4 ill R gW 2.4St AV t1OA OO 11.000 20.0020 qaf 0231 700 IE,D00 VItWMOUNT 12-% I012 0231 A.81110.0800 MGURE. bOaDiDN H ELAINE O 209.0023 2,400 ' 6Utl 5 ,3 U V10IJM02 , -' • A-c'�I1''la=ff,i001'900tIL' 00Tlai TN1. qp .-S94wr• r i .A. `r070020 --- •• r tt3g35 5N 12154 AVO "-RD' •'EGON 072 3 Oil 41,100 Yi1:WMOUl1fi 31-% 1012 0237 A-21175-0400 ZIt2MER, sTENNEN A �66°0327 24,000 0.000 25.200 3,x020 x51 101E Ots3% r�F6 E O AV p0 N, •o D 8721 - mend ._. 'qOG 'SE.20a tom' �r. 11. W. .... a it 1111 A-Ot 175»'OGUd a�- 6,1' f: L'4 J^""-6,1 2i�a''�gi•' 6, .600 14,95AC -. .. t'S i• ' ° 1 000 30.000 HtLNEl 27 2 '2X 10522 Hg°�abU2N. OR X7071 300 29,000 90,000 30320 1451 4012 0230 b q-7 1012 0030 A�21175=0505 ctCHEMCNDY PAUL,M 930-1906 6.73 5`14 15.162-1 700 -s00A'••"(lL1100E'u.._,•- '.,j«.. i.l.. •,O'T' A-0186=21!0 3ll3:Y:1"", , J 9) -pt. .f/1. 4 '-4, 0 1111.. y.D,i ','CA 0 E ETCfCMENOY, PAUL M 13015 332Ho 13.240, •RE4ON 025 '000 45,700 .9520 C-3q-% e01E 0031 A-21115-0000 01 GT JGNIJ M�@..A��NN 0� �ps(hy��g 253-0638 S14 1.000 1.600 14 00420 q3!' • 00020 41�E3 t2 VI�TK 11 Ai --.--._,. -._ x. .. .0081...�'.-.-•.f'r't,�HU' TAlki.i`v'L!'1"U� '«.. 1 I• ■. - A«eY1T`la�-U�iTD Li44E3E�5H�iP5THpT10ARd. `7303-O afi t r=� "�`tr,`tilill• I��H�1'�7: i• , ,. ', ' ,'900 00,00n E t"AlAHAVEN 600;,R,,1 1012, 08'31 A,O1115.0000 1OF1UatI, 144 LLTP N Ua 97'25 !251'1 k 40,106 40,:00 303 11NC 4120 It+b2 x031 i'3 4 AV ttp�Hd A2 !1, -},. t r-y;r6-1 Y"" 7 « "I ' � 14~ { '-' :g! .[I r15.......�'Ic+�'+..' JtY.9'1R1. ..».."- tAR�u o....1 .. . 1D"* O31iItJtIITAHT1v B o i =- "-lure d;r, A ,,,;',=`60fl zikt1.1 1m44Tt rr a Ate lu. 1' 0 h•aR.u. 41 TN t2H t1 212► Ni,_•x;23 w DA d'"'Y 0 nON 't 223 A �' 1. r_ _ • •+- 6 7frLR�ICK� M�ARyY_M�LEAH A !39175 5'W FI'.L�N.; St'AINt ?�� ' , AC P00 x032 Or43% a �z 1alw BULL` N!2:'33 A9 0 11'1�L'3, 1 t AIL 5.42'0 04,yU`fi''o ti Et10 �' lAi11HA`GticJ P-7 130E 031 A»BIl7 «1200 2�bNFa, HXRTiHyJq }}��$!1i 40.500 4x.500 30 UO -t t A a x 1700(332 O(I3 . F . eQa; 4t.'"r.n i{'AI4HavEri Cbz a% lar2 a,.�7 3 � aP �. %•'7?i0 377;',,,,0-Si' 21244Kr iv cou,' -'t ma-'2 31 A-0i � t bU N 0 L. Ti oL i3G1" '-4 I;2 Obi , jY4'�`" "4b;iTfia 46,1300 �;.00 o hit 4DD nO t 445 NE 47TH bf2TL ttb, DNE00 07213 fit' 4x0 42,000 1AIrHAVCW 2330'•f1-7 1010 023? A-P1175-1301 f3i7OtN OFaTHA NOW ARA40 . n0q-0255 347 '214 32,6x0 32.000 3.5020 q5f 4002 0237 Y tiia IJ K¢g4N L �AA. N, qpg. *p ..-'1Xo ❑,Lo ra g: t;A_ 1 ' tl FA114HXV ht COU a«� Ib12 207 A-01T/0- 4 C aTr,L�� LLrf"X b'61y 11.5..`•5101 10.40 1e,400 40,0320 qsi-' il'$6°'°"'4".,,0'00'FAtkwt,�L'i•l'CGU• 7�`"i312 0 i� t39"�5.5H 121ST 1!02x0, oa 97'123 300' 42,300 t 0231 A-2231'16.6000 5U q►lbtbN g09EN4Aiyl. T•Mtl 29142 30.100 00,200 120,000 50.61231 q01 032 05111-1- ,192 `�'IE'OOu r210HAr211 0U I-'It'«7 i01t `f A-2l3 2-0Bn1 wFp: ,� L� :,t4A r ti2,EU0 "90'ib"'0 tctAb --lst. 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V A . 142 4,000 0,390 9.1366 0518 Ub 3 ,400' �AikF,20641 cou R'T""`0021T'10033 A !tr 1.2581 b 11u1,a2S7 7i%0 5 1 aba 9 . 1111 596 32 3Db f'AIgHAVCN c6u.At, I61` 132 I 2121,,79.9904 H4 aTLAgwN �V s2LCN. bFl q1 n �� / 4" G1 , •� R91 TaD 006 39,900 3'AIgHAVI:N C9U 11-`1 In1 •-,1+ t LE Ll , 0 607 A 21175�Q905 WAtPfif_C r A�'jt{aY 01 Fr14A IOfI lub 032,,5 Hi;1 ibQL bi51>�1 • ..;... i'AI14I2Y1tT-e-oli l�-7 1012 0237 A' -"..,. F A.141i R .i -""1Fi, 6tf �i ;`1dD 5320 Rb� IOfB 0536 a 7930 5►i 1�13 N• tlbAlltl. "60'i 9 eE?1 , "ems •1319 #3.1011 4424PHAVI;'H CI131.q+'1 1032 3341(! A-Pt(334-044„411H[1 41" I1 .1.«„i•,rCr. „,.., ,1111. a .., 4 • • , THE VAN LOM 14410; • KRAXBERGER PARTNERSHIP ,4r-gt,f PLANANRCEHRSITAETAS, Raleigh Hills Profession& Bldg. 4455 S W, Scholls Ferry Road Portland,Oregon 9725 • (503) 9P-5895 • • PROJECT GARDEN PARK PLACE 63 Unit Multi-Family Development . 10 Duplex Units Development of Commercial and Professional Office Sites • , • OWNER: STONERIDGE DEVELOPMENT COMPANY 10315 S , W. Scholls Ferry Road Tigard, Oregon 97223 a Phone : 643-8657 MANAGEMENT: C R REALTY COMPANY 1440 S , W , Taylor Portland, Oregon 97205 Phone : 224-9554 , 4 • INTENT: Provide a Planned Unit Development for 63 Multi-Family Units , 10 Duplex Lots , and Commercial and Professional Office •). Development of 3, 66 acres , / . • . , . a 1•,• 1 • e r' GARDEN PARK PLACE Garden Park Place is a combination of Multi -family Residential (5 . 28 acres ) Suburban Residential ( 3 + 25 acres ) Retail Commer- cial ( 1 . 70 acres ) and Commercial Professional ( 1 . 96 acres ) areas which is proposed as one Planned Unit Development. Stoneridge Development Company has undertaken this combined usage site and is attempting to develop these properties in an organized, logical development pattern - something that would be difficult to accomplish on an individual ownership basis . Lots to be included are tax lots 800 , 801 , west half ?. of lot 900, 1100 , 1400 and 1500 on tax map 2 S1 300 ; tax lot 700 , 800, and 1000 on tax map 2 S1 10A, Garden Park Place is located northwest of the intersection of S. W. Gaarde Street and S . W. Pacific Highway (99E) S . W. McDonald Street intersects, S . W. Pacific Highway across from this site . The site is bounded on the West by S . W . 110th °Street currently unimproved. To the North the site is bounded by single-family residential development with the exception of the property adjoining S . W . Pacific Highway which is zoned C-3 Commercial . The Garden Park Place development will engulf several old residences located at various places within the confines of the site . Some scattered trees of various sizes and typgs are located here also. Every attempt will be made to save the more valuable trees . The site of 12 . 19 acres slopes to the northwest at an average 5% slope. ef- m. ' ct� The multi-family portion of the development (5 . 28 acres) will include sixty three one and two bedroom units predominately ors` ry in height. The net density is 11 . 93 units per acre , con_ .; .1_, .J1esa than the 10 to 38 for tree neighborhoods existing apartments . Parking for this r '. development will include , a.Spaces some of which will be de- si gnated for recreational vehicles . Recreation for these units will consist of a 1,,200 sq . ft w recreation building and fenced swimming pool with o. 4, 'acen__rt�.___rea devoted to o en recreation and a children ' s play area. Buffering the existing residential area to the north will be ten 10,000 sq . ft. duplex lots on tax lot 801 ( 3 . 25 acres ) All of the lots will be fronting an a 50 ' right-of-way with 34' of paved street built to city standards including required ' sidewalk This street will eventually connect to 110th Street as the property to the west is developed . We are proposing ng a pri V_a_tC? 3 ' wide spine street through a ck great portion of the development which will open several of the commercial C-3 and Commercial Professional sites to traffic , \ rom the back rather than off of S . W. Pacific Highway. We ,arepr_o_oosi nq_ a. private rather than a , public s_tti^eet_... because we feel traffic using this street will be primarily_ generated because of this o 'ecti Thru access to neighboring communi- ties will be a minor use of the scree than both widely used � strs� .w.�,•ch is l ��r9er _.t� l"'• Oaarde and McDonald Streets would seem excessive , The pruoosed street right-of-way and 'connection to Highway 99 adjacent to McDonald Street was reviewed with Mr, Terry blink, Assistant District Bngi veer at Sylvan , He concurred with the • location of the right-of-way as shown . Some modifications will 7 ' be necessary to accomodate left turns from Highway 99 and this , information will be supplied by the State Highway Department at a later date . In concept, Garden Park Place multi-family will be so designed to orient major living spaces within each building group toward major open spaces developed within the project. The project is designed to be generally inward oriented with major living and play areas located away from traffic areas . Parking will be available only from the access drives within the complex. This tends to reduce the total area devoted to paving and allows • open a greater amount of o en usable space within this medium- density project. The site design will be on maximum utilization of open spaces • within the project area with ample open space and recreation closely associated with each unit: Parking is provided adjacent to these units directly off access roads . This system allows for the least amount of the surrounding area to' be devoted to parking and/or covered by paving. By utilizing the open space • in direct relationship to the units , ample amounts of open space, light, air and recreation are possible creating a more pleasant environment • There will be 98 parking spaces provided for the 63 multi -family units , Thirty of the spaces will be covered► We anticipate 4 U, that this will generate 4l5 ire. a —Aay, The duplex � site tray gene ;ate ,ehicle trips per day , l+r'i Met ' s Greenberg r Line and Sherwood Route 44 service this area at 45 minute intervals , The State Highway Department has voiced their de- sire to place a traffic c light at he McDonald Street-Pacific Highway intersection as t=a?'l y a y 1918 x Eon effects of this f r � added traffic see traffic study information at the end of this report. The Garden Park Place housing development is expected to attract 83 families with approximately 49 . 8 children . Of these 37 "6 children per household) are expected to be school -aged children . The distribution is expected to be as follows : 0 - 5 years = 14 K - 6th grade = 18 6th - 9th grade = 8 Y 10th - 12 th grade = 8 _ • 48 Utilities are available to the site . The sanitary sewer is located to the west of the site on Gaarde Street and will have tr be extended up this street to the site . Tigard Public Works yi Department has stated that there is ample capacity to service all of the 'multi-family and commercial development for this area. `> Electrical service, gas , and water will be provided by under- ground service . • Exterior lighting i s to have cut-off fixtures to prevent glare into adjoining properties . The multi - family site is to be • • fully landscaped in deciduous , ornamental and coniferous trees and shrubs " Several bermed areas will provide separation of private patio areas . 8erming will also provide separation from public roadways and commercial areas Refuse storage is to be located in covered , fenced areas adja- cent to the parking area and accessible to each living unit" These enclosures will� ` l house dumpster units , complete with full wash down. facilities . One dumpster has been provided for each 12 units 1 , 'w«WVrr ..,... ^ .. ,.. .. .. o ." 'rtrarsrMennW .�i ••. .,nMx Porr.r4tui Ri.rtr✓.w+r.r+JYAr:I,hR^bh.+#!+4'IY'+CJe+9 vy.+e...4r...see...r..,....,+... ,..»«w4anPMY,suvixr+aw.w*uwl,q�m /4. .,.v. .»^�Q1 '"�w�""^' i�:S^. M1 . d * May 31st figures provided by Portland General Electric Co. state that there are 4 34 multi-family units built or under construction in the Tigard area . Of those 182 are vacant. The 4. 1_ ,,,acancy factor ( including units under construction or never occupied) is a very low percentage figure pointing to a need for additional housing . The high cost of single-family housing promotes the need ,for alternate methods of housing and the logical solution to the housing shortage is to increase the number of multi -family units available at a reasonable cost The public will benefit by a housing proposal such as this for " increased densities of mixed housing types and containment of sprawl can reduce public and private capital expenditures by as much is $435,000 ,000 for a population of 100,000, " states Federal Council of Environmental Qualit y , Higher densities support public services such as mass- transportation , shopping • within walking distance of residents and lower cost of community services . • A Reynolds School District Analysis shows that ridding single- family homes to a district creates educational costs that ex- • ceed the increase in revenue . Higher density rojects support •low density deficit revenues , . N .. ,,, Curtailing urban sprawl benefits the public by channeling growth into passed-over areas in order to take Advantage of existing y Y ' services , thus reducing energy consumption and the need for expanded water, sewer, r,, ildways , electricity, telephone , mass- transit, fire and police protection , etc . elsewhere. Y A The following ownership pattern is to be expected: The duplex lots will be under individual ownerships , The multi- family area will be under one ownership with management by • r ? C & R Realty who manage over 2 ,000 units in the Portland area . All commercial "portions will be owned by Ted Millar. His in- , tension is to construct commercial space on a lease back basis . The proposed uses have not been determined although , tax lots 700 and 800 ( map 2 81 10A) will be used for restaurant use with one facility to be a sit-down establishment the other an:. ticipated to be a fast food facility . Letters of intent are expected soon on these two establishments . Lot 1100 has no determined use but will conform to the require- ments of its C-3 zone, The portion of lot 1500 designated as Professional -Commercial will be eventually used as office space although studies of existing offices in the area demonstrated that there is no an- ticipated need for additional offices in this area ( see study enclosed) . Lot 800 (map 2 S1 300) will be utilized as office space and its anticipated development , because of its location , will be soon, compaired to Lot 1500 . . • i The project will be designed by The Van Lom/Kraxberger Partnership A. I .A. Architects and Planners who have designed many multi -family developments in the Tigard and Metropolitan area , 1 11.4 4 Respectively submitted , 1•, it Sri 4 {• i •� JO, eph M. Van Lom, A Y I a A Y Architect THE , AN L-0M/KRAXt3ERGER PARTNERSHIP Ai I OA. 1 pate : September 8i 1977 r : TRAFFIC ANALYSIS The effect of the proposed planned development on the McDonald/Pacific Highway intersection will not substantially change traffic patterns in the surrounding areas Possible implication on traffic are contained here. The basic statistical information on trips per day has been extracted from ''Trip Generation by Land Use, Part I" done by the Maricopa Association of Governments. This study utilized information from all parts of the country and is used by the Columbia Region Association: of Governments in conducting traffic studies related to planning. The apartment area proposed by the planned deveiopment .will contain 32 dwelling units, and. will be adjacent to and part of a 34 unit development. We will discuss the total 66 units here. • • The development contemplates exiting approximately 35% of these units onto Pacific Highway via the Spine Road, and the remaining 0% equally divided between Gaarde, and 110th and then Gaarde It is estimated 90% of nth y �. the total will enter Pacific Highway, the balance traveling on Gaarde or on the access road South to the shopping center. The future development of 110th and its connection to the worth will allow a small amount of traffic to exit through the Northerly residential area The subject study reveals r, 6 rip per dwelling rate. Thirty percent of that will be during the rush hours from 7:30 to 9:00 A,M. and 4;30 to 6:00 P.M. Ninety percent of the traffic will be negotiating a left turn onto Pacific Highway; The planned signalization of McDonald and Gaarde will facilitate this movement, The balance of the traffic during a 24 hour period will be spread out, with the greater .concentrations before 3:30 P.M. The area planned.for 10 duplex units has only one access/egress point The subject study givesno trip per day figures for d ow duplex, however the apartment rate of 6,91 and he high density single family( 5 or more units per acre) rate of 8,69, average 7.8 Because of the similiar nature of this area to the apartments, trip patterns should be similiar, with a slightly higher concentration in peals hours All traffic • will exit onto Pacific Highway, until the Spine Road is extended to 110tH, At • that tine approximately 12% of the daily traffic is expected to get to Gaarde via ,�� Y �P g 110th, with a Small amount of that going through the residential area to the North, The Southern tip of the property fronting Gaarde and Pacific Highway proposes a fast food restaurant and a family sit down restaurant. These sites will receive 90% and dispense roughly of this traffic from and through the McDonald/Pacific 90% Highway signal, The balance will use Gaarde. The fast food restaurant should generate 40% of its traffic between 11::00 A.M, and 2 00 M : and another 30% between 5:00 and 7:00 P.M, The study shows trip �r P p ' according n , , g approximately ately count at 553.,04 trips per 1 000 square feet and the building will be a r d4. 2,000 square feet, Uowever, ao the local franchise operator, the trip q � g per day count can be placed somewhere between 75 and 800. The family restaurant will gather approximately 35% of its traffic from 11:30 A,M, y . and another 30% from 5:30 to 8:00 P,M,trip open for breakfast to 230 P:Mz �. , y 30 and 9_:10 A,M, : The trip count will be approximately., approximately ro�:irnate;L :LSbjo between. 6� � 233,19 trips per 1,000 square feet of gi.oss floor aria, and the building is expected to be approximately 4,000 square feet, Page 9// 77 (' „„ , Theremaininguses in the development are speculative. Based on zone, the Northerly most property, developed for office use, could be expected to generate a daily trip count of 225.62 trips per acre. This site is .65 acre and could be expected to generate 146.65 trips per day on that basis, As medical offices however, the san e site could generate 426,38 trips per acre or 277.15 trips per day. This traffic will all enter and exit the site directly from and to•Pacific Highway No effect will be felt at McDonald or Gaarde. Traffic• will predominate in the morning and early evening, slacking off from 11:30 A,M, to 1:30 P.M. The traffic levels for the additional professional commercial area in the planned ' development should follow the same patterns as above, However, 100% will use the Spine Road and the McDonald light to facilitate its movement, When the Spine Road is completed to 110th, a small amount of traffic will exit in that direction. The corner commercial parcel North of the Spine Road at McDonald/Pacific Highway will gather and dispense 100% of its traffic onto the Spine Road and then Pacific c ' Highway. The signal at McDonald will insure the orderly blending of this traffic into existing, Free standing retail stores in general averaged from 35.84 trips to 135.3 trips per 1,000 square feet of gross floor area, The nature of the site is of a more "institutional" use and traffic generated may be expected to be heaviest (as much as 25%) from 3:30 to 5:00 P.M, Fifteen to 20% is expected from 10:00 AM to 12 noon and the balance dispensed evenly through the hours of 9:00 AIM. to 530 P.M . CONCLUSION! The proposed development uill_nat_add_can unreasonable amount of traffic to the present flow. The signalization of McDonald will facilitate movement of new traffic, and with the light at Gaarde, ...an orderly combination with existing patterns seems assUred, The development does not concentrate traffic at any hour during the day, but rather, due to the diverse nature of the land uses, spreads it out Existing traffic flow is not disrupted, and the integrity of Pacific Highway is maintained through the limited access/egress system proposed, Page 2 9/7/77 1 , : . , . ., . OFFICE AVAILABILITY STUDY t i (,, 1 \.. . 'rhe planned development contemplates reducing the area designated for professional/ commercial offices. ' This change is based partially on an apparent need for additional multi-family development, but primarily on the already available professional/commercial 1 office space. An additional influence is the designation of wore desirable areas. l' . The subject property is the only such designated use parcel in this NPO,or the two contiguous to it, that does not have highway or major arterial frontage or access. In fact, this parcel has no frontage on any street. Almost all other existing sites ' are closer to the city and offer frontage on Pacific Highway, This makes them , considerably more desirable. The office space market within the Tigard area, as well as the area that will exert t . competitive influence on the Tigard market shows a substantial amount of available space and more being built. "Spec" office spaces have not acquired tenants quickly, and rental rates are depressed due to long fill-up periods. Information received • • . , in interviews from owners, builders and realtors is provided as follows: MOPERTY LOCATION ST7R OCCUPANCY RATE & comman Hazelfern Plaza Lake Oswego Exit 12,200 S.F. 0%-Building completed in May, 1-5 '77 and has been or market at least 8 months. , I Pfaffle Road 1 8,800 S,F. 38%-Owner and tenant have leased & Pacific Hwy. approximately 3,300 S.F. 5,500 S.F. available. 1 Center Plaza West Center & Hall 60,000 S.F. 507.-Multi-Story Building , Streets, Beaverton constructed in 1975; on market , since 1974. Very slow to fill. , , 1 Greenwood Garden 10550 S.W, Allen, 50,000 S,F. 85%-Building was completed fall Beaverton 1974, and has never filled. I Remaining space has newt leased, Roll Offices 8249 S,W, Cirrus 57,000 S,F. 96%-Has taken over three years Dr. , Beaverton to fill, Owner's agent states no interest whatsoever in additional office development due to poor — and saturated market. , 11825 8,W, Green- 11,000 S.F. 6370-Owner occupies 18% of the burg Rd. , Tigard leased area, Over 4,000 S.F. 1 is available, which has never been rented. Building built ‘ circa 19751 . 8845 8,W. Center, 10,000 S.F. 89%-This space has been available Tigard almost a year since the previous tenant moved. Lincolnwood 72nd & Hwy, 217 78,000 8.1",', 90,57.-The available area has not had a tenant in the :eats . Tigard Act 0E tho. building lifo, tiag been • very slow to fill, 9/7/77 , , . �enitL&;4+k•nin+,1.a�,x►Gi.1M0(rtw�vr:ewe�.eG•i:iii .. ;',` .. T ',n. r PROP .Y L tTIOLT SIZE .: PANCY RATE & COMMIT Triangle Park Farmer's Ins. Land Only 0%-Fr's has been looking for Center "build to suit" or ground lease tenants for at least 1 year. Almost 13 acres are available for development. • Lincoln S. & L Greenburg Road, Up to adjacent to Wash- 80,000 S.F. 0%:Demolition and site improve ington Sgnar,e ment underway. Construction to start in approximately 90 days. Lincoln w i.11 occupy one-half of building, &lance will be leased to others. 4-6 acres avail- ;' able for additional development. Village Square q 12750 S.W.g g Pacific 28,000 SF. 50'4-Limited success in last. year Hwy, Tigard at finding tenants. New owner (1 year ago) feels more office area unneeded in vicinity. Benjamin Franklin 9370 S:W. Greenburg 27,000 S.F. 0%-A mixture of 6 colonial styled 1 and 2 story structures. Const+ruc- tion to start immediately. Comple- tion projected Fall 1978. Almost total spec, space branch may take up to 2,500 S,F. The foregoing samples total almost 150,000 square feet of potential competitive space in a market with a law absorption rate, Other spaces most certainly exist not uncovered by this report: Much of the available space has been on the market for long periods: Some in excess of three years and more is being built: The market factors, combined with • identity. : � comparison : : subject ect prop the. lack o f identp.ty and accessibility in c arisrnz to other areas make the U property considerably less desirable than virtually all of the competition. A certain need for the professional commercial land designation exists in the proposed planned ,,, can..... � ,.,...the pre ar too large, The reduced area caccom-nodate . by needing present area is development, however, due to factors uncovered b this stud t g : _. � itself smaller �such g "free�stanciingr' or "law-key'`lo�r..kP �� identity t�uart�rs: It will lend itself to such a concept, without adding large amounts of area to the present supply, Page 2 9/7/77 • a, • . ;AiJrtffi, ht 1308 S.W. Bertha Blvd. 111 *in 'd4 or' g Portland, Oregon 97219 503/246-4293 consulting engineers FILE: 312. 0 September 7, 1977 Mr. Joe Van Lom The Van Lora-Kraxberger Partnership 4455 S. W. Scholis Ferry Road Portland, Oregon 97225 Dear Joe: Report on Drainage Investigation Garden Park Place At your request, we have conducted a brief field investiga- tion and review of the drainage conditions affecting the proposed Garden Park Place development in Tigard. The following is a , summary of our findings. General Site Description The site iS comprised of about 12 acres of proposed corn mercial and mUltiple-family land uses, located north of S. W. Gaard0 Street and west of Pacific Highway. A portion (-.) the Site i$ partially developed, with ekisting structures fronting along 8. W. Gaarde Street and PacifiC /Highway. The remainder of the site is covered by grass, blackberry bushes, and scatter- ed trees. The property slopes to the northwest on an average grade of about 5. 0 petcent. Existing Drainage Condif ions 44' rr By and large, the only rUnofr affecting the 8UojeCt property originate On Site. Runoff from the east is intercepted by Pacific Highway and runs northerly and northeasterly away from the site, while rUnoff from the south flows WeSEerly along S. W. Gaarde Street. EXisting on-site drainage flows northwesterly adroSS the property, where it 18 collected in a Well-defihed wale The swale otiqinates on site and Carrie8 runoff to a point near the intersection of 8. W. 110th Avenue and 8. W. ek 1,I. II irtd,••• .L.IltnYttErAtbilPELVEMEMOIESVEMIVItal=11222:2112=32229222=1=V =1=2="MS1,,,, amilisimmiummie um R.A.VVright " Engineering Mr. Joe Van Lom - 2 - September 7 , 1977 Fairhaven Way. After crossing S. W. 110th Avenue and adjoining single-family lots to the west in a 12-inch diameter culvert, the drainage is intercepted by an unnamed stream that flows northeasterly into Fanno Creek. Both the drainage swale and culvert appear to need main- tenance to properly carry the natural runoff from upstream properties. A portion of the swale has been completely covered by scrap lumber and other building materials, while the outlet of the culvert appears to be overgrown with weeds or shrubs. Proposed On-Site Drainage Improvements By making use of the natural slope of the property, on-site drainage can be collected in a system of catch basins and small- 1. diameter culverts. The storm drainage collection system should terminate along the westerly property line at its point of inter- section with the natural drainage swale. Increased StormWater Runoff : At present, stormwater runoff from this site is estimated to be 8. 0 cfs (cubic feet per second) during occurrence of a 25-year storm. With the addition of new roof tops, driveways, and other paved surfaces, the stormwater runoff is estimated to be 18.5 cfs during a 25-year storm and 21. 0 cfs during a 50-year storm. Given the fact that the proposed development results in increased stormwater runoff, some proviions must be made to assure that the downstream properties are not adversely affected. In general, there are two ways to proyide for the increased run- , off= First, the drainage swale and downstream culverts can be improved or enlarged to carry the increased runoff; or second, the increased runoff can be provided for by an 0n-site stormwater - detention facility. A detention facility, if used, would be sized to hold the increased runoff, with the rate of discharge limited to approxi- mately 8, 0 cfs. Should a detention facility not be used down — stream improvements should provide for aft added runoff of at :1 least 10.5 cfs. The US q of a detention facility versus the downstream improvements should be based on overall economic and Ildk. s Maintenance conSierations. Sincerely, bavia W. Bryan, P.E. DW8:ska • • I . r e ' 1 r.1{jjrr9'`.I+r'1 X„",:;:n .. ,. ka'! „.„ . «,l .s,.rJ'*4 4. > w.. '.. r a<1., ..,,.. i„lyi.r try r r r+ �. k'' ii" ,"a17 " ” y �w:y' � 4' r (Ey7} 4A t''ierin+ la:r'f r�j: r,,,r,, >,i IC„�,. . 'j° �' .��'..�qfi .rr 45 ,1 `« '1 .66 R+ 7M r' 1 •' „ir,,;.,y aA r! ,� ';�2 ,.''X!, \% � t A ,a (j'f✓�''r,}p '•i'�d wy �'{.r n t+ {��r4y. .L 1 ,{ `.54„.`� c 'f�' ."tg a i��,. x"Y •' x�LL 'Va .4 CAC.,i,a Al{a-.Fr.4 4r E• t: {I i',,,;; v�s 1r' '` '�„{ ��,,,.riply t Y,' r<'. 1 ,.A..^t , S •+:! w ■•�rll � M.4��•� i4 Farr ��.�i }��t�A� �w i T ny/�y`�ra��, A{.�,4 �i«i 4 y� � x:-'';',c , 'r .k • M -,.. �rr, .'� o 1� X,j.,�� -",�'1 .2!:R r 7'h..f±y 1\ 7'"�, �' _ .:r 4 s J#}�6�t"'1�-0, ,f r , fl,TER.,0n 4 Y, ,,:-F, 1.�,r>,,Yzit$.r.014,D, .,rICrr1 + ' n, ,, .r• �„ .x.-..i♦ . ..r ,,, .,, a. n .w. .x,,.. , 1 �� > •,d '.ri,,,k� t }`' .r''7".`...i*..J7r.f+1 '. .., .N. "('V - , :teyr � ,Z14,/,„,.',19.,77,,......,„.„ . °rr��;' r,.� it jF'YvJ rs�.,,,,./..,,,,,,,,1;.,,: .'usir - .x ,.-.....;..41;k..i.tr a , . :• - I "i�•r�i } i).;''YRP 'r"t t ?,,' ! r t n+. yy YY r r � �. y 1 F r W ` 0 r d Y R 1 h t �►�► '� �'i� �� t.��'"`� �� rp h R,4��, �}�E J•qy ]Y�� oil }r� 5 et a DISTRICT 4 R ENGINEER y�A x!(,i yryY ♦[) teI1J W ,BRMcDonald�1`+�F�61H\��i'xM�M�rJ�q i:1#`]A ��7 r�✓.��y��r+r'F[. I �tl� I .u.,.xn,.«x •MI ..M.IN.!11}�♦ {,.�, +� /+� Mf{1�++i�'I q(Tigard)Y. ',7;'4°« r. i ` Bob �` i c� 1 r,J C- f 1}.gF�Iw ay west - �rW Ir s yt y, 1,. _ To N b Eil�n YYFi'�« , i M i'r(. 1.,Ut,AT1O Ftit I Pi F•IMF . r R + P 1 . I,R' `�kA i'1 T.{ i' .� �. R.ff . 1W {^�{i,. r 'a ,A1. . y R ! I r it 7 Er tinders s a0ci 'l0 e{ 8 a .��1 r, � S +a J:i { 1 r',0 ved I''� � � F w.i � R ti.'.?. . y�l i..r is ;'f•t 1 a��C:.,1„�r(i +:1' w w, i In•' for fi,1.11..ling by CRAG aiid th'i.it; an Ar,Atnor.i toy f'or 3iiYv y t:as b,�clen wr ittt n4. °i°" r Ihi 5 'i�:r`r,�"t is ) advise you that prel 1►1"i.r e;.fi contact has been made ',k ', with me by. ch&' Tigard Planning iepar' y~rivenC r�zc t;r°d ng a tan d d£vlwrPm nt , :a,,. at tfh IS I wf;d v' rn., (hi, initial' r' to Dian,r e ., ,r the rK o q p, yq yRr �` �a 1r�1 ; � Vi�. � , rrt� .,�� , i ;t i1M�'�xlot a.c.1..A•r„us$ �oirl't , 'wo hbk1 at the 1.°It: ,,.% J '�.o.t ♦ ,ws. ?c•• i s.. . ti a • w. 1 i�� a..� � � ��i t;�.r t,�f, ti��1"1� thus 1',l��, >r�;, ri " Y yyyyyuuuuu-{1irx(' yyl,y/ `+) ` Y �i ■�•(f i,3 y+t 1/] �"} H that (L♦( ��'(i"11.��7'�y�j �,:: . it 3 full four RNl}a 111 11twrs3�e t W1i, At ilat IW■wo 1 i.- �r•i,i'4+J ♦.Vd t'1 a the {`� l� a,!,,,, ,r` �3 1 Yi°{ C�r ? ' -�iiti5s 4 ««`�'� r' i ?? �,l �Vr'� s""�� supply °� traffic t��1 ... study. s '` r+.- if th d!it. Gn`t.t pro4.4�'rril rr s rrf°yR..�r 4Ved this Ilr . 9. { 1 crSINt both the r` 4 a r . ,rM, ,,il'l.r �'�� f ► s�f �",.Ir�. .��s.�r�� iir.� ��7�r,��y ��',�k�r�t��w • .i i11«Y4`�4p the si''�Xna1 and "f it.? need for" f ,.• 1 yf �j 4 where rli. (tp�_�, ��+yy..rI y `i y f [ {F µ q/�g 7i iT. F y y� f �+,�y ir' + g�', c .: * {{:�i+w �I/i i.�'.ti A,�A I�"A µ ��"q'Rx !` v+j'«•& R ^ Ir Cs > A elt. a ?i'fit`.+ \r U,.l.jr S� f�!!�r�4�1:. f� �r�.r Y,l lr1. 4�;r {p +`�° i n 6 i{ G yy 4 ■ � �cc-- d � 4i °� ,. .. ,, 81,1d G roi'' : , 4. Vii' �„� 't )01 k\ ? ellti4 , Ci\lt °' DISI RIC I' 2-A 1 AU -4197? . *Fri . 11 ', r r)1 ,° Sr ti:, li 4 9., Ir r ., 1 r•r f, LN ..., ', •• " t.','- " ' t.". ii.:, - ■ ' AFFIDAVIT O''.. PUBLICATION ,,• a.,,,,,,,,0 0, 13,,,,, ,,„,„..„Aga a„, ,,..,,....4...,, litti"(ile; STATE OF OREGON, 1 ss, COUNTY OF WASIIING'TON, '06.„„eri.i t,,Plt I r'v.,r4,-t ' --0 , 1.1VPi ,.\,, . n tinr4,0 FOTO/on . , )A-7.tig it'-,,,. .irilt,A48,,f,0,40-...1,' ..,,„.....41' toak .2 ,,.,,, I, .........Joeph....Schafer, -.......„ .. ,,„ , „..,.,. „...,. .„ ..,. , ., . ,,, ,,. 4,01e.R.,,,....,_04)i...e,ziii,, eirc,;.Lif,40.ir,,,4, ,z,Onel Ma 4 to, I e . 1,,,„ c.,,. , , „ .,, being first duly sworn, depose and say that I atn the publisher ............._„—...-... `( t -, agilely it",,., .- i ut...,4 ''.. defined .' -1' 4 ' '2- ' ."- .- 114 -.----.-.. of The Tigard Times, a newspaper of general circulation i as uefined ,lhg:..1,64, ifili,. ,: v.ig .i, 4. . a, 3.„,, ty, • by ORS 193,010 and 193,020, published at l'...igarci, in the aforesaid county and l,,,...' ..4;:ii., S !0,..,D:i..,Z,ifhwAl1ziti) id411,60ktiziti. • state; that the legal notice, a printed copy of Which is hereto annexed, was ,r..;ti:Eitsi1474: ..:,,,iz; e11..f.ti.,,e,t,ty 0,siii), ii., 10.114, 2 i and lkift1 . ..:1311.3%. ". 67 ,,:i CO ilik;:, published in the entire isstie of said newspaper for ..........„,......„....... successive an ,,,aii.,i on. ettr: 6,..,w, tin :: x t(46!1iii ,. .Og,1,, .14 '1: . V.:i' k, Ifpoi(oi.Y, consecutive weeks in the following issites .... .„...„,,. „... .......,. ..,..-....... ; , v.j ....;:,0.,.4,i.,,,: ,,,,,.,,v2,, ,,1 ,,i7f,itinglo,, August 10 & 17) 1077 ' '*:, i-tifigiTqlitftlf en SW.6.4 . ,.. .. .. . .. 1 11/4 , .0 ■L''1 i kt, 1 p174.Nti 4' '' 4, . ',II, Id, 0 1), • 13, : r,,, ' 4 , ,,. .,' 1 8±h day ,t ,, ... .i , f., ..„ '41..4:`,‘,"'stihaer,thed and.,ew'orn to before the this ..........—...--.............._ u 0, .„_,,,,,,„. ilittr. t, ,0 .1 .4, „.„. wevLbni. e-outi, e 1.0,--itetib.;ill 81°7 ,....,.: :,,,t, .., iiligii8g:T ,i 71 '--;.,..i,V ^:Pi V.44,. q49) hilgiTi ,,tit4,. .3 , , .,. ........0.,.. 49,...,-, 1'44 .-, 7,:`.ti'" , , (efr iti 0.,e.ct„.,4.bilgultIolitity All I 3 k..34,'''' ''..,:',...:' \ 1 zone 0,00,, ' '1,..1 °.08rei'.'le-P 1, , i Ord R411,'k g An t tih4g of 41, 47 acre of la il ' 1 itiliti).66 01 ' ,tfr r, ..:„,,,.............. 711 ' - - "4:tt. : . i'?"'"a..d.. .-vii...“'" ' e, of SW 15iiihatti itold„ttriAvost.1 ..-.)"h.* r''i" 0 ' .. lc Oregon , tioiltksi, , ,,..., if. ,.,, ,,, gsi I io i AM,9gib.,AVe0 egitiiItnrkgP,1 estdd bY --1, 0 .351110 \0 itt 1)4 t iil.'-it, editille ttlid Weida6Watilnts' My tom misiloh egpii..es .. ....c4 . . ............, ... .„_. ;11- r4 iri64tii.efitt; IS in'tit ...VV°" 1. .1.101100M0=111111•101.101■01041. d'd- ty;.'"of tit eidcwat';I eeto...ii-tli,),,tswit' the 4iribidoi pro or tititt from 99tit'AViti, tilii:‘ , + dit',' Y , buil tiqtig; .kly...boOtlee . il*V'Oill) 11 OF'fgE:i 1, 060,,11) ,.., tliM"Ubllb[k'il ugujit 10, 141 it,,, It 'I . .' it , ‘01(40.0411.01,0'1*"!:57( • 4 • 00,0;0- ,1%.,14,t", 4461,1 • ,• e;" , CITY OF TIGARD PUBLIC NOTICE 4 8,, Notate is hereby given that the City Council will con .4ter L e following 4t Fowler Junior High Letture Poom, 10865 S.W. Walnut, Tigard, Oregon, on August 22, 1977, at 0:00 .. ZONE. CHANGE '- Request by stonoridge Development Co. for a zone' map amendment to change the toning designation from 'R*40 .(Singld Vamily Residential) to A-2 (Multi-Family) for a 2,87 acre parcel On $.01(1.0 Oaarde Street, (Washington County Tax Map. 2S1 3DD 10e8 1400 and 1500-ekcluding the east 346 of taX lot 1500) . • ZONE CHANGE Request by Hallberg Homes„ Xno, for a zone map amendment co change the zoning designation from Washington County RU-4 to City of Tigard A-70 (Single Pamily Residential) for a 9.15 acre parcel between SW sattler and SW Durham Road On Hall Blvd. (Washington COunty Tax Map 2S1 110, Tax Lot 1300) NOTICE OF PUBLIC HEAR AMendzeht of an ordinance adopted by City Council Oh June • 27, 1977k, (Ordinanoe #77-49) changing the tone from Wash ington County RU-4 to City of Tigard 1 -7 (Single Family • * Residential) on a 9.87 acre. tract of land north of SW Durham Road and west of SW 58th AvenUe(T4X. Map 2S1 11CD, Tax tot 800 and 900) requested by Kermit Carlile and Woodrow Hughes. The amendment is in regard eb the necessity of an eastward , street elteen81.011 from the subject property to 8W 98th Ave, .1 q 1411- banal a 4'1 f WY' ORDER Or THE CITY COUNclt Doris Harbig0 City Recorder TT publiSh August 1,164-. t . • , 111dAprk CITY OF TIGARD , hi. P.O. Box 23397 12420 S.W. Main, Tigard, Oregon 97223 July 25, 1977 Stoneridge Development 10315 S.W. Scholls Ferry Road Tigard, Oregon 97223 To whom it may concern: Re ZC 27-77 Please be advised that the Tigard Planning Commission at their regular meeting of July 19, 1977 appioved your request for preliminary plan and program review of a multi-family, commercial, and commercial- pro- . fessional planned development on S .W. Gaarde and S.W. Pacific Highway. This approval is subject to the following conditions: 1. A list of proposed uses within the designated commercial areas be submitted as part of the general plan and prograM. 2 The spine road be shown as a public street with a minimum surface pavement of 40 feet at Pacific Highway and the alignment be per State Highway Department request . 3. The car lot be included as part of the planned development , 4. A description of the proposed ownership pattern be included with the general plan and program, 5. A traffic analysis be submitted with the general plan and program which addresses the traffic impacts resulting from this project and in particular! a. The effect upon Pacific Highway prior to signalizatioft, b. The effects upon the McDonald Street intersection when signal- ized. 0. The effects upon the McDonald-Gaarde intersection signal sys- tem. 6 . That the applicant enlarge the amount of professional-commercial development area to more closely conform to the NPO #3 Plan map, • y , • (sr, ff It Stoneridge Development ZC 27-77 July 25, 1977 it Page 2 lq 7. A drainage plan be submitted for approval (to pay particular at- tention to the effect on adjacent sites) . • If we can be of further assistance, please do not hesitate to contact me at this office . Sincerely , gJ O hn Laws Associate Planner JL/jh Enclosure Note; The followxg acknowledgement ement must be received by the City of Tigard within fourteen (14) days of your receipt of this let- ter. Failure to return this acknowledgement may result in ac- tion by the City of Tigard T hereby acknowledge this letter documenting the action of the Tigard agree t Commission. I have received and read x Plannin Co this letters and g he decision here documented and to abide by any terms and/ or conditions attached. • -sec( — • 23'7/1/77 Sign,,ture Date Please be advised that conditions subject to staff approval must be satisfied p rior to issuance of building permits. • • • $12 c J , h NOTICE OF PUBLIC�HEARING 1 1 4 TIGARD PLANNING COMMISSION z r ; AFFIDAVIT Cie P LI 1 I N J1, July 19, 1977,— 7,30 P.t�,�. Fowler Junior'High Schbol—Lecture Room • STATE OF OREGON, 10865 S.W.Walnut— Tigard,Oregon • COUNTY OF WASHINGTON, ss, 5b PUBLIC HEARING;''ry J 5.1 ZONE CHANGE. C 26-77(Stoneridge) • NPO III ', r A request by Stoneridge Development I, J0.84311l ,..S•(;lla f e. a, • Company for a zone map amendment to change the zoning designation from R-10 • being first duly sworn, depose and say that I am the publisher .L__.-.L.L,.__:a'—.._ — (Single Family Residential) to A-2 (Multi Family,fora 2.87 acre parcel on S.W.Ga.arde g Times, p p, g Street(Washington County Tax Map 2S1 r bb..b.._..a,..•L.....L. of The Tigard Times a news a er of general circulation, as defined 3DD lots 1400 and 1500-excluding the east published in the aforesaid county and 5• !��' a i'' by ORS 193.010 and 193,020 ublished at Tigard, y toneridge; - 346 ft of 11, • NPO III state; that the legal notice, a printed copy of which is hereto annexed was Company preliminary' ' d la Development p og am !o A request by Stone i t p Coln an for plan and program review of a two phase project on S.W. published in the entire issue of said newspaper for .aL.»'..aiL:L..w»1.....: successive and Gaarde and S.W. Pacific'Highway, Phase 1; ' . to consist of 66-multi family units and 10 du- ' ` let units on an 8.8 a:.re`, steel,Phase II to - , consecutive weeks iii the following issues .»...»....'..,.., .' -- consist°of .commercial and.cornmer ' ,, July 13, 1977 ,, cial-professional uses on»a 3.34 acre parcel.. Map2S1-3 Dl �QO, i .�.......,.�.. .,_.._.»..L.._»w...r-..aw'L':-.ri..LL.»a.w_..�_...L...,.....':-.._._...iLa.__.a..L... -.»._...�. .ai.a., �_-b_. !. (Wash,County Tax D lots •) .YM.. .... t, 801,900,1100,1400,1504,?i'VTash,county ax' , ..L...»_ .... �'"7-- , �'•�' Map 2S1 10A Tax l0 700,800).- 4,, : . /Sign" ure) 0 Church of.,God)NPO USE CU 14 77(T•igard 1 t 5,3 CONDITIONAL Subscribed and sworn to before me this 2 »h. L_ day of ..L_Lb.aL. an existing church in a R-7(single family res t,6 request by D.L. uns for expansion of idential).zone at 15670 S.W. 98th .Avenue y. f r (Wash, County Tax Map•2S1 --,11 CD Lot �u l Y 1gLL»L..... , 360) Y b �4 d .. - ,b -. 5.4 CONDITIONAL USE CU 2.72 (Georgia,. ;�r T 7 � ,F.• � y Pacific)NPO`V •,,,,',4 , ,., ';`',b"a,fri`r 4,. request by tseorgra Pacifio to Jt�. ,,op. is .,La..'r liV.»'.LLLLL»iL»v � : • .:�a.• iL•LaL•.LL•Laa• y5, {�..• �,p�bf•�i � f•YW i ary •i� c of Oregon f - `. °a #i X54, , ;��*�Xk1M k conditions attach to one ford h� outside storage In,►lit;;34,3`Light In/i.•4 dial ' '. ,i V zone at 7920 S.W.-flunxik F Road Mash,' My commission expires . � ..4, ...».. .b. 19.3...., CSuJ5, CONDITIONAL USE CU 1 lot 12011"14 rs ty Tax p'2S1 --1,Tax 5 77 ,cers) �AN1PO:I ,- H.,, ' f A request by Charlotte Olson fora•conrl1 ..: tional'use permit to'loiate an apartment In a C-3 M (Main•Street y`cam•n ercial zone)• rat 9295 S.W. Elei+.is`(Wash; County'Taxi Map 2Si 2AE Lot:33U0)4 'Pri r.,r+'' A''' t t"''."4::r","--'—"-•■--...,.. , ,, ,i, 5.6 VARIANCE V7.77, CafPai)NP 1 `, A request by R,H.' affall tar a ur"ria ce to 17,28,0 0 of the Tigard i+1UnI Ii ai Code,-., street standards on a 9.20 acre parcel at the, •r I�t. ,corner of S.W.Garrett and Ash strreet': (Wash,County Tax Map 2S1.2CC Lot 401; ' `All persons having qan`interest in any;nf,4 ' the'hearing matters are Invited to appear arnd;a I. . submit oral and Witten testimony or sulmjet.i W?itten teatimony in advance of the meeting " (71.3277 Publish'July 13 1977) * ' " '' , . k I • n c, i ty:i7 I r� ,:1,;;;,,'.:!',;',, i, t r V li ' ,h. � et ,,. fi 1'4., ,t ,, 4th%; I Yyr `r, I i.: ,i Nry' J1 ,1 I 10::it 'JhY if 111' %.,''''''s. ` .�t•-.-:�...+�Ys.gda..:�;'n�f.rnxar 9 + . .. _. tl .'kF3.'4R'i a.,,. r� W,i. 1 W ±Y'. t 4 pq'1 ."./474".*'...11')".t..4)' l'..47"' , J .1 tai.vic cz„..../ Z., 7:....,ej ijyt, F-:-. Yv ;,1.,A.,,,,,t, ,,, k: 1 "''.,::., e,. .--.,--/ 1. r ..'..1,1, ,-----0-ezr,t2--. , r',...,,1 0 / 6 ( %, i_ o,',, X 11 z Rr Ry t •C,..t,,�,,,X C�ZL. Jti i a+� i i,,, r i.� 'al' V'iI i _ �r� C ,:..,.„,i. ✓ l :..,,,.,:., X 2e)----ep„.i„.t.H' 0 it / ', 7 / 727 I , `JY. .,.,,,,_,... ...,,,,,,, ,.,,,-,., , .., ,.,,.. „ a ill,, f a y,. ip rR, 1 a l''' r,,, .t: t 11.,. i +'ii:' ly +;. 1,i14 d d f i; i r.. ■•. ,.:. , «,,— .,,,,----. ., t,-, .-,,,,.,,•,...++.:0;,t7Wl 0, a,In fr,n'ril:1l1,1..4..'S;wy i,..ri.++ =:*`W°M` ':,44; . ,P, c• - d, ''.'i' • ',,, , ',..'.. „*.;,', , 1 ,t, , . , AGENDA . ,.., 'PIGARD PLANNING COMMISSION , July 19, 1977 - 7:30 P.M. ,., Fowler Junior High School - Lecture Room 10865 S.W. Walnut - Tigard, Oregon . ,r o r, 1 1. CALL TO ORDER: , c '..1.' 2 ROLL CALL: , , , = 3 APPROVAL OF MINUTES 4. COMMUNICATIONS: .'-,... 5 PUBLIC HEARINGS: ,.., ZONE CHANGE ZC 26-77 (Stoneridge) NPO III ,, A request by Stoneridge Development Company for a zone map amendment to change the zoning designation from , R-10 (Single Family Residential) to A-2 (Multi-Family) ' , ,,..,,, • '.: for a 2.87 acre parcel on S.W. Gaarde Street (Washington .,,,,,,, ).,':," County Tax Map 2S1 - 3DD lots 1400 and 1500-excluding ' :. the east 346 ft. of Tax Lot 1500) 5. 2 ZONE CHANGE 2C 27-77 (Stoneridge) NPO III '. •.. A request by Stoneridge Development Company for pre- liminary plan and program review of atwo phase project , on S.W. Caarde and S.W. Pacific Highway. Phase I to I consist of 66-multi family units and 10 duplex units on an 8. 8 acre parcel, Phase II to consist of commercial , , and commercial-professional uses on a 3. 34 acre parcel. (Wash. County Tax Map 2S1 - 3DD lots 800, 900, 11000 801, 1400, 1500, Wash. County Tax Map 251 - 10A Tax tot 700, 800) . 4 5. 3 CONDITIONAL USE CU 14-77 (Tigard Church of God) NPO VI A request by D.L. Xuns for expansion of an existing church in a R-7 (single family residential) zone at 15670 S.W. '.s.„ 98th Avenue ( ?ash. County Tax Map 251 - 11 CD Lot 300) , 5.4 CONDITIONAL USE CU 2-72 (Georgia Pacific) NPO V ,., A request by Georgie Pacific to amend conditions attached . ti to P conditional use for outside storage in an M-3 Light Industrial zone at 7920 SW HunZiker Road (Wash. County Tax Map 251 - 1, Tax tot 1201) CONDI2IONA1 USE CU 15-77 (peters) NPO I If 4 A request by Charlotte Olson for a conditional use permit ,,. , to locate an apartment in a C-3 X (Main Street - commercial v zone) at 9295 SW Electric (Wash. County ax Map 251-2AB, Lot 3300) _____ ______ __ __ - - --, - - .•.,,(' .MI 0.1. • , r i ,,:'.::■:, / ,..,..- ( ( . , ....: ,1 q k, ...,% Page 2 :•.. . . t., .., AGENDA . H., TIGARD PLANNING COMMISSION July 19, 1977 - 7:30 P.M. .:',/‘''■"■. V Is. ,r i 1 .il .1,., ■,T ■ ;;;"ii, • 1 s, 1,1, .:,..`. •?', ;...', 5.6 VARIANCE V 7-77 (Caffell) NPO I , ... :., ....;1. ',... A request by R.N. CaZfall for a variance to 17. 28.040 of the Tigard Municipal Code - street standards on a ,....:, 9.20 acre parcel at the NW corner of SW Garrett and ,,.. .'.. Ash Street (Washington County Tax Map 2S1-2CC Lot 401) 6. OTHER BUSINESS: 4, ;,r ) r '4 ".1 • ^I • S‘',,` .• ,, , ter,il t• •.,...'''''. , ,1 ft) ':-. •'`"4'1.'1 , • . . , ...:*::•:1 * , . .i4 • ■' 1 ,'•'.4/ . ..•. f , .e. c..: . ,7.::;.:::-,,,,,..-",7.:;"-- ""-- ,`, ' ,1 TIGARD PLANNING COMMISSION ;.,c, Herman Porter .;,,,t', Sharon Zumwalt, NPO 3 member Lavern McKay -., Dean Schmitz Al Hammes 1„. Qeorgia Reed .‘.) D. Commission Discussion : 00, Sakata moved and Wood seconded for approval based on 'y. staff findings and with the six staff recommendations. ',.*: The motion passed by unanimous voice vote. ,.„'''',' A request by Stoneridge Development Company for preliminary plan and program review of a two phase 'project on S .W. i',4.", Gaarde and S.W. Pacific Highway: Phase 1 to consist of 66 ::; multi-family units and ten duplex units on a 8.8 acre par- ,' cel; Phase II to consist of commercial and commercial-pro- ',c, fessional uses on a 3.34 acre parcel . (Wash. Co , Tax Map 1,k. 281 3DD, Lots 800, 900, 1100, 8010 1400, 1500 and Wash. Co. Read by Laws ,,,,,t B. Applicant ' s Presentation : ::0 o George Schenck, realtor, outlined the planned de- ''1. plan and stated the reason why apartments should be substituted for professional office space, and the purpose Tor the spine road, ,v„ o Discussion on parking and oPen sPace. • _ _ _ _____ __ ___ _ ___� ._-___- ti ,,,li? ,. '1,,P o Gary Ames, owner of Lot 800, stated that the pro- ..,„. fl,, posal was a definite effort to comply with the NPO %., ,,''' rounding neighborhood' s concern over ,the develop- ,,,,- ment (i .e. , traffic, drainage, crime, noise, and t, /.:e'l' . lights) and stated'-that the area designated C-P . ''',', ,-, should remain so. i,. , o The following people submitted testimony : ',.`, ,, Sharon Zumwalt) NPO 3 member 0 Herman Porter .4 " Eleanor Quimby ,„ o Dick Kluempke, chairman, outlined the results of 1. Recommendation in favor of Zone Change 26-77, with :.';‘,,,, , the provision of two or more means of egress to .1„. 2, That the area designated C-P be retained. .', 30 That no decision was reached on the duplex area, ,,,t Staff recommends approval of the preliminary, pIat and ,,,,,, program With the following conditions : . 1. A list of proposed Uses within the designated com- , , mercial areas be submitted as part of the general ,; 2, The spine road be shown as a public street With a .... minimum surface pavement of 40 feet at Pacific , I Highway and the alignment be per State Highway De- . partment request, ;*:", 3, The car lot be included as part of the planned de- l•i'',.;',,''',, i, 1,:,,''.',,,,i'd• '.• ?" ,t'a:..4''' • ; I, _ ;i ,‘ ,--." ff , L. ,,.. MINUTES .., ,.;:. .,‘;,.. TIGARD PLANNING COMMISSION . 1, July 19, 1977 - 7: 30 P.M, • '4'..',' • Page 5 .v, ',*1.: 4. A description of the proposed ownership pattern be , included with the genoral plan and program. 5. A traffic analysis be submitted with the general Plan ,4? and program whit.,h addresses the traffic impacts re- „,..: - .1,, suiting from this project and in particular : , ,,„,,,, , a. The effect upon Pacific Highway prior to signali- , ,- „ zation . , , The effects upon the McDonald Street intersection when signalized, ; .,., c, The effects upon the McDonald Gaarde intersection signal system. 6. That the applicant consider enlarging the amount of 1 ' , professional-commercial development area to more „ ; `; closely conform to the XPO #3 Plan map, , , .1 0 The following people submitted testimony: i Joe Van Lom Sharon Zumwalt ‘1 , Rich Gaarde „. ,. Oary Ames ,1 . Roger Stayer 2. ,,.. P Dean Schmitz : , Shirley Nelsen E. Commission Discussion : , - o Sakata suggested that duplexes be on only one side , , and expressed concern over traffic circulation and 1 drainage, -4 o Wood stated that the apartments Would be justified : ,,.... because of need and could be compatible with proper , 1 )1): landscaping and maintenance) suggested that a drain- age study be made , , ,. , Staff stated that on Condition #6 the word "consider” should be deleted. ! t) Brian moved and Popp seconded for approval based on ,. staff findings, with six staff conditions plus #7: A , drainage plan be submitted for approval (to pay particu- lar attention to the effect on adjacent sites) . ii 4 ..,. . . 1 't — ' '' • •'. '• '.. ''.,** ,. .... .„--. .■..-..-.----,-.- -,---■------------- - - - - -- r 1 4 , 6 ,4. , . I 0,. # ''; .'' if , 4',. , 4,, ,4 - MINUTES TIGARD PLANNING COMMISSION ,./. July 19, 1977 - 7: 30 P.M. 1.., r: Page 6 . .7 341. .1''. ' o Tepedino requested that Condition #7 be agreed upon „ .. by the applicant and the NPO. ... „ , 1.,.. o Kluempke stated that unanimous motion had been - a \ made by NPO III to retain the area as C-P. .i.., . ,,.,.. o Wood stated he would abstain because Condition #7 , was in conflict with the Housing policies. : : The motion passed three to two in a roll call vote, *,,, with Sakata and Tepedino dissenting and Wood abstain- ..; , ing. 5. 3 CU 14-77 (Tigard Church of God) N y o , ,,,., A request by D. L. Xuns for expansion of an existing . ehurch in a R-7 (Single Family Residential) zone at 15670 S.W. 98th Avenue (Wash. Co . Tax Map 281 IICD, Lot 300) A. Staff Report : ef,91 ,,',',.'•:; ,.i. Read by Laws „,.. ?,. B. Applicants Presentation : .,,. ...,- o Del Kuns, applicant, stated that the church congre- gation ,. . gation had doubled in size, necessitating the en- , ,t'.. .., largement . 1 C. Publ.ic Testimony: -0 ...„ None ?..' D, Staff Recommendation: Staff recommends approval with the following conditions : Five feet dedication along S .W-. 98th Avenue. . 2 . A half' street improvement to collector street stan- dards be made on the 81W, 98th Avenue frontage, No building permits will be issued until construction drawings have been approved by the Public Works De- partment and the necessary bond filed c, 4. o 'tuns requested that Condition #2 be tied to future „ phases or that condition be modified, I *1.,, . , 9 . .., , ., , . 1 ... I 1 . , ,, . 7,, ,.,-,,, ,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,r4F4t4,414.,„-/-44,-. .-,v, .-I,- - .,, ''f ,!. i\A. ^,:,:,■l'''. ,k ..,■, 4. :1:1'f,'''■ ,L I, , , 4 , i. 1—, 1 I ,, . K, ,r..4., *.2 .:' , (1_. Y ,0^ ,....,,/ ''.1 STAFF REPORT ,. . AGENDA 5.2 -; TIGARD PLANNING COMMISSION , v, July 19, 1977 - 7: 30 P.M. . Fowler Junior High School - Lecture Room 10865 S.W . Walnut Street - Tigard, Oregon c. ... DOCKET: Zone Change ZC 27-77 ,4 l' REQUEST: For preliminary plan and program review of a two phase „1. project : Phase I to conslst of 66 multi-family units .... .4, and ten duplex units on a 8. 8 acre parcel ; Phase II to ..,,, „,),„. ... , consist of commercial and commercial-professional uses . on a 3. 34 acre parcel r 4: LOCATION: S .W. Gaarde and Pacific Highway (Wash . Co. Tax Map 2S1 4):1' 3DD, Tax Lots 800, 801, 900, 1100, 1400, and 1500 and c Wash. Co , Tax Map 251 10A, Tax Lots 700 and 800) , APPLICANT: Stoneridge Development Corporation 'ta ; ,., I , FINDINGS OF FACT: . 1. The applicant is requesting preliminary review of a multi- pie family-commercial-commercial professional planned de- , he .1 velopment on a 12. 14 acre parcel in accordance with Section , , 18,56 .020 of the Tigard Municipal Code . 2 , The site is presently zoned R-10 (Single Family Residential) 4' and C-3 (General Commercial) and designated Suburban Den sity, Multi-family Density, Retail Commercial, and Commer- cial Professional on the Neighborhood Planning Organization , ., No , 3 Plan. Applicable policies from the Plan are as fol- lows : .N, Policy 7 Within the suburban density area, a limited number of duplex(is may be permitted on lots that ,.. Would serve as buffers between the single family uses and adjacent multi-family and/or commercial uses, '7•t, . Policy 8 The maximum overall urban medium density of de- velopment will be 12 dwelling units or 29 per ) sons per gross acre, ;4. ,.. ,.. Policy 15 , Apartments should be located to produce the least adverse effects upon single family areas a, ... Development criteria should include : g., Buffering by means of landscaping, fencing, and distance all , a„.. . .''''.. , ‘ ,„ ,. ..,,-,,..,.q•• ro”.■.,amo,tn.+.„.■4,44.1-,,,,,r,,,,,,,,,,,,,,,,"" ' ' ."','"iiINGEMUStigEStearratnit=a1N,'4,''''Y 4.^,r'',..,4`"'""'+'.1q 1 1, ' ■ . ■'f * '' ," , , ' ,' , 1.,. T ' ...; to .',., •,i): ‘., .,,v.,' ,--"' H , QS-- %o :‘,..,..' STAFF REPORT ..,,. ,.., AGENDA 5 2 ''i. TIGARD PLANNING COMMISSION ,...., July 19, 1977 - 7: 30 P.M. . ) I, .) ?I Page 2 ...,, b . Compatibility of design recognizing the con- flicts of mass and height between apartment ...-„,., buildings and houses. „. ..‘ ,,.-. Policy 18 . Pacific Highway is developing as a strip commer- „P „,i cial highway. The traffic-carrying capacity of this highway should have the highest priority dj and adjacent commercial development should be ...,H subordinated to this need. , Policy 19. In the inte"...est of safety and efficiency, the '4. „, number of highway access points must be kept to t, ;.. ..), a minimum. Wherever possible , businesses on .i , Pacific Highway should be clustered and share ',,, common parking facilities and driveways . As , new development occurs, the number of access , .,, points should not exceed the number necessary ... 4: for property on-site traffic circulation and, ,. where possible, should be combined with access to adjacent businesses, t, Policy 20. Businesses on Pacific Highway should be oriented 1) to the existing traffic and not draw additional [ traffic from the adjacent community. Any addi- tional convenience or neighborhood centers should be centrally located to the market area they serve , Section 18. 56 .010 states : .-: "The purpose of the planned development district is to pro- vide opportunities to create more desirable environments through the application of flexible and diversified land development standards under a comprehensive plan and pro- gram professionally prepared, The planned development dis- trict is intended to be used to encourage the application ei of new techniques and new technology to community develop- A, ment, which will result in superior living or development ,., ,. arrangements with lasting values, It is further intended to achieve economies in land development, maintenance, , street systems, and utility networks, while providing ' building groupings for privacy, usable, and attractive open spaces, safe circulation, and the general well-beiriL,', of the inhabitants," , , k ..,. ,,I 4 ■: .p.17. , ,,'•::3 • „ „ ,„,„ , ,„..„„ ..„.” , ,—,..,, ..,,* —,v,I, ,,., ; , 1 r. , :. k IINEMt"...., ■."' ,r,t,,,,t4,vito IA 1,,4iPs“eth v,ti..,...,^ ,t ','7';..,'''',.'",'''''' o.--,7,-.7-, 1-$.4,01;,,,,,,sp,1,,,,,f0,4,+,40.■,..41,,, _,, , ,, , ., , , ,, ,,, , ,, ,, , ,, .■,:, .: . ; ,.■■,, "I',' •. ,„•i Iv.'.,• A ,, ,- rin. , (1/41; '' ' STAFF REPORT ....) AGENDA 5.2 v. TIGARD PLANNING COMMISSION ,'.. .,',. v July 19, 1977 - 7: 30 P .M. . ., .,..., .. Page 3 P, 4 . "Section 18 .56.020 provides for preliminary plan and pro- .,.., v.4-- gram review by the Planning Commission and requires that ....r. w. ' • such review be based upon the comprehensive plan, the , ... .., standards of this title and other regulations, and the a.., suitability of the proposed .development in relation to the 1., ,4 character of the area. " 41, - cl II . STAFF OBSERVATIONS : ,.. 1. The site is a gently sloping, relatively open field, with y, the exception of several single family homes and a dilapi- dated dated, vacated motel which front along S .W. Pacific High- ,4 '.i„. way and Gaarde Streets. The applicant is proposing to re- ..., . move these structures with the possible exception of one '...?, home being retained. To the north and south are single ' , family homes; on the west is the Tigard First Baptist Church; and to the east and across Pacific Highway are com- , ',.... rf.• mercial buildings. 1 r .'•4 2, The applicant is proposing a two phase development . Phase I is a 66 unit multi-family complex to be located in the ."'‘,.. western corner of the site and ten duplex lots which are .4,, . .., envisioned for the north portion of the parcel abutting IA 4 single family residences on the adjoining property . , Phase II will include developing the remainder of the site with commercial and professional buildings , The commer- cial area is to the front of the site along Pacific High- way, with the professional offices to be located behind a . .. , t the commercial area, creating a buffer between the resi- dential and commercial uses , 3 The NPO Plan states that "Pacific Highway has a singular , purpose- to move traffic safely and efficiently through the community, Providing access to adjacent property must be subservient to this purpose, Access points should not exceed the number necessary for proper on-site traffic cir culation and, where possible, should be combined with ac- Ces8 to adjacent businesse8, " The traffic circulation pattern proposed is responsive to the circulation plan, as presented on the NPO #3 Plan map, The primary access point for the development will be lo , cated at the intersection of McDonald Street and Pacific --,`.-, , , Highway. At that point a spine road is being proposed de- signed to provide access to the northern portion of the . / $..,: , .., • • , I f'..; ,.,,,,,, 1 (C, '',,, ,.‘,.,, STAFF REPORT AGENDA 5.2 TIGARD PLANNING COMMISSION July L9, 1977 - 7: 30 PbM. . ,' Page 4 ."r 1 parcel to include the duplex lots where it is to terminate :;.'',: at the west property line. At such time as the adjacent '''',14 parcel to the west is developed, the street will be ex- , , , tended through to 110th. A serpentine-like street pattern , will discourage direct access from McDonald' Street through ' : to Gaarde Street . §,. 4. A portion of the "spine road" , as indicated on the site , ',':' plan, would be a private road with a 30 foot wide drive. , The regional engineer for the State Highway Department has .,..:!: received the proposal and recommended that the entire street be on a public right-of-way, and has suggested a dif- , 11,',..• .,,... ferent alignment of this street with Pacific Highway than ‘. proposed. 44. The Highway Department further recommends that the appli- cant be required to submit a traffic analysis on the ef 4■;" ■I. fects of this development on the two intersections ,(McDon- ald and. Pacific Highway and Gaarde and Pacific Highway) , and how would the development effect the signalization sys- tem prior to and after signalization . , f 1 .d.!' Provisions for a' signalized traffic light for the intersec- tion of McDonald Street and Pacific Highway are currently — being negotiated between the City and the State Highway De- partment . , 5 The NPO #3 Plan designates the parcel within the center of the development as commercial professional . The applicant ,,.., is proposing to develop approximately two-thirds of this area as apartments, with the remaining area as commercial- professional. There is no wording within the NPO #3 Plan .., , • text that provides staff a means of evaluating the pro- priety of this proposed land use deviation , The NPO will 4 meet to discuss this proposal on July 18, t 6, No indication has been given as to what commercial uses are being proposed in the Phase IT portion of the develop- ment. Staff suggests that a list of proposed uses within this area be submitted as part of the general plan and pro- gram ,'. 7 both S .W. Gaarde and S ,W. 110th are unimproved streets and are deficient in the amount of required right-of-way , Ac- cess to the multi-family area is being proposed from both .'"•,,'' ‘., i it,...,Aincritztszatestranatisimumssiunguiwassnnenmessumi . . ,.... /.),;.`2 1 ..i'... r 1 • 1. l■ , ? 4 e,111 i i .' 4.,, V STAFF REPORT AGENDA 5 .2 TIGARD PLANNING COMMISSION July 19, 1977 - 7: 30 P.M. 44 Page 5 ..,,, : Gaarde and 110th . Staff suggests that the Gaarde Street .4, -,' access be eliminated because of the vision problem at the '1 curve in Gaarde. ., 8. The recently approved car lot (Richard Cooper) has not been included within either Phase I or TT of the proposed de- ,4•,, ..,. velopment, However, the development does surround the car „,f.. -di lot on three sides, and provisions have been made for pro-- Y viding access to the rear of the property from the spine road. In fact, a portion of the spine road is shown on , the rear portion of the car lot , One of the conditions of -,4 ii approval for the car lot was that the southern access point ,4 -.., be permanently closed, and the remaining access point onto . ' S.W . Pacific Highway be permanently closed if an alterna- tive means of access (frontage road) is developed. Staff , suggests that, since the proposed development literally , Ir. surrounds the car lot and access to the car lot will be 1I1 from the spine road, the car lot be included within Phase II of the project . This property is presently owned by ;., Mr. Rossi, who also owns property within the planned de- ,., velopment . A), 9. The applicant 's program submission does not address the , ,.. ownership pattern within the development . • ,., IV. STAFF RECOMMENDATION: 4 Staff recommends approval of the preliminary plan and program with the following conditions: N ,,. 1. A list of proposed uses within the designated commercial ,,..,.. 1,3 areas be submitted as part of the general plan and program. ,.. 2. The spine road be shown as a public street with a minimum surface pavement of 40 feet at Pacific. Highway and the v. .,.,., '..., alignment be per State Highway Department request, . ,t. ,, ...4., 41 3. The car lot be included as part of the planned development , .4 .i, ,.., 4. A description of the proposed ownership pattern be included with the general plan and program. :.•,',.4: ,-; 1 5. A traffic analysis be submitted with the general plan and program which addresses the traffic impacts resulting from , .'.,.'.' .4 this project and in particular: .. ..,,, ,,.. 4... f`...., u. ..■:,..., „ . ,,,,,,,,,,,kr,....,---..,$.....4:.4''11'''''''''"'"'"'' 4 '44 4 4.'''''' '''''''''''' ' , ,R,,,,,•),,, ', ,%,' F.'"...,4'''','t,' ,,,,,,,,,,q-,"4" ';',q,14,M40.,454611q4:4474:40,1...4,4i4P-44it,F1,1 ''';' "4;,4i44 1 1 41 „ . i. lko ■:',.a; ”. ..,k 4.., Z' 4k , I 4:Sli k., .■'' :1 i' STAFF REPORT AGENDA 5.2 ,...1 TIGARD PLANNING COMMISSION July 19, 1977 - 7: 30 P.M. Page 6 ,.. ..;, (1) The effect upon Pacific Highway prior to signalization ,-, .: , (2) The effects upon the McDonald Street intersection when V• ,, •••,, signalized , ..ci ',,,... (3) The effects upon the McDonald-Gaarde intersection ,....' ,, . signal system. -, •,,,,, That the applicant consider enlarging the amount of profes- sional-commercial r sional-commercial development area to more closely conform ,.. to the NPO #3 Plan map . ..„..„ a{ .. I?' ','■.' " .:■■ '4* ..• •.4 at ;., 'tr , t ••■•'0 , l' •; ,i2r '• '6 .... , ■.,. ,..1 i, :',;',. H • I ;t : . ; 4. I : . L. 4 ■ , . 41 ., ' ,,,....„,„„,,,.,,..,,,i,,,,,i,,,,,,,,,,,,,,,,,,,,,,A,„,,,,k,,,r4„■•••A-,..„,,,,,,,,,,p,,,zianiongignr:-...,,,,,,.,,,,,,,,,,,,,,,,,,-„,„,,,,,,,,,,,,cota,,Mo•griaa,01. 1,•oa,,qr4,,,,,,,,--r—,,..s.-=-.:«,.,,,,. ,,: , 't,,'1,4 a ,.,,,,„■•'a,,„.'•a. ,,, , ',,, ■• 4 •-«'• 6 , .• ,' ,,,,,,,' ,..,„:. :1:!'"'. .•,',. ,IfV, :'.,":.■,i• ..., :-,,,, July 14, 1977 ,....., ,r,.',.:....r •::::: .',.; Tigard Planning Cammission ,..,..,4.,...,. Tigard, Oregon .1.; Gentlemen: p, .. .,„,,... , .s. That as owner of Tax Lots 800 and 801, Map 2 S 1 3 DD, me •''').• , ,...., approve of the planned developement proposed by Btoneridge Developement Co., being presented to the Tigard Planning Commission on July 19, 1977. et.A. Very truly yours, ;.:..;, ,,• . By R.B. Brasf f d .,,, .. . ■,;,51,:, ',..,, 'e? ■; ,'1 4.' ■ri','' I', tt ■ 1 ,,......,01. l' , , • ,• . :l'•:•,•.".,, *: ''',,t;t• t''''',`.,•',* ' •,•::';,'' ,., : ,• ''',',...,`",''"tliNVEZattlikitaCX=IgtitaiMat':;-'1*.1,',,,,,;lot;i:',4r44,,,,,,,,,4,474,414,4,4,44,,...r, ..,,,...,4,44,. .. .,„',,,,,,,•*. '.,, ',',., :•,,,,,,,,'•,' ... ‘;',.;•,,•'‘,, •',,,,,,,,,1 • ,•.,,,.,,, •,,h'•''• s \ „ - • 11, . 44FFIDAVI r ok i)UBLICATION . Q. ,, NOTICE OF PUBLIC HEARING . -fIGAR.D PLANNING COMMISSION AGENDA STATE OP OREGON, 1 • July 19, 1977 — 7;30 P.M. ss. COUNTY OF WASIIINGTON, .Fowler Jttnior Aigh School .-- Lecture i',, Room ' 10865S.W.Walnut ---'Tigarcl,,,Oregon 5, PUBLIC HEARINGS. I, ......,—....—jos eph—.S.C.hater..,...---.........,,,............................,.......—.....,,,, ,, . . 5.1 ZONE CHANGE ZC 26-77 (Ston- . . eridge),NPO III-: .,, ”:'-,,''' ,, * being first duly sworn, depose and say that I am the publisher . . !' A request*by Stoneridge Develop- ment Company for a zone map amend- , of The Tigard Times, a newspaper of general circulation, as defined ment to change the zoning designation from R-10 (Single Family Residential) by ORS 193,010 and 193,020, pliblished at Tigard, in the aforesaid county and ',to A-2 (Multi-Family) for a 2.87 acre ' parcel on S.W. Gaarde Street (Wash- state; that the legal notice, a printed copy of which is hereto annexed, was : ington County Tax ap 2S1 -- 3DDlots MOO and 1500-excludingthe east 346 ft. published in the entire issue of said newspaper for . 3" . successive and 4"of • ' v' '1' . ° '. • 4, NE CHANGE ZC 27-7 i iv-ton- : consecutive Weeks in the following .eridge) P. July 6, 1.977 ; A request by Stoneridge Develop- ment Company for preliminary plan I And pr,ograrn review of a„tWo phase • i' • 947.4,/ i /,./7 ,project on S.W.Gaarde and S.W.Pacif- 'icl-lighvvay, Phase I to consist of'66-'3' •(Sign"ture) multi farnily,units and'10 duplex units o'on an 8.8 acre parcel,Stase II-to con- . Subscribed and sworn to before me this 13t...11 , . day of ......... !sist pi'.commercial and commer- i'cial-professional,Uses on a 3,44 acre parcelt,(Wash..'County Tax Map 2S1 — , , July 77 3DD lots 800,801,9000100, 1400, 1500, . ....--.........—,.,...,,..,,.,,.......,,... 19..—.. .e ) t'Wash.'County-Tax Map 2S1 .r-.IOA Tax • / lot 700, 800). . : .,. , ••i.... 4 -*,- ') ...........4r ),Q),,,y _ .... * All persons having an interest in any 0 ary Puli ic Oregon ,of the'hearing Matters are invited to , ... 1 appear and submit oral and written tes-,.. •'. \_ Gy'll--,1," ("*. t. Itt h , ■ .■ i timony or'submit written testimony in My commission expires .... .1.,,,,...,,,......1--.....c1,-.N..4.3........, 19D.f . advance of the meeting, ., ____ --. (TT 3266 — Publish July b11977) -...... .,...,,, ,....,,_, _____„,...,,,I • . , . . , .' . ) .. . ., . , . / . . . . , . /..- .. . • ... . %. . .,.. ... . ., ..A . , ,,.„ . • . , . . . .. wo, A k, , . •c !* c,,,, ‘ t , , . •. , . ' AFFIDAVIT OF MAILING .. . ., ,,. . .., STATE OF OREGON . ) County of Washington ss. City of Tigard ! ' .. . , , . I, Patricia J. Robertson, being first duly sworn, on oath :. depose and say: , I That I am Secretary for the Planning Department . ., for the City of Tigard, Oregon. , . ... That I served notice of hearing of the Tigard Planning Commission, *.' of which the attached is a copy (Marked Exhibit A) upon f ., each co the following named persons on the ___2L_____ day of N ,\ , , 1971 , by mailing to each of them at the ad M e- shown on the attached list (Marked Exhibit B) , said notic- as hereto attached, e osited in the United States • Mail on the _j _ . _day of _ , 197_7 .01_ postage : prepaid. , . . . , " ., .. , • . , • . it_114,,..... ' •• •, , . ..4., . . . ..,,. . Subscribed and sworn to before me on this 6-14\ day of . 1 19 7 ...at i..........em...........4,1.1**0.. . So 0 . , , . . ..," 41„ • d ,,,,s Not: . Flab, ic of Oregon ( my Commission ef,i ct hei expires: ': .•-1 ,' ,...)° . , ,..i 1,..., 11` % P U 1 A „q, 1111111rM2. .AWMMIll ,... , '" ,' - \• •, I • • . . . I . • , • . .. ..„...... . ,...,.f.''''Inft.':.,,j.':.:1(3;‘,'■,„„1 t 1, ' ' •- . ,. ,i•.,:'' „, , A4 ,I.',. ,.• :e,,,,;",'. "1.:.,. • CITY OF TIGARD , I ' • ."A.!". '' 1... • P.O. Box 23397 12420 S.W. Main, Tigard, Oregon 97223 ,. . , . . . , ■ Dear Property Owner: • The agenda enclosed for the next meeting of the Tigard Planning • •, Commission includes an item (circled in red) which, due to its location adjacent property owned or occupied by you, or due to i your previously indicated interest, the City feels obligated to , notify you, . . . . , . If you wish to make your views known in this matter, or if you , .i, only wish to avail yourself of this opportunity to be informed .‘ • concerning this project, the Tigard Planning Commission invites yoU to attend this Meeting. . .. , . . -,,,- ,,. Is. . . . e . ..fl • • . ',, • . , f , • , ZONE CHANGE - CONDITIONAL t( ', - VARIANCE 4'TEMPORARY t -, NON-CONFORMING \ I USE REQUESTS N . I APPLICATION ) File # '1-11 Fee Rec 'd. lat..51/4" __.........f,,......,4,.....r....,,,,,...., Receipt # 11001 TLigard Planning Commission 689-4171 12420 S .W. Main St . , Tigard, Oregon 9722 Date Rec td. , C.""", BY 61abbbl 9n4d , PLEASE PRINT IN INK OR TYPE ..: . Action Requested._ Planned Deivelmpat ......„., -- ,- , . . ------- • A )1 leant s Name Stonerid e De p hop? 643-8657 Applicant ' s Address 1031JLAIchauzerry,...Roack, , , , , Tigard ,moitej.qap_9_722,37,_ ( sireet (city) (state) ( zip) , .: , Owner ' s Name Develooment coppwly , Pborle 6437..867 5 Owner ' s Addrs:ils 10315 S. W. Scholls, F —er,ry_Raa,d, Ti9aY'd () y 9122 . 4 ----(S176-gt) ' - '(criT) (state) (zii5T-- • . - Applicant is : Owner contract Pijrcbased X Developer Agent Other . ))1/2,),o t1-(' )O/5-.4t, Ownhr Reco: ition t.,\f application : .44. ?_- ,...i, . 10 ,0';-4-L 1' , / Li --------- / '' 1 ,ifte' .4 I AAA /, ,. . ,f, .. ._ L.__ . y / -6-j,..g„rp ture o/ owner(ST Person responsible for app.] i( ationlhe yan Lotriber gt_p_ayfripsh_142.‘ ...A LA,...------ 4455 S. W. Schons Ferry ., ------ P"tland 0 "" 97225 _ ................ (street) city) (state) (zip) • ......... .......... ..4**,,.••A.--... .y.,,,.,,,44 1I II - - ---— 201u 1400 1500 ' PROPEHTY INVOLVM: Tax Map #2s1 10,4„.=T-kx 'Loa(4),.. ) , , ---— Address S, W. Gaarde Street., & Pactl'ic Jii.gfuay _ —...- Area 12,.24 _ ( aces) .. ±!j , I..Jting Buildings (# and typo) 15±3esiicierices.„ ___, , ,, , ________ Current zoning . R.710 8iD-3a.t 1?,acifig.Av., Current VseBesicitntiai ._ __ Applicant 's App i can t s Multifamily, professional. & proposed ZoningA-2 & c...8 clabL Proposed tie ..„_, I,a• aH fa. a ....s.■..a,0 SU8M1SS1ON Title RePort "Pasanon Aeqtlirement8 ,..., ..... rlyclQu i REmENTs: Legal tiesription Vicinity Map Tax, Map 8ite Development Plan 8ite Plan _.. .. ..:. -.s..» ........._ r:..r.,..._J.-.,+r., :....:5:_.-..:...�t;..._. .ham.'... • 1. NtYa,+�a+w+E Y.,., ...�:.'..1.�• -:aSxw r�n f.«. ". •,'..:i4Ti`.Ja - iiFt-k I t!. . ,..._, , , , .. CITY ARE) , ,, . J , --i-7 '' 2.,.._ .2,4.- , , l -, `_ ;r'7 Amount [ $ $jJ L�ato �-� �� r, 4 `, IY-dollars same , C,ash . Address / 0 "3 I S-1. :.,,, , , 41 -1- ,I;;;;1 I, 6D1-•,t,.; .,.. ...":.-e.t.t.,,....,, 5'.- D ';)--;) 1 Bldg, , EJ St,Opng, : El Bus,Lk. - P16g, - E Pubctns, Bike Lice - Elcti, Copies - C Sew,SerV, - Sewer - E Filing - E Fine&F. - Assmt: - Ei Other • 0 Zoning - , port ;0 Lri i, !1 r.: �;,, ,. wz< W _ .'; ,- i ' - ___, Permit CITY OF TIGA gye e y WHIT HER',PINING 6 s7ATIONEpY 17007 ■ 11 af ppz j} 1 I ) ,I sl 1 is i w w.,x. pd..Re„nwMr.Ion cnmt1)))1z F xa,1.4,rv.),...1,w..y« i t • . . THE ' -p VAN LOM , KRAXBERGER PARTNERSHIP ARCHITECTS PLANNERS L INERS A,I,A, • ,. , ,4 rinloigh Hills Prott?ssiontal Old 44115 3 W. St holls Fairy Fkmd t•• Portland,Oregon 97225 (503) 292-8895 • • , 'y PROJECT : GARDEN PARK PLACE Phase I 66 Unit Multi - Family Development 10 Duplex Units ( Current Phase I I Development of Commercial and Professional Office Sites OWNER: STONERIDGE DEVELOPMENT CO . 10315 S . W , Scholls Ferry Road Tigard , Oregon 97223 Phone : 643-8657 MANAGEMENT: C & R REALTY CO , 1440 Si* W. Taylor Portland, Oregon 97205 Phone : 224-9554 INTENT: Provide a Planned Unit Development for 66 Multi - Family Units and 10 Duplex Lots Then Define Perimeters for Phase II Commercial and Professional Office `) Developments , e%; arobweEMMIIMONsexolava■limiwna.M.111Mbwanilin.1...°" .....w. .,..°�w ar..w•.s..wr vs.y,rax«,nJ+ek.>:uc rn ,. N , ---"1"---"avnawm-mmumm15.6""mwalm**) GARDEN PARK PLACE Garden Park Place is located adjacent to the intersection of S . W. Gaarde Streets and S . W . Pacific Highway ( 99E) . S . W. McDonald Street intersects S . W . Pacific Highway across from A t this site . Both S . W. Gaarde and McDonald Streets are desig- « nated as collector streets with 3 ,073 and 3 ,602 vehicle trips per day which the traffic department considers medium usage . a - . S . W. Pacific Highway is under the jurisdiction of the State Highway System. The site is bound-..01 on the West by S . W. 110th Street currently • unimproved. To the North the site is bounded by single-family `, residential development with the exception of the property adjoining S . W . Pacific Hiclhway which is zoned C-3 Commercial The Garden Park Place development will engulf several old • . residences located at various places within the confines of the site. Some scattered trees of various sizes and types are located here also. Every attempt will be made to save the more valuable trees . The site of 12. 14 acres slopes to the Northwest at an average 5% slope . ,fit, The total site will be divided into a multi -family area of 5 . 55 P acres ( 66 units ) . 3 . 25 acres will be divided into a duplex subdivision. The remainder of the site now under option, is scheduled to be developed into commercial and professional ) office space. This division of space for commercial uses has not been precisely determined and will not be determined until all leases are formulated . n • '.•s"F•ce.....w.r. .u,..a$ I..iy`4!..;Y,-+.' ,_u w- „1e..w..rac++kAa+w .. :h K:A i%M'..r3:Yt.'UY7odC-i':Iwil:Oib.aW.F:.twJi'. • ` � :«.K.rsq.s3ux,. M;S+ttisahcJNFa,;1•r„1.,1�`aa-�',u-.8:-,,sc.•°`k:;... ,.. ... _ _-.. The multi-family/duplex development will be designed as Phase I of the development and is scheduled for construction as soon as permits can he obtained. This first phase will include Tax Lot 1400 , lot 1500 except for the East 150 feet proposed for professional offices iri Phase II and one-half of Tax Lot 000. These 5 , 55 acres will support 66 predominately single story one and two bedroom multi -family units . ,W Also included in Phase I will be 10 duplex lots on Tax Lot 801 a 3 . 25 acre parcel on Map No . 2S1 -•3DD. This parcel will be divided into ten 10,000 sq . ft. duplex lots . All of the lots Will be fronting on a 50 ' wide street built to city standards which is to' eventually connect to 110th Street. The construction of a private street through portions of the site will open several of the commercial C-3 sites to traffic from the back rather than off S . W . Pacific Highway. This : . 5 meanderin g roadwa y will extend to lot 801 which is built to City of Tigard Street Standards . In concept, Garden Park Place will be so designed to orient major living spaces within each. building group toward major • open spaces developed within the project. The project is designed to be g generally inward oriented with major living and play areas located away from traffic areas . Parking will be directly accessible from the access roads within the complex which tends to reduce the total area devoted to paving and allows a grcatetw amount of open usable space within this medium- density project b The site design will be on maximum utilization of open spaces within the project area with ample open space and recreation closely associated with each unit . Parking is provided adjacent to these units directly off access roads . This system allows for the least amount of the surrounding area to be devoted to ' - parking and/or covered by paving . By utilizing the open space in direct relationship to the units , ample amounts of open space , light,ht, air and recreation are p g 'possible creating a more pleasant environment , / Recreation facilities will be provided in one central area and will include a recreatio n building and swimming pool plus , laundry facilities for all units . There will be two chi l drens ' play areas . There will be approximately 100 parking spaces provided for ,• the 66 multi -family un i is . Thirty of the spaces will be ' , covered . We anticipate that this will generate 270 vehicle • 4 trips per day. The duplex site may generate 75 vehicle trips per day. Tri Met' s Greenberg Line and Sherwood Route 44 service this area at 45 minute intervals . The State ,Highway Department has voiced d their desire to place a traffic light at the ` McDonald Street-Pacific Highway intersection as early as 1978. The Garden Park Place housing development is expected to attract 86 families ( 2 . 4 persons per family) with approximately 34 children . Of these 24 are expected to be school-aged children . • The distribution is expected to be as follows : 0 - 5 years = 10 K - 6th grade = 12 6th - 9th grade ^ 6 10th ,,, 12th grade = 6 Utilities are available to the site. The sanitary sewer is n 1 ' located to the West of the site on Gaarde Street and will have to be extended up this street to the site . Tigard Public Works Department has stated that there is ample capacity to service all of the multi-family and commercial development for this area Electrical service , gas and water will be provided by underground service , • - 3 . k r.; . -:•:m«w..M,r,.r'yra q+r..w:F;,art.,i,u'MtsT.w:,.,,rmra.wixti;.v,.v w-.......-.....x,,...ww ...,.p,..n:..5wta�:.w N?d9' `N4%dfk9i�"'. y'" ";1"L%9rae147%cnK. T - ,. i• .;;; Igo. ..-. .. vamesimmonimeraimanameimi\ Exterior lighting is to have cut-off fixtures to prevent glare into adjoining properties . The multi --family site is to be fully landscaped in deciduous , ornamental and coniferous trees and shrubs . Several bermed areas will provide separation of private patio areas . Berming will also provide separatioin '. 4 from public roadways and commercial areas . Refuse storage is to be located in covered , fenced areas adja- cent to the parking area and accessible to each living unit. These enclosures will house dumpster units , complete with full wash down facilities . One dumpster has been provided for each 12 units ± . May 31st figures provided by Portland General Electric Co . state that there are 4 , 334 multi =family units ,built or under construction in the Tigard area. Of those 182 are vacant. The 4. 19% vacancy factor ( including units under construction or never occupied) is a very low percentage figure pointing to a need for additional housing . The high cost of single-family housing promotes the need for alternate methods of housing and the logical solution to the housing shortage is to increase the number of multi - family units available at a reasonable cost. The public will benefit by a housing proposal such as this for increased densities of mixed housing types and containment of sprawl can reduce public and private capital expenditures by as much as $435 ,000,000 for a population of 100 ,000 , states Federal Council of Environmental Quality. Higher densities support public services such as mass-transportation , shopping within walking distance of residents and lower cost of community services , A Reynolds School District Analysis shows that adding single- family homes to a district creates educational costs that . ..._....... t _ p.roiec�s support...,...5.:..,....__ . ..� =densi t y exceed the increase in revenue , Higher.�� low-density deficit revenues rvnwnrowms. w•.w.ar-M1tJ-?.wrm n......,,.t reh., woe r,rmw.rnc,•,.ua,,.MA•••.'.,.�•''•—.••• At=4.^li a • 1 r Curtailing urban sprawl benefits the public by channeling growth into passed-over areas in order to take advantage of existing , '4 services , thus reducing energy consumption and the need for expanded water, sewer, roadways electricity , telephone , mass^ transit, fire and police protection , etc . elsewhere . The duplex lots will be under individual ownerships . The multi family area will be under one ownership with management • u by C & R Realty who manage over 2 ,000 units in the Portland area . The project will be designed by The Van Lom/Kraxberger Partnership A. I . A. Architects and Planners who have designed many multi -family developments in the Tigard and Metropolitan area Phase I I , development of the commercial sites and professional offices is planned for a September submittal to the City of Tigard. Tax Lot 'n0 and 800 ( Map #2S1 -10A) and Tax Lots 800 and 1100 , and a . g6 acre portion of lot 1 500 (Map #251-300) will be included in this development. Respectiv ly submitted, );),, Josep M. Van Lath+, A• 11A. Architect THE VAN L0M/KRAXBP, R(1CR PARTNERSHIP Ay I IAI 6 Date : June 28, 1'577 b ......,,. .,::. ;un,. r .. ....—•:.. r,.a�....� W.-.::..«.n—,.. M..n.:... .,. . aura Irt� .u�-s,:....-r>.r...,w.,....JM,,..p..r�.«.6,;,:Mr N��,•.�m �w,.,1{..a P r 4.�.,.�: a. .w......u.«+.,.�rbrrhm t yai a ..c.za:y,.. M ..,. ,. • i REPORT SUPPLEMENT Proposed Tigard Commercial Developments Pacific Highway ##1'W @ S. W. McDonald Street The purpose of this report is only to supplement the original report and as such will address changes and modifications and the resultant changes to impacts stated originally. The most significant change in the site plan is the increase in the size of the general retail sales facility and the general office building. Accordingly, traffic volumes generated by these facilities will be increased and Table 3 .of the basic report is revised as follows: Table 3 Generated Traffic Volume Development (Total, In/Out) 1. Restaurant (5,140 sq. ft.) 12 p.m. - 1 p.m. F1 4 p.ni. 6 p.m. 54 6 p.m. - 7 p.m. 114 Average weekday 845 2. General Retail Sales Facility (5,560 sq. ft.) 12 p.m. -- 1 p.m. 48 4 p.m. - .6 p.m. . 81 6 p.m. - 7 p.m. Average weekday 645 r , 3. Used Car Lot (0.78 acres) 7 a.m. 9 a.m. 53 4 p.m - 6 p.m. 80 4. General Office Building (10,500 sq. ft.) 7a.m. - 9a.m. 24 4 p.m. 2 6 p.m. 21 Average weekday 122 The restaurant and used car facilities remain unchanged. Figure 3, depicting and follows4lnereinand p.m, peak. hour volumes, also changes accr g y The... rcaulta t � traffic. .. . generated by {the site is approximately 9/ o :1 that indicated in the original e report, In numbers this would • 4 tFwA.'F>IJ.1!{^'ae..aav..,Aa,,'ua Sld an NY'-Q.A+*,w-•:�a,..a.. .....-.._..q,m.,:u.l...zroe h.'s.„ wkai..mnlAMi:.a:;CpaNYry^t{'y[;ifidklrlRamaifDdiAtdr.YSicryr:..�rtwr.+,....u.aw - tt v . :rats.-.;,xmist4=1:14t17#ta:a,,r. • a in r..a t-** • y ni..e r r, »t,.« or ,. • at 1 Ht 0-7/t,<C7(',/ 'M s r 6 (�E 5) ! f / / , .. C g) ‘P, • fetmr\Nii\)1 n®1 ,figwoV))- CI .,N,AA et ae • trot, or yr otto,r±+ rn,.s e,a , ortf x144 ,!t '^t/t,, Rt tr r t- ,•..,B•. Of• .»Bari,.;, a tt Yt 1 • ' M w..+.•• •t•••••••4,0•ero*or.^I• .,t•r+^..-'...u•..• • •t y •••.••t■tt # R1 .� .. •• .».y• »• .new. •a ».• e • K 1 •• n Pt - T•••• (zs d SSL i'' -'\"--- ---45:- c,5, 2 L. 9 4.Q •• t.9z) 0z t., {'1 d) . fir,/R,, Q` 1 A co 0 O/1 '7 0H '19_7c/ C3(ter7 7 04 &/'7c ' ': - ! V0/c. r ~(^"r1 7 OAv'7!'7 _I" 0000 t. -- - f, mean an additional 130 vehicles entering and exiting the site per day and 24 additional during the p.m. peak hour. These figures are for both directions and would have negligible impact on the traffic signal, cit.- culating patterns, and roadway and intersection capacities. The proposed most northerly access point should operate quite satisfac- torily. This access would probably be used jointly by the office build- ing and the existing used car lot. These two facilities generate the least amount of demand within the overall site, amounting to approximately 120 vehicles between 4-6 p.m. or 60 during the p.m4 peak hour. Again, this is in both directions, with 30 entering and 30 exiting. The access point is located 'nearly 1/4 mile (1,200 feet) from the proposed signalized intersection at McDonald and, as such, traffic trying to exit from the site would be afforded gaps in the main traffic flow on #1W due to the platoon- ing effect of the traffic signal. Some difficulty might be experienced due to unrestricted traffic approaching from the north and some motorists may elect to circulate through the site and exit onto #1W at the new sig- nal; however, this will create no impact since this volume is only 30 vehicles per hour. Due to the low traffic volumes attracted to this part of the site and the long distance to the major intersection, we feel this access point will function with little difficulty. Provision of a connecting roadway between the north and south portions of the development may increase circulation through the site but that volume would be insignificant. A few people coming from the north might elect to use the northerly access point and circulate on-site to the south por- tion; however, with provision of the added right turn lane at the signal , ized intersection, that volume would be minimal. The only other circu- lating volumes would be persons from the west on Gaarde whose destination is the office building at the north end of the development. However, with the low volumes generated by the facility and with only 7% of the total volume generated by the site originating from the west, these voilimes would be negligible. We see no problems with the proposed circulation facilities. There is always some danger when parking maneuver a and through traffic • mix -- both on-street and off-street. However, in this case, due to the low circulating volumes and the fact that most parking spaces will be occupied by employees or long-term parkers, conflicts are expected to be minimal. This type of circulation and parking layout exists at most supermarkets and shopping centers and operates successfully. The instal- lation of speed bumps on the through roadways within the parking areas would keep speeds down low and reduce accident potential. The original report assumes all the vehicles originating from the west will ti a along Gaarde (i.e. , 7 of the total generated volumes) ill Se the Gaarde . ) gtreet access facility and hone would be oriented to or from Highway #1W on uaarde. However, it is probable that some traffic leaving the site desiring to travel south along #1W will exit left Onto Gaarde and turn right (south) onto #1W. This will present no problems since volumes are low on Gaarde and gaps will be available on #114 caused by the traffic signals