ZCPD29-78 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PLEASE NOTE: The original paper record has been archived and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.
.A{
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400 BURNHAM CREEK
Zone Change Planned Development
(ZCPD 29-78) n 2+ 6
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Ash Drive at Ash Avenue
" r Reference M 1-78
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, CITY OF TI RECEIVED. r a..ippry
P.O. Box 23397 FEB 1 6 1979
• 12420 S.W. Main
Tigard,Oregon 97223
CITY OF TIGARD
January 22, 1979
•
Phil Benson Company
10950 S.W. 5th
Beaverton,/ Oregon 97005
Re: ZC 29-78 PD
Gentlemen:
Please be advised that the Tigard Planning Commission at their regular
meeting of January 16, 1979, denied your request for a preliminary plan
and program review of the above referenced property. This proposal was
denied due to the following:
1. c an 1 y
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2. The potential impact on the flood plain on the Greenway.
Action of the Planning Commission are final unless notification of appeal
to the City Council is filed with the City Recorder within 20 days of the
Planning Commission action.
5 ,
If we can be of any further assistance, please do not hesitate to contact
this office at 639.4171.
Sincerely,
' 1
Ken Selby
Associate City Planner
I<S dh
cc. David Brands & Wilsey- am
Note The following acknowledgment must be received by the City of Tigard
within fourteen (14) days of your receipt of this letter. Vailure
to return this acknowledgment may result in action by the City of
Tigard
, . ..g .
�:S 7.ett.r doctttttent 4 the act
1 hereby acIu9owledge th ion of the To and
s . . n.iss. t > ,gee to
Plannshc ion.
read this letters and x a r
� 1 have and received and Y
e decision h=r )cumen = to abide by any terme and/or donditions
a ache. ,
Signe e
� : bate
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MINUTES
TIGARD PLANNING COMMISSION
January 16, 1979 - 7:30 P.M.
Page 3
A. Staf Report continued:
Selby re the staff report.
B. Applicant's esentation;
The applicant's p esentation was made by :ob Cruz, representative
of David Evans & As ociates, Inc. , 200 :.W. Market Street, Portland,
architects for the ap,�. icant.
C. Public Testimony:
There was no public testimony the for or against the project.
D. Staff Recommendations:
0 Staff recommendations ere read by Selb
E. Commission Discuss' .n & Action:
o After brief d scussion among the Commission and ff as to the
propriety. o t � recommendations tQ , te lone c nge requested,
Speaker moed that basedoritafifnd ings the zone change ZC 28-78
be
approved ubject to staff conditions 2-7, with the Word "other" deleted
from pri ted condition 02.
o The motion was seconded by Seeber and unanimously carried.
5.3 Zone Change ZC 29-78 (Burnham Creek Planned Development) NPO 01
A request by Phil Benson for a preliminary plan and program review of a
P development p �` an A-2 "Multi-
family planned deveio merit on a 5;4 acre areal in
family Residential" zone located adjacent to Fanno Creek at the end of
Ash Avenue (Wash. Co. Tax Map 2S1 2AC, Tax Lot 2300) .
A. Staff Report:
request out tl:the area and surrounding land usage involved in this
Selby pointed
q map. He read the staff report, including
recommendations. He also read into the record a letter from Patti ti
Johnson calling attention to provisions of NPO 01 and the problems
of access into the area; and a letter from Craig O. West, Attorney,
Tualatin Plaza Building, Tualatin, concerning street problems, zonin
and fill in the Greenway,
Selby showed slides of the property taken from various Iodations in
and neat it.
..' S, Applicants Presentation
The applicants s presentation was Made by bavid Brands Of the firm,
Wilsey & Hamm 222 S.W., Harrison Street, Portland, planners and architects
for the applicant. Entphasited was the individually--owned, energy,-
offioient towhhou e Unite by the applicants Phil Benson
as luxury type units in the $80-110,000 pride range.
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MINUTES
TIGARD PLANNING COMMISSION
January 16, 1979 - 7:30 P.M.
Page 4
C. Public Testimony:
a Opponent's
Mrs. Robert Moore, 13205 S.W. Village Glen, a.sked who is responsible
for the condition of Frewing Street, characterizing it as "a walking
disaster," (Staff was unable to state whether the street is owned
by the City or the County.)
Phil Eden, a member of NPO #1, was concerned over the density and
services, believing no further development should take place until
there were streets adequate for both the development and the present
neighborhood. He felt Ash AVenue was inadequate to handle the
increased traffic generated by such a development, He spoke on the
issue of duplexes vs. 4-pieces and 6-plexes, stating he personally
had no feeling against the larger units.
Pauline johnson,expressed concern over Frewing Street traffic and the
probability that the proposed development with the cut and fill
contemplated in the greenway would destroy the wildlife and vegetation
now present.
Paul Johnson, reiterated the provision in the NPO #1 Plan on duplexes
in this area--and only duplexes, and the encroachment of the flood
Plain.
EdWard Xlinkenberg, 13240 S.W. Village Glen, expressed concern 'on
traffic a
Steve rauStie, 13255 S.W. Ash Avenue, who charOcterized himself
as an adouStiO expert, Stated accepted noise levels for City streets
are now excees:14d by present traffic on the surrounding streets.
Anita Eden, whose daughter has asthma, expressed concern that
construdtiori in the area would aggravate her daughter's health
problem.
Rebuttal:
In rebuttal David Brands acknowledged the concern Over the traffic
problem, but Stated the donviction the ultimate solution lay
elsewhere bhan solely with a developer to solve this present neigha
) , borhood probleMa He deferred comment on the greenway concerns to the
next agenda item.
Several of the preVioud speakers discussed the iMPaCt of an extension
of Ash AvenUe across Fanno Creek, and in general felt that would not
be a solution because it Wotld bring greater traffic flow with it
). The public testimony Was thereupon cloSed,
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MINUTES
TIGARD PLANNING COMMISSION
January 16, 1979 - 7:30 P.M.
Page 5
E. Commission Discussion & Action:
o Smith recognized the traffic problem, but felt it was not insur-
mountable. He favored larger units, but was willing to abide by the
NPO's limitation to duplexes.
o Some discussion was had of the possibility of a street through a
commercial development being considered on property to the west. It
was felt this might relieve the situation somewhat.
o Speaker stated that when the NPO specified duplexes five years ago,
the townhouse concept was in its infancy in this area, and wondered
whether if the NPO were to consider multiple housing today, they
would again specify only duplexes in preference to larger common-wall
• units for this area.
o After some additional discussion Smith moved for denial of the zone
change.
o The motion was seconded by Kolleas and unanimously Carried.
5.4 Miscellaneous M 1-78 (Burnham Creek Planned Develo4ment)
President Smith felt Item 5.4 by the same applicant might be made moot
by reason of the denial of Item 5.3
The applicant, howe er, asked to be heard ' order to get guidance of the
thinking of the audie ce and the Commissi.n on the admittedly sensitive
issue of the greenway e croachment.
The President thereupon ag d to he Item 5.4 and declared a five minute
recess.
5.7 Conditional Use CU 35-78 (Steph Spiegel)
After reconvening the teetinc at 10:15 P.M. , consideration was given to
just ho W much Could be expe4itioUsly ' -ndled in the meeting.
After some diSdUssion, Bqnn moved that It: 5.7 be Considered at the
meeting next week, aanIzry 28, 1919, since A pall of the house indicated
no one present wished ' o give public testimoIton it
The Motion waS Sec. dad by K011eas and carried imoUS1Y.
5.4 Miscellaneous M -18 (Burnham Creek Planned DeVelop nt) NPO #1
A request by/hil Benson for a flood plain fill permit 'iodated in an A2
°MUltifamiW tiebidential" zone adjacent Pattho Creek at end of Ash Avenue
(Wash, Co, Tak Map 251 2AC$ Lot 2800) .
MINUTES
TIGARD PLANNING COMMISSION
January 16, 1979 - 7:30 P.M.
• Page 6
5.4 Continued:
A. Staff Report
The staff report was read by Selby.
Applicant's Presentation:
The applicant'm presentation was given by David Brands, who explained
in general the cut-and-fill operation proposed. (Specific engineering
calculations and resultant contours in the greenway have yet to be
worked out.)
C. Public Testimony:
a. Proponent's
None
b. Opponent's
Some Of the same opponents to Item 5.3 expressed concerns about the
effect on not only the alteration of the flood way capacity, but the
• wildlife habitat.
To the latter concern Mr. Phil Benson, the applicant and a long-time
employee of the Oregon Wildlife Commi0Sion, replied emphatically the
habitat for wildlife would be definitely imr'oVed by the greenway
work proposed.
D. Staff ReCommendatiOnst
Were read into the minutes
E. Commission Discussion & Action:
o In Comti8sien discussion, Speaker asked Whether buildings Were to
be built on fill?
f o The answer Was yea.
o Ate r fUrther discussion it appeared the Commission was opposed to
• the concept aS presented.
o Tho applicant expressed a desire to modify hit request in the light of
Concerns expressed at this meeting and after considering the data yet
to come front the Corps of Engineere Study now ih Ptogteee,
• o Thereupon speaker Moved Itein 54 be tabled.
o The motion was Seconded by Bonn and passed tnahitoUsly.
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STAFF REPORT
• AGENDA 5.3
TIGARD PLANNING COMMISSION
'January 16, 1979 - 7:30 P.M. •
Fowler Junior High School - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon
Docket: Zone Change ZC 29-78
(Ref. M 1-78 & MLP 16-78)
Applicant: Phil Benson Company
OWnert Same as applicant
• r,ocationt Adjacent southeast of Fanno Creek and north of S.W. Ash Street, terminus
surrounding the residence of 13075 S.W. Ash (Wash. Co. Tax Map 2S1 2AC,
Tax Lot 2300) .
Request: For a preliminary plan and program review of a residential planned develop-
• meht a 5.4 acre parcel in an A-2 "Multifamily Residential" zone.
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I. Findings of Fact:
1. The site is designated on the NPO 41 Plan as "urban Medium Density"
residential and zoned A-2.
2. Pages 18, 19, 20 and 21 of the NPO #1 plan describes the intended
construction requirements and use of multifamily units with policies
(please refer to your Downtown Ash Avenue NPO #1 Plan) .
3. The subject site and the eastern adjacent property are designated
specifically by the Plan to be developed as duplex units (see NPO #1 Map) .
4. Sections 18.56,020, 18.56,100 and 18.56.110 of the Tigard Municipal Code
states the required preliminary development plan and program information
as well as open space and density restrictions (please refer to the
Tigard Municipal Code) .
The appliCanb has complied with the Planned Development Di8t4let require-
ments in his preliminary plan and program.
• 5. The applicant ProPoSeb to deVelop five six-plexes, one four-plex and
hi four duplexes for a total of 42 dwelling units.
The A-2 zoning text permits 12 units to the acre. 12 x net site acreage
of 4,32 tr. 51.84 Units. Therefore, the applicant is below the maximum
by 9.84 units.
• 6. Water is available to the site from Ash StIr"oet. Sanitary sewer service
• is available from an 8 inch line on S.W. Ash Street,
7, The site is bounded by single family homes on the west and open Space
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greenway to the east and north, to the south and southeast are multifamily
) homes and open Spade.
8. The northeastern 1/8 of the property is a greenway area as designated on '
the NPO 41 Plan, and the 100 year flood plain from Vanno creek,
STAFF REPORT
AGENDA 5.3
TIGARD PLANNING COMMISSION
January 16, 1979 - 7:30 P.M.
Page 2
9. southwest Ash Street is in substandard condition, gravel surface, no
curbs ot sideweilks.
10. Southwest Ash Street is designated as a local street with a right-of-way
width of 50 feet and a pavement width of 34 feet in the NPO #1. The
• current right-of-way width is 40 feet.
11. Due to the potential traffic inpact caused by the surrounding vacant land
When developed as residential, multifamily and commercial (as with the .
• adjacent northwest 8.35 acre parcel) additional thoroughfares (see Section
18.56.030(2) of the Tigard Municipal Code) may be required.
12. Page 9 of the EnVironmental Design and Open Space Plan, Policy 1 states:
Designate areas of physical limitation (poorly drained, seasonally flooded,
ground instability) and incorporate these designations in the City zoning
ordinance and map, and develop graduated development restrictions according
to the distinct characteristics of the constraints and anticipated
limitations.
II. Conclusionary Findings
1. The NPO #1 Plan iS explicit in its intent that',higher density type
units be restricted in areas where access is limited from one-way approach
or off of local streets. This site is within the limited capabilities
of the plan. Therefore, only duple type units should be permitted,
2. A minor land partition by the former owner created the necessary five
feet of right-of-way along S.W. Ash for street improvements. The action
also required that the Greenway be dedicated to the city,
DUe to the sensitive condition of the flood way area and wetlands
of the subject site 80i1 compaction and Compatibility for construction
should be tested and analyzed prior to construction permits.
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44 The owner Of the northwest adjacent parcel has applied for a site
design application in, compliance with constructing a permitted commercial
tiSe development. The owner has been required by the city to contract
6 an independent traffic 00ftsUltant to study the ,easibility of traffic ,
impact due to his development, One of the several concerns expressed
by staff for the traffic study is the alleviation Of traffic, congestion
by implementing a street from S.W. Ash northwest to subject property.
It is estimated that the study in its preliminary form will be ready by
late Match.
/II. Staff Recommendations;
Staff recommends approval of the preliminary plan and program with dOnditions
that must appear in the aeneral Plan and Program narrative and/or plat
1. That the dwelling units be redesigned and located Li8 duplex units only,
2.
That the density not surpass 42 in total.
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STAFF REORT
AGENDA 5.3
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TIGARD PLANNING COMMISSION
January 16, 1979
Page 3
3. That applicant contract an independent Engineering consultant firm to
study and express problems with possible solution to the soil Conditiont
hydraulic flow and level prior to cut and fill alteration.
4. That the development's streets be public and meet local street standards.
5. That the possible alignment of a street through the development onto the •
• adjacent commercial parcel be considered and conditioned if the traffic '
consultant's report finds it necessary and the Planning Cdmmission
requires it.
6. That any encroachment of street, park, building etc. , in the flood
plain be restricted per Tigard Municipal Code, Section 18.57 and permitted
as conditioned with flood plain fill permit if approved.
Report prepared by Ken Selby
Associate City Planner
January 12, 1.979
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CRAIG 0. WEST
ATTORNEY AT LAW
SUITE 212 TUALATIN PLAZA BUILDING
8101 S,W.NYBERG 12OAD
WILLIS A.WEST TUALATIN,OREGON 97082 (503) 838-8519
,140
OF COUNSEL)
January 15, 1979
RECE1VL`D
JAN 16 1919
Tigard Planning Commission
Tigard, Oregon 97223 CITY OF TIGARD
January 16, 1979 meeting
re: Phil Benson's request for zone change and fill
. Gentlemen:
1 live at 9400 SWrnill Street, which is on the corner of SW Ash, Avenue and Hill
Street in Tigard. r object to Mr. Benson's requests because of the following
(1) Streets: SW Ash Avenue traffic empties onto SW Frewing St.,
which i:5 too narrow and undeveloped for the rotor vehicle and pedestrian traffic
it now` services. Frewing Street should not become subject to further use until
the present citizens who use it can do so safely.
SW Ash Avenue is already a heavily used residential street. To open
it further jeopardizes what peacefulness is left in our community and places Ash
Avenue a;s a thoroughfare instead of a peacefulness
residential artery.
•
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• There is no park or place for young people to play in our neighborhood.
riding bicycles and e�, including many front the existing multi-family units,
�'rc�t� my' home Z see playing
many children,
increasing., . la P area jeopardizes s dines�the safety f of ev± young people and
r g ey.. ying Y
traffic to the ar j opar eryone.
and either this os. residences should be 11 calls for duplexes in the subject area,
(2) zoning: I understand NPO
i pg y
tinned. To allow a higher density development
.v will result in increasing traffic, noise, and congestion, which will change our
neighborhood from what it was planned to be.
(3) Fill: Fanno Creek has a long history of floods and this is true of
the subject low land. The proposed project risks flooding itself and causing
increased flooding to others.
,
Conclusion - the proposed request is not good planning and should be
rejedted.
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S/a0//'"r:74
Crai o. West
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��'��s � PAGE 1 OF 2
January 12, 1979
City of Tigard
Mayor Mickelson , City Council and Planning Commission
Tigard, Oregon.
Dear Sirs:
This letter is about Mr. Phil Benson and his tWo requests
concerning Washington County Tax Map 2S 1 2AC, Tax Lot 2300
adjacent Fanno Creek at the end of Ash Avenue. I would like for
this letter to be read and become part of the record at the
meeting of the Tigard Planning Commission on January 16, 19790 at
7:30 W P.M. , `I
the Fowler Junior High School Lecture Room at 10865 .
S. . Walnut Street, Tigard, Oregon.
Mr. Benson's requests are concerning a zone change and a Flood
Plain fill. I saw his plans to build Condominium Apartments with
forty-two (42) total Units.
I have the Neighborhood Planning Organization Number One book
• and map which was adopted by the Tigard City Council on May 20,
19740 and is now law.
ZONED FOR DUPLEXES ONLY
N.P.O. has zoned this land for duplexes only. It is on
map. p
the N.P.O. llma�. build Condominium Apartments or any other
To bui
type of apartments would be in violation of the N.P.O. #1
Comprehensive Plan.
$TREET._ACCESS AND TRAFFIC_VOLUME
We only have one Way to get in and out of this area Which is
up Ash Avenue and right onto FreWing Street to Pacific Highway or
Co0 " r dead end. Burnham
urt, Hill Court, Ash eDrive,�VillageeGleneDrive, Village Glen
Circle, Village Glen Court and Lake Street all come into Ash
Avenue and Frewing Street. The bottle neck traffic of cars per
day is very heavy and way over the N.P.D. #1 residential limit.
In N.P.O. #1 book, page 21, Mr. Buttke's traffic analysis showed
volutes Will a Oeed the maxium of 1500 vehicles per day permitted
oh a local street if additional apartments are cons rul,cted.
N.P.O. #1 book, page 36, says the traffic volume limit is 1500
Vehicles per day. Forty-tWo more units of any kind would put this
area way over the 1500 per day or the N.P.O. #1 limit: There
a
hould be no more construction of any kind in this area until
another access street is added to alleviate the traffic . out to
Pacific Highway V or 99W. N.P.O. #1 Policy Number Ten says
development Will coincide with the provision of public streets
and etc M
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PAGE 2 OF 2
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LAND FILL IN FLOOD PLAIN AND GROUND COMPRESSION TEST FOR PILING
N.P.O. #1 book, page number three, says the Flood Plain Works
to diminish the severity of flooding. With heavy rains, the water 1
1
has been up to the Philadelphia Square Apartments wich are sitting
high above Fanno Creek. N.P.O. #1 book, page number three says
once the Flood Plain is filled and developed, an invaluable natural
asset is lost and the flood hazard has been increased. There
• should be no filling in of the Flood Plain because of the high risk
,
of flooding. Also, it is very expensive because the compression
• . ground test is required when land fills are made and in this area
it has proven in the past that piling has to be used as the two
duplexes built next to the Philadelphia Square Apartments required
the piling and the Contractor lost money. It id, not feasible to
build in a Flood Plain area, as the installation of piling and fill
dirt plus a new road would be very expensive for a Constraotoro
• N.P.O. #1 Policy Number thirty-four says "the city should
• adopt a Flood Plain and Fill Ordinance so as to restrict develop-
ment and filling in the Fanno Creek Flood Plain. This is required
for public safety and to insure the maintenance of this natural
.
asst. Until the necessary engineering studies are completed and
an ordinance adopted, no filling should he allowed in Fanno Creek
Within the limits of the 100 year flood level as defined by
Washington County0, end of quote on N.P.O. #1 Policy Number 34.
In closing, I say if anymore construction is allowed in the
• Fanno Creek Flood Plain area, it is violating N.P.O. #1 on these
four oounts as fdaloWsi
No 1 -' The N.P.O. #1 map says this area is for duplexes only
No. 2 - There is only one street access in and out of this
area and the traffic would exceed the N.P.O. #1
limit of 1500 vehicles per day.
• ' No. 3 - N.P.O. #1 Policy Number 34 Says until the necessary
engineering studies are completed and ordiance adopted,
no filling shoUld be alloWed in Fanno Creek within the
limits of the 100 year Flood Plain level as defined by
• Washington county.
No. 4 - N.P.O. #1 Policy Number Ten says development will
. coincide with the provision of the public streets, etc.
4
Since the N.P.O. #1 book bringp. oUt the very dangerous problem
of a flood hazard on page three) I 'strongly object to any filling
in of the Fenno Creek Flood Plain becaube of the flooding danger
to residents and their ptioperty)
Thank you for your help and consideration.
4 . , ,
Very truly yo
III Are AP /
Paul EL Johnson
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„,,,,,, PUBLIC NOTICE
AFFIDAVIT Or PUBLICATION ,
TIGARD PLANNING C0114MISSION'
January 16, 1979- 7;30 part.
.
• • STATE OP .OREGON, Fowler Junior High.School • Lecture
'
ss.
COUNTY OF WASHINGTON, — 10865 SW Walnut St.-Tigard,Oregon
5. PUBLIC HEARINGS
, - 5.1 ZONE CHANGE ZC 27-78 (Jozsef
I, „ , Joseph Schafer , , , , Sandor)'NPO 2
. .
A request by Jozset Sandor. for a
.
. being first duly sworn, depose and say that I am the publisher .—............................ zone Mai)amendment,from Wash,Co.
'
RIS-4 to City of Tigard f4.-,7. "Single
,
Redential”zone on a 1,03 acre. i ,
The e Tigard Times, a newspaper of general circulation, as defined Family
parcel asi
t 9135 SW North Dakota Stteet
..
(Wash. Co, Tax* 1
by ORS 193.010 and 193.020, published at Tigard, in the aforesaid county and Map St 35C,. Tax
ob.
Lots 200 & 201). '
5.2 ZONE CHANGE ZC 2848 (Ames
,
state; that the legal notice, a printed copy of which is hereto annexed, was Orchard No. 2) NPO 7 , ...
, ' 2 . A request by Hazeltree Development
published in the entire issue of said newspaper for , , successive and I.
for a zone map amendment frOm
t
Wash.Co.RU-30 to City of Tigard R-30,4'
, consecutive weeks In the following issues , , .. . .. , ,.., "Single Family Residential" zone on a
January 5 e 10, 1979 12.5 acre parcel at 12235 SW Bull Mt.
Road (Wash. Co. Tax Map 2S1 IOBB,
Tax Lot 600). . '
. li.haNgEfikatMZ,, n-e
11th A request by Phil Benson for a pre- ,
Subscribed and sworn to before me this ..„... ...... . .,—,..... day of . ...„ lirninary plan and program review of
•
a residential planned development on
. . January 79 a 5.4 acre parcel in an A4"IVIulti-fa.rni-
. • . ., , 19-- ly Residential" tone located adjacent
• 1
Fenno Creek at the end of Ash,Avenue
"77-
' )
. • e 16,--
(Wash,Co.Tax Map 2S1 2AC,Tax Lot .
Notary Public of Oregon
5,4 MISCELLANEOUS M 1-78 (Burn-
• . COMMaSSrON EXPIRES ham Creek Planned Developinent)
• My commission expires ..,. --...,—.F,E8401.8....1.9819
3 A'reqUest by Phil Benson for a flood
-- plain fill permit located in an A-2"Multi.
family Residential"-zone adjacent Fenno
Creek at end of Ash Avenue (Waah.
'
• Co,Tag Map 2S1 2AC,Tax Lot 2300).
5,5 CO IVIPREHENSIVE PLAN REVISION
CPR149(Page N.Steven)NPO 1
A request by Page N. Steven to
amend the Tigard'Community (Com-
prehensive) Plan as it is applied to a
•. . * 3,25 acre parcel located north of 9110,
• SW Burnham Road (Wash:, Co. Tax-
;. Map 2S1 2AC, Tait Lot 200 No,.2), to
change it fromexclusiOn of"boat!'dea,4.i'
• lerships to permit such use in the Cr3M
"Main,Street Commerctal" zone: ,,*.
., .
5.6 CONDITIONAL USE Ca.31-78.
* .c (Page N. Steven)NPO I
's.,+- A, request.'by Page N. Steve n. for a.
conditional Use perrait to constrttct and
..
operate. a„.marine.sales and.service
center In a C-3M "Main Street Cden,,,,
Mercial" zone on a 3,25 acre parcel;i
4)
north Of 9110 SW BUrnhanr,Road;:,
(Wash.Co.Tax tVlap 25 i*,-:2A5iligtx,toti
200 No.2)4''.4't 4 ,..f ' ,8
5.7 CONDITIONAL USE CU:3§1.7f(Ste4,43
phen Spiegel) NPO I ' 41,04:4.4ire;'
A request,by Stephen;Spiegebfor
conditional use permit to ivaatrtitt tWo4
, V
. ' (2) aingle, family attached.tvaits,in artX
R-7 "Single Varnily ttesidentiall‘zones,
on a 0.465 acre parcel at corner,of SAFI
106th & North Dakota Street,(Wash
Co, Tax Map.181.340A,1a*Lt. 3004
8c 430). . ,.. ... . '1..10
Note: This headrig.may.be.continued14
• to 4 date set specific,by'.titMannini '4
Comnilssione,
• ., (TT 3951 . PUblish jari,5. 10V1979
, .
L1.
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•
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Washington ) ss.
• City of Tigard )
I, Debbie iurgess, 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 clay of
.1C1.ty,v69//l f, , 1979 by mailing to each of them at the
add ss shrn on the attached list (Marked Exhibit B) , said notice
as hereto attached, depositedin the United States Mail on the
r '
tIt _ day of _ , , 197 ? postage prepaid.
scribed a11d sworn to before me on the day of
197
. r
q
rotary Public o Oregon
'ti y commission expires:
M �
LI?a'
ffl Iry , •-0 ,n'
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».
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01/4,
0
TIGARD CITY OF TIGARD
P.O. Box 23397
12420 S.W. Main
Tigard,Oregon 97223
Dear Property Owner:
Please find enclosed an agenda for the upcoming Tigard
Planning Commission Meeting.
The proposed item (circled in red) 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 of this meeting.
If you wish to make your views known in the matter, you
may submit written testimony prior to the meeting or you
are invited to attend this meeting.
, I
•
1
4,7,
AGiSIDA
TIGARD PLANNING COMMISSION
January 16, 1979 - 7:30 P.M.
Fowler Junior High School - Lecture Room
10865 S.W. Walnut,Street - Tigard, Oregon
1. Open Meeting (7:30 P.M.):
2. Roll Call:
3. Approval of Minutes from Previous Meeting(s);
4, Planning Commission Communication:
5. Public Hearings (8:00 P.M.)
' A. Staff Report
B. Applicant's Presentation
C. Public Testimony
a. Proponent's
b. Opponent's
c. Cross-examination
• . D. Staff Recomenations
E. Commission Discussion & Action
5.1 ZONE CHANGE ZC 27-78 (Jozsef Sandor) NPO #2
A request by Jozsef Sandor for a zone map amendment from Wash. Co. RU-4 to
• City of Tigard R-,7 "Single Family Residential" zone on a 3 .03 acre parcel et
9135 S.W. North Dakota Street (Wash. Co. Tax Map 1S1 35AC, Tax Lots 200 & 201).
5.2 ZONE CHANGE ZC 28-78 (Ames Orchard #2) NPO #7
A request by Hazeltree Development Inc. for a zone map amendment from Wash. Co.
RU-30 to City of Tigard R-30 "Single Family Residential" zone on a 12.5 acre
parcel at 12235 S.W. Bull Mt. Road (Wash. Co. Tax Map 281 lOBB, Tax Lot 600).
ZONE CHANCE ZC 29 -78 (Burnham Creek Planned Development) NPO #1
to
A request by Phil Benson for a preliminary plan and program review of a
residential planned development on a 5.4 acre parcel in an A-2 "Multi-family
Residential" zone located adjacent to Vanua Creek at the end of Ash Avenue
(Wash. Co. Tax Map 2S1 2AC, Tax Lot 2300).
5,4 MISCELLANEOUS N 1-78 (Burnham Creek Planned DeVelopmenh) NPO #1
A request by Phil Benson, for a flood plain till permit located in a n A-2
• "Multi-family Residettial" zone adjacent Fenno Creek at end of Ash )Venue
(Wash. Co. Tax Map 281 2AC Tax Lot 2300)1
••
545 COMPREHENSIVE PLAN REVISION CPR 1-79 (Page N. Steven) NPO #1
A request by Page N. Steven h0 amend the Tigard Community (Comprehensive) Plan
d8 it is applied to a 325 acre parcel located north of 9110 S.W. Burnham Road
(Wash. Co. Tax Map 281 2ACi Tax Lot 200 #2), to cllengo it from exclusion 0.E
"boat" dealerships to permit such use in the C-3M "Main street Commerdial" zone,
/ •
•
1
AGENDA - Page 2
TIGARD PLANNING COMMISSION
January 16, 1979 M 7:30 P.M.
5.6 CONDITIONAL USE CU 31-78 (Page N. Steven) NPO #1
A request by Page N. Steven for a conditional use permit to construct and operate
a marine sales and service center in a C--3M "Main Street Commercial" zone on a
3.25 acre parcel., north of 9110 S.W. Burnham Road (Wash. Co. Tax Map 251 2AC, Tax
Lot 200 #2) .
' ' 5.7 CONDI'T'IONAL USE Cu 35-78 (Stephen Spiegel) NPO #7
A. request by Stephen al use permit to construct two (2)
single family attached 'units in an R-7d"Single Family Residential zone on a
g y
0.465 acre parcel at corner of S.W. 106th & North Dakota Street (Wash. Co. Tax
Map 181 34DA, Tax Lots 300 & 400),
• • n e
6. Old Business:, '
7. New Business:
8. Other Business:
9. Ad j ournment
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'• ZONE CHANGE - CONDITIONAL USE VARIANCE - TEMPORARY USE NON-CONFORMING
USE REQUESTS
APPLICATION File # .29-9 g /(219
Fee Recid.
Tigard Planning CommiSsi.on 639-4171 'Receipt #
12420 S.W. Main St . Tigard, Oregon 97223 Date Recid. /11/c//-28'
By as
PLEASE PRINT IN INK OR TYPE
Action Requested Zohe change; A2 to A2-PUD
Applicant 's Name Phil Benson Cc• Phone 2454662
Applicant 's Address 10950 SeW, 5th Beaverton Ore 97005
(street (city) (state) (zip)
Owner' s Name sale Phone
Owner' s Address ---
(street) (city) - (state) (zip)
Applicant is owner x Contract purchased • Developer Agent
Other
Owner Recognition of applicatiOn:,
•
,
iznatury of owner(8)
Person responsible for application David Brands / WilseytHam
222 S.W. Harrison PoPtland Ore. ,,
(street) (city) (state) (zip)
PROPtRTY INVOLVED' Tax Map # 2-54-4AFax L°t(8) 2300
Address Ash D Ash Ave ' Area 4.32 (acres)
Hohe
l'Axisting Buildings (# and type)
Current oning A2 Current Use vacant
Applicant 's A2 PUD Applicant 's
u4 Resiaehtia
Proposed Zoning Proposed s 0
81113M18810N Title Report HF"asanom Requiroment8
11tQt11131M8Ni1iS: Legal Description Vicinity Map
L.,
Tax Map • Site Development Plan
Site Plan
. , . ••
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SAFECO TITLE INSURANCE COVIPANY
OF OREGON•• Office._ Office )3ox_661 , REPORT NO-W..13722--
SAFEC Sea.verton, Oregon 97005
7/11/78 297-4941
PRELIMINARY REPORT FOR:
SAFECO Title Insurance Company Standard Owners $ $
9011 S.W. Beaverton-Hillsdale Hwy. Standard Purchasers $.15,540.0.0,0_Q_Prem, $_480,00,_
Standard Lenders $ Prem, $__
Portland, Oregon 97225
ALTA Lenders $ Prern, $___
Attn: Sandy Byers W, a Pc.r. +NW
53A 8719 SS
RE: HANNEMANN - BENSON and BISBEE
We are prepared to issue a title insurance policy in the form and amount shown above insuring the title to the
following described land:
6pyri9 OP
Lot 9, Burnham Tract, in the City of Tigard, Washington County, State of Oregon.
VeMee: ADOLPH J. HANNEMANN and GERTRUDE B. HANNEMANN,
as tenants by the entirety.
Dated as of July 6, , 19 78 at 8:00 a.m.
SAFECO TITLE INSURANCE COMPANY
OF OREGON
By ///
42%04A:44.4ft. VgAV01014
Susanne E. Brooks/ Title Officer
-,/
Subject to the printed exceptions, exclusions and stipulations which are part of said policy, and to the following:
1. The promises herein described are within and subject to the statutory
-powers including the power of assessment of the Unified Sewerage Agency
of Washington CoUnLy.
NOTE A. TaXes for the fiscal year 1977-78, paid in full.
Amount: $1,689.91,
Account No. : A 21129 2300.
Map: 281 2AC 02300.
Levy Code t 168,
OTE 8: We have checked with the City of Tigard and find no liens at
t 8 titrie,
NOTE C: We find no judgments or United States Internal Revenue lions
against LARRY 818888 or PHILLIP J. 88N80N,
Continued
P-110-Oregon (0,$) liov. 10-74 PritLIMINARY 11EPO1T ONLY
, , •
End of Report.
cc: Benson & Bisbee
Mr. & Mrs. Hannemann
Mike Duncan Roal Estate
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121.1LIMINARY titPokt ONLY
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iodating yout land With, reketehee
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While this plat, is believed to
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PRELIMINARY DEVELOPMENT PLAN
BURNIAAM CREEK P,U,O,
,
Tigard Oregon
,17 ,
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The Request
These materials are presented to request preliminary plan approval for a
p ro p osed 5.4 acre P.U.D.
known as Burnham Creek. The decision requested
is thea7irst of a three part process, which involves 1) preliminary plan
approval 2) general plan approval and 3) final plan approval. The infor=
mation contained in this submittal is presented to comply with the regula
Lions of the State Land Conservation and Development Commission (LCDC) and
the City of Tigard.
The Site
d
The property is located adjacent to Fanno Creek at the end of Ash Avenue
in Tigard neighborhood number 1. The site is zoned A-2 and designated
o Medium Density in the Downtown-Ash Neighborhood Plan which was
for Urban
development b 'g Cit Council on May 20. 1974.
t7 is located City May � Existing multi-family
adopted by
commercial north and south of the property, while industrial ,
al and public uses are situated to the east across Fanno Creek.
Single family houses are located to the west along Ash Drive.
Slopes on the site are Very slight, ranging from 1 to 3 percent and there
is little vegetation other than various varieties of lowland grasses.
Approximately 1.9 acres of the property is located within the 100 year
flood boundary of Fanno Creek. All but a small portion of this area will
remain undeveloped, open space.
The Plan •
The site plan is summarized in the following table:
Acres (Gross): 5.4
Acres (Net): 4,32
Existing Zone: A-2
Allowable Units:
55
Units Recommended in Neighborhood Plan: 43
Units Proposed: 42
o Six-plexes 5
.' o Four pl exec 1
o Dublexes 4
Open Space: 1.6 acres
•
The units will be sold to individual home owners who will be required
to join the homeowners association formed to maintain the common areas .
and open space.
Actual` techniques will hencl include sealing p Will focus.. energy joists,,
g
Bu�ld7ncoi,eciihi i
:u. _ ..,., q, of beams,estuds and joists, extra
installed nsuccessfully e a of l l heat over which the developer has marketed and
• a
ver the metropolitan area. Actual heat loss in
a /✓'�xhix-:wY .!n..s>>n :awn.,.+YiiYMi....a.a..»Mrt,.Niu. .. ,: w4... :., .:.
nr:frL#'hy.l.s.......w.....x ..-... ....I.y..a...w+..•.i-.xnW ,w,: .. :.
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these types of dwellings has been reduced fifty to sixty percent in existing
units.
As noted on the site plan, some alteration of the 100 year flood plain is
being requested. The extent and engineering scope of that modification
is discussed in the Flood Plain Fill permit which has been submitted to
the City.
pr, Conformance to the Comprehensive Plan:
The Ash Avenue area was officially designated for medium-density use upon
adoption of the neighborhood plan in 1974. The policies on page 18 of the
plan serve as guides to multi-family units in this area and are briefly summar-
ized below as they relate to this specific proposal :
o Policy 8: The proposed density of the P.U.D. is just under 10
units per acre, less than the 12 recommended by the plan. In
addition,
the portion of the site that abuts the single family
,.. homes to the west is proposed to accommodate four duplex units
on
nsapproximately 3 acres of land, This y of
less why ch results I n a density
3 units per acre in that location.
p This type of planning
is supported by Policy 15 which addresses impacts on existing
• single family areas.
o Policies 9 and 10: Both of these policies deal with the pro-
vision of adequate public facilities to serve new housing. Ash
Avenue would be extended to provide two access points to the living " .
units. The interior street is proposed for development as a
prtivate road varying in width from 24 to 30 feet with off street
guest parking. Both public water and sewer is available to the
site with adequate capacities to handle the proposed development
within the standards established by the City.
o Policies 11 and 12: The use of the P.U.D. concept allows for
proposedunits
ermanent located sout
ace. Althou flood aplain
roximatel three-
tenths of an, acre of the flood plain is proposed for fill, that •
volume will p plain
volume will notrbeldecreased. The�specificoenineering total
p • � the
substantiate that request has been presented to the City work to
q Application.p •C �n a
1�6o acres�ofPthe flood lainet^ma�fent ooenit would leave
• as
by the homeowner's association. p p space, maintained
In summary, the proposed P.U.i], request conforms to the plan map
7 n as well as the+policies outlined i n the plan. ,The
designation, a� . e
neighborhood orh000 plan is a culmination of numerous hours of citizen
input and of iiort. This request seeks to implement a portion of
that plan.
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Public Need
Adoption of the neighborhood plan is some indication of the public need for
attached housing. The local residents and City staff both recognized the
need for higher density living as an alternative to standard, single-family
detached housing. This need is the result of three major factors. ?,'
o Cost o'1"' Housing
As the following table shows, the average sales price per house
in the Portland area has more than doubled since 1972. In the ,
suburban westside, sales prices have increased forty-eight percent.
At the same time, people are buying new homes at record levels. As
the price of housing increases, more people are forced out of the
housing market. Owner-occupied attached housing is one solution to
•
providing units within the price range of larger portion of the
. community.
A TABU. 2: Average Price Per House 1
PORTLAND METRO AREA SUBURBAN WESTSIDE
1972 23,710 28,910
• 1973 25,910 32,060
• 1974 28,760 35,080 .
' ; 1976 36,840 44,380
'. 1977 44,740 52,420 .
1978 50,330 59,660
,, '
SOURCE: Real Estate Trends, March, 1978
o Reduction in Family Size
,...
Since 3970; household sites in the Portland SMSA and the City
b. of Tigard have decreased, thus causing the need for more, smaller
living units. As the total population increases and the household
I
site decreases, the need for new housing units increases e�ponenti al l��.
rn
Table 3 traces the population growth for Tigard since 1970.
TABLL 3: population Growth - Tigard
1970 5,302
1975 10,075
1977 11,850
1980 14,457 (estimated)
SOURC : CRAG
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While there will be a total population increase of more than 2500 people
by 1980, these people will be distributed into smaller families,
thus
creating a need for proportionately more living units. This decrease in
• family size is due to the high rate of divorce, the average age of first
marriages and a general desire for fewer children. Table 4 indicates the
change in family size for the Portland SMSA and Tigard.
TABLE 3: Household Size
PORTLAND SMSA TIGARD
1970 2.89 2.86
1975 2.71 2.70
1977 2.65 2.61
SOURCE: Portland State Univ. Center for Population Research
o 'Desire for Smaller, More Efficient Housing
As Family size decreases, the mobility rate of the
•
population has increased. Single people and married people
With few or no children find themselves with more time and
money to spend for leisure. Many of these househola„
prefer smaller living units with commonly maintained areas
that offer them a pleasant living envi ronment Without the
upkeep requirements of a residential lot.
This trend has just begun to catch on in .the northwest.
Local lending institutions have estimated that by 1980,
more than one-half of their housing mortgage loans will
be for attached housing.
Site Sul tab l j y for the Progsed :Use,:
I lb As indicated in the neighborhood plan, this site is suited for medium
density housing for the follow4ng reasons:
o The proximity to existing high and medium density
development and land designated for similar densities.
i i xis Ping commercial anci industrial l
., o The rox�tn7 t to e
land uses across Fannin Creek.
.i
o The availability of public services, including
water, sewers and roads.
o The potential for provision of open space/recreatioh
areas as part of the development plan.
natural amenities nno Creek flood Plain are designed
The en`i t7 es offered by the Fanno space.. not only for the
development . The plans provide open sp n n y
into the dev�.�o mint plan
home owners of this area, but ensures that this portion of the flood plain
will remain ih i t5 natural state for the benefit of the entire community.
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8111FINHAIV1 CREEK PU DATE ki 1 g/Ili, flWñflT ..i\y/{u�� OREGON/rte�/i��Q/1,��
v,, 7 �'iA R-l�d V■■awl w/f V.
PHIL BENSON HOMES
o NNW, " � FORMAN ►; OREGON
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LI L QUSCRIPTION ,
A tra: t of land in Section 2, T. 2S. , R. 1W. , Willamette Meridian. , Washington
County, Oregon. Said tract of land being a portion of Lot 9, BURNHAM TRACT. Said
tract of .land being more particularly described as follows:
Beginning at the most northerly corner of Lot 9 I3RUNHAM TRACT, said point being
on the southeasterly line of Lot 3, BURNHAM TRACT, said point being the most westerly
corner of Lot 4, BURNHAM TRACT; thence from this point of beginning South 45 degrees
48' West along the Southeasterly line of said Lot 3 and along the Northwesterly line of
said Lot 9 a distance of 177.0 feet to the most Easterly Southeast corner of that tract
of Land conveyed to Karl Buchholz and Franziska Buchholz, husband and Wife, described
in book 482 on page 439 Washington County deed of records; thence South 49 degrees 11'
West along the Northwesterly line of said Lot 9, and along the Southeasterly line of the
said Buchholz tract a distance of 561.6 feet to the most westerly corner of said Lot 9,
said point being on the Northeasterly line of Lot 16, of VIEWCREST TERRACE; thence
South 44 degrees 27' East along the Southwesterly line of said Lot 9 and along the
Northeasterly line of Lots 16, 17, 18, 19, and 20 of said 'VIEWcREST TERRACE a distance
of390.22 to the westerly right-of-way line of southwest Ash Avenue, said point being
20 feet perpendicular from the centerline of said Southwest Ash Avenue; thence North
42 degrees 05' East along the said right-of-way line of Ash Avenue a distance of 110.00
feet to a paint; thence leaving the right-of-way of said Ash Avenue North 48 degrees
23 feet West a distance of 224.36 feet to a point; thence North 43 degrees 55' East
a distance of 104.99 feet to a point; thence South 44 degrees 27 feet East a distance
of 221.60 feet to a point on the westerly right-of-way of said Ash Avenue; thence
North 42 degrees 12 1/2 feet East along the Westerly right-of-way line of Ash Avenue
a distance of 527.70 feet more or less to the most Easterly corner of said Lot 9
BURNHAM 'TRACT; thence leaving R/W line of Said Ash Aveunue North 48 degrees 58' West
a distance of 310.41 feet along the Northeasterly line of said Lot 9 and the South-
Westerly line of said Lot 4 to the point of Eeginning
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PLANNED DEVELOPMENT FILE CONTENTS
ZePD
flf
. .
SEE ALSO
,• ,, LEFT SIDE RIGHT SIDE
Assessor' s Map t/iiaps/Proliminary Plat
,,,
\ /Notifira.tion
/
Legal Description/Deed
1/:" ...Surrounding Property Notice
-- -Letter of Authorization
1/ Affidavit of Mailing Copies of Correspondence with Applicant
.. .
_AgencY/NPO Notice Public Input
...—..../
AffidaVit of Publication __AgencY/NPO Comments
--..7.
P( Articles/Notices from TT stff
_Va Report(s)-Date(s)_ ,.
1/.._Application/Narrative 1/Minutes of Meetings
/ h., 2 2 2 h I,
. . Final Action Notice rlanning Commiss.i.on-uaLe ,
__ city Ceuheil-pate
. .
Resolution No, Date
............_ _____
Ordinance No, Date
........._
ejawat.,
, , 1/Correspondence After ,Appi-ormt
sUMMARY
Approved Denied V/
No. of Lots
,'„,•,.
,...___............
1
No of Phasos
spetial Setbacks
Plat Recormdimg
Name
Oook/Page No, t, Date 1
Additiohal Phases kotee-ded
(Date) (Book/Page No.)
(Date) (Book/Page No.)
. ,
. RL/bjs(06160)
i.