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ZC12-82 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. ),,.,..,.',..,,,,qIRMattapppgagnAMMOlguesartedliofflamayzeuramanninamitiunstwommaindeausuasammaw' •,■j.:,;:'#,'.f.t}4.*:‘1,14.11',4,1V ■:',4,,stql,-.4qt,,,,,4,,,7',., ' '' ',,git.kiN;,4 . . .,i,,,':,1:,0,,,,,-4 I,,',1.,,,`,.•,....,,,,,„_,,k: . ::'.4-:';';:;;,I,:,',4:',,i.;:,''.::;;;;:::'''1".,,:t:'15-,.1.::':',''' ..:',■('h'4,,,,,, ,,,;,,n,1,• ' ' Suftnyside Estates NPO 6 ZC 12-82 ' \‘‘,..'' 15280 8W 100th Ave. Randal]. co. , ,, I , ,,. 4,,lt.■' IP ''..,Zi,,,,,. 10,H6,.. . .1•.,•;;) ';Ar AneA • ,, ; ,','.■.,4 ,,..'•'+-i.'..,' ',.■", l :,,, IV jr ,, lY':- 1;4 )., ■ ii1 .:Cl' 14, ,,j1. 1.'r-','','■ , 01M r'''''';■.':^1,,': ' :F',-',r.,,', ."'N +IV, P'ql74-li yt,,,„ ,,,I... .','.4,1,. qier‘,1;',00, 'V, 1 V in.4;„,.,.., t:d,41. ,.Y.,4'1 k;m.,0,..1..;•,„, I 14!.1. :',;i'i ,'!,'' ''Ca■■,i 7.i, :';'),, .1'i'r■', 'i"'",i'n 44:' i‘'',;'■1., 41e,l, l'Y,'.'" s!'1,■;;: ■.'44,..''44 ni,'i ,4,,.1,1' rl!,!ii 1.it I .;r,'''''.' '641' !.,,,c,,:v,y,o..:•. ,,,,:,i.,',A .,, ,,..'4q4'.'"•;'-• ,:: ,, i''''ir,Ve!, r'Vq'r■ii,.1.,1 '1r'r . 'W.'::,t'../i ,•''.,.... ,..,,,,,x,n,,...% •.. 4.,;:,/,',ri■. L'.;,•;4,' ,',';',.;,'; ',', ' . ;,,.+■.'ir. .,. . ...,.. f•„;,,:.,, ``,■'.;,,i,,,'■1 ,I,,.. 4i0k4c,,,f, f;■." r,r,;,Y 44 15:,'' . ,. ,I.4714' /j;-■.„,:r,,,'4 i, , , , .: ,,.'„,.,„ „or,,,,,,.14,..■.., . . 1 '4' , p ..,,yil i Te i.Y.■',,. . ■ . . ,,,,.■■1'.;' ::i7, ■, , '■,k"1' ,''•'0,',.,!, ,r.. . . 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OF WASILINGTON, I , • .. ..-i r. _ . . . ; af being first duly sworn,.depose and say that I am the publisher the :".,‘....: _ Ti`garti_effinilleilMessss Times,a newspaper of general circulation, as defined 1 ' by ORS193.010 and 1931020,published at Z.- ..-igard ,lathe aforesaid county and Ir. . .. ,.. state; that the legal notice, a printed copy of which.is hereto annexed, was , 7 published in the entire issue of said newspaper for one successive and , .. . -:. ,-: consecutive weeks in the following iss V.,t _ November 4-. 1982 lk. ili .k. 1, 11&. 111 (Signature ! ... ----,-; - -- , . - - ,, - 15 :--.,..-..- . Subscribed,and sworn:to=before me s day of -7` NOV-ember 1982_ 1111. 4•50 , , , - ........ ,.., 'g-- (// , --e.---,--7 , -..,-. . ... ,,,....._ . .otary Public of Oregon .,-. . -.- Feb 24 19 86 my commissiom expires -,.. -:;,-....-, - ----_----,--------_-_-- 5--..---:, ;., -,.. ... i----i .z.- -3:.:f.-•.., -,-: ,- ,--.. :-;- .-, . . .... .... _....,. ',....2-..n.,-, , , , --- ,:-.7.'',..`7:,.,7,7:7,.. ''.7..;,,.'-.77.,;..T7';'::7-:-,i'l- :...-:7';'-',"--,.,--------,---.---.-- 7-,',.,-,= .'''4,'-'5'---:;-; :."--7.:Ef..;::: ::*:--'4'-`..- 1:::.--,:ijfil:'.::.?-;;Ell:-"V.:..1-:,-*,..,"•^:Fti.,,,-vz.o.s:-._ ' - — '---: '' --•-2-'--'''''''.---- '---'----':'---'---'--1--:::-'-',11-4'1C,,-;:-..7::t.::."="1-7-.43-I-',,C.,'-`j',1 -1=.;1-:-7:,*.::':"="',:::: -'4::".=1.7.7.7",'ilj-ta5:2':::-'"'"k'''.',,t,:tT. :-.:';',--211-='-',-.,,=.4.-::':.;,,tt-i-e:,-,...k.--:,-:,_-_-=,--/=,.,-,L=Laz.t.--:,-.2---,.-_,-,,,,-. J �N,r,h`,`S.v 't,!'. .,>,t„Sb.'.`Ai Lc'^Y..,.l rti n vi„r,a`.!'C(d e.',t•r,a 5rl,c.!1 1 .r' .�1 +,11.',1f ,,,, y,, ..;Y,.'.C• ',4:',-;,,,,,, ,..F1,'IZ.Y''r.t.1.: :4=1 Yr,11 .iX lY; ja- :i.r'F+.,3,.,..55r• :r... Y.,.., hYF.. 11�.F 1Al.1.,..f.rn•."'e.i;r.F;Ar ,., -!....Ar$ � _ _ r '.''w {,, .,.is >1 1,1,1� v'11,-,'..r ht �, i{,<r, r In t ty ' .-.._ _.... .._ �- l�`�� ,t,(&„i, .,?:q, :q,''�', I�4 r'. 'Yr 1'r 1', ;.,:i.'44, p 'S.r,(r' 1'1Grj2■ nili t l iSa }`1 !i ,T.A OA:, drM1�V ..: '4:Y : 1), 1R T 4 ��x1 Mu�,GwhPil,«Vws, i'" ''"'�"%''*"r" `w+�+. d,1 1 i y�'} a .-J't''+ 1'�, M �,i' t',a dw{ {.7� 'll 2`'7'•9 1 i f^�yiffEi k A�R1N^,a O : �L/y, ” �['yer`. ' rR Y{, { ,7 »ya d �' t” , pj y�A ri a,k I i lie,rxl 4V i�� o b Qi .,-*gtr^M Cd'..,. r 1>t1'�j w ;,;*,0,.,I. ,'.1,,,,t' u;� t e Y 1 >v X 8 �� y ':"0,1%.k74 Ow ,y ; �M1O r �d, ' N� 3Y �Yr' i r� . F)f f�'+"xx i .a IA. -t b d' _' A +�,k.•r � � !M1 1�y7 � M 1r�4yX�,!,p.+n( 1 �pyl.' y y� y,�r q.L�^a �, p �ty� .. q� pr/ { ., y[y� r• av}, 4.17_, ;ii�,_ i-,ct, Wa a rcron!F,efthet itateri'i 1 {' � ,,,„r� ,A� rk,11:,,,-i,.3, 1t,}.Q''-"Te ..i,i a?:r1: y',, 1 > ec., (k ' 1 actor”Ai f PiaMitilig and V', cp, : '!i }': �,` Ft4'l yt ts,., .Fes.r 'a y•� d, +A ,, ;r ,i � t� 't r; ( f„ , M 'Aver^ e ; 'i art�u,Oregon 972.2$,br^,by'ciittnp 639 i,7A4 `^� ,' ,,;"{§001)1V1§101404,0 SOItisrVgliktgTATg$,'Ily0,tr 1�. x k �� ti 1' , ;��: ',+:An d peaI�.b :, a Robert of tale P aini t r tsston's1 .;t,. '9::/.. doolAon of denxat f *. zone a'hange trey It 7,to R 1 t a 15 lot qubdivislun', ; ��t1t ;ioreted at I6x$o sw ,00ti><,A,vorzltue t 'ash+�►;'�+ ap 2S1 I1 ..ot�UOO),' i Tito' �ry40_,, rmattes is tt bail`evrtew il.li otttzcil pru y ant'to',rtg t'Muntciotai Code gectton 1�^ 4,•,), . 18 81,25O(6)"0.) ' 0i,hatter is to be heard,puritant to cctlo"i 18 84 29O(b�dn( ,,,A r,,`�;:, the re Sew wilt be'confined to the record.afttbe:preceedtrt i o new:evidence °�; ',hi; or argu menta',will 1be alio.'wedk•Ho ever,parties;acre In itea submit viirittc t' �+41 r {,k,,i 1 argunketttd 1 of puli suan t tot Section..1A8 84 290(b`)+such ar,g mei�t shall,be i;,1 r4 i submitted to t e City Reeerdet not ies than!five, (5) day, 1.'io',lta- o�lircit � ilL; ,ti w:ytk: e .. "-++. e+Al.„Y,r:, ar rx44 W!o.:l. 1:N 'l'".5.1.'t§N,R!7, ,t.;�'h: s.,,�i"! ,,}.:t,Y,��>.N.' ,,. i, P;;y , 'v",'f'.d.�F Y :�t.l:« „c, •.?'•. .+'u.e ! a�" f,,��1..ti',1.i,Y�`,,, ... it'1�.i,,..!��}t1.1�:,.1,.h,+l•.j<ir;�i, ./r2 "�,,,« 1.,41.:,1 it "1 „r „i�■ 1�tN1+?fin, }lP { ii :'4,',4.: r'tltlii ft' 5 --(II -4639- .„,„ , ,.),..,„, .,,,,,,,s, ,,,,,„ ,„,,,,., , „,,,,,;.; ,,.,...:,,„, .r Ft��'N�q AFFADAVIT OF MAILING r�.,;i {Y G ry� }S ,,1 CA tv,::.+11"1 / a� ,al r ;N.-.; STATE OF OREGON =1,s of,,P, ') ; 1'r,, ,r,i !. County of Washington )ss. ' ',., .,,4, City © Tigard ) ;,,;.,. ;;”,;t P,l• tj`I ; ,A,.! ,.;,. I, Colleen Heard, being first duly sworn, on oath despose and say. ,,, +i,{f1,,,, That I am an Office Aide for �,`' 1 aAt,K ,„14,;,,;:4' the City of Tigard, Or:gon �,,t.,w, .0,,,,�,,,a. IN k. '44+4,, ?4, k' ,'''. That I served notice of hearing of the j`;f ,ry '+`' Tigard Planning Commission ,s4, 4,}t -Ni ,,,,,:y; of which, the attached is .' copy (Marked xhibit A) upon each of the following ,1��+'; +`',Ap'' named ersons on the day of "1 4 v w,. P ,�/ y 1 3 1 8 2, by mailing to each �' 'n4; ',`; of then at the address shown on the attached list (Marked Exhibit B) said gyp?'; notice a hereto , attL..ched, lesposited in the United States Mail on {?;, .,,,A,,,,,,,,,,;,;t the e�J day of �'t � -�1. �. , , x982, postage prepaid. `', ' t*, --. ----- ,r;: ;lY,yob:"' ';Y YPr}'I,,,,„ ll:+�j9 ,`y1 $,ail,,,, 6- I ?.,i ;4t,,.,/ „,,,,,,,,,i1..., 1" Subsc rib?cl and sworn to before, me on the .. .. _ day >K ,^,.4:,,,:, of A 1982 tl4,i ;'r1, b J f, t��#1H i l^' 'n 'w II r' }i.. ,l',"31 if, • e1,.Y�I w °'f+t E' u' o `+r s t Gi.: � C ( .,w > `r )o-trtit''k - , ,, r', ' ., �� .�.,. ., ,,ylr C ,',,,,,,,i„,,,,3, - ,,,, - '. ' 1. Y1 .'. 7 + p(a Y,, J, tl( '44,,i''''''' 'W bl 1� r 7? rrT I 1 i yyt My Cotdtliission 1kpire':;�_ .,o ,.„, _.., 1 i�+`7 ;� F(u ?;fi7 40-,;,:i',,,,,,- „, 1, 44,,,..',4';,i `l,;4,i j ti'„X,i!Y,, `., 'i'rfi;?3,.,%':,,„1E t H„r'11.`. ,. �l�w r a'''it' ,y rY,1Y ..'t (r r,'.•1,t to 1, r,r n,f r.A 1w „,,.,tl 4, ,..1r�f ti.;,n' x. '., x r ,,�, .v„a1., .F.,.rr ) k,. 1 I� 't t.T,. ,1141 t .•( .11114'i „ 3.b,.. � ,�� -.,1; d, la ,� ,f l �,��+ , n.;' U�•<_ x m»� w+:;':'''''Ir.' � �•e sv ,, �, 1,, '1� k:-,, o rtt�-, �...•� �, ,•;,.. .t l.,C . .,r,..'../�'�-I,f , , t,r ,� ,� fj”;,+',!*,�,�. �y!rr'� .i a°d ,,4ti� 'N �.} �. y'`y.a s., .. ,lw. ls, � h I,Y,k +i � .1M�,99��, 'k., ,1,l r ,j Y,, y id �f ! •,"'.:;a' r �H' �' ii1� -! h 'Si r a �y i' ,�a ni.,j'";' .,�,�.t^!�, .t `1. .+: ,r;ry1`i ,r' x�n 111''"9N ,Y Yi,1y yy�)�t ,, ,F, y �y''��p,y N';i.t ,�. ql �x ,;'Ys it, J�"i trrt u" fi fr It?';A +''� Y ..� �� r�1; , :. ' rrt.14,:.�'. y,r,i: t '. rb, 14 tiE 1'r i I { ,y� �'�� A . ,cw, ,,. .,;wi..-, 2v,,''.*klaoiM,t--",'' ''A,,,rJ,-lkiw4'''i%lk,04 .,g,..-qr'I'".A d'''t,,,,,1,,`",1 ■ ,.. Nq • ,qo ,,,,,,,,, 1:,: 0,,., .,,, 2 c .../,..2 .,52 „, IA , 5 ......... / 4 2., , , , , .,,,,.. . , '''o , ( ',Pt 6.41;1 i Al' t‘°?;'''''ll'et NOTICE OF PUBLIC HEARING ;,,,:' la 4, r tt' r., d4(4,\Z NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL AT ITS MEETING ON MONDAY, ,,,,i NOVEMBER 15 , 1982 AT 730 PM, IN THE LECTURE ROOM OF FOWLER 4.4,:\ ,., ',,: JUNIOR HIGH SCHOOL, 10865 S.W. Walnut, Tigard, Oregon, WILL CONSIDER THE o''",:•?:1 FOLLOWING APPLICATION' ta' vtr:zoa l'Alt", APPLICANT Robert Randall Co. OWNER: Same ',AI fAqi.,1 9500 S.W. Barbur 81vd. S-300 .,. Portland, Oregon 97219 ,t, :it ,ii',;:,;,: FILE NO ZC 12-82 and S 4-82 Sunnyside Estates NPO # 6 A.+, ,4- r 1 k■:'1''''''' AN APPEAL by the Robert Randall Company of the Planning "„+,, ... ),,,,,,,i, Co Commission° 8 decision of denial forea , zone change ;,i from R-7 to R-5 and a 25 10t subdivisiOn. LOCATION : 15280 S .W. 100th Ave. (W 1 ash. Co. Tax Map 2S1 11CA lot 900) 0 . 3 AY': ;■.1,'?' 1. i.'ir:; No new evidence or arguments will be allowed. However, patties I, „,,„‘,,,,,ti, ate invited to submit written arguments only pursuant to Section , rt { I■' 1 ft t V''1 18. 84 . 290 (b) . Such argUments shall be submitted to the City V, Recorder not less than five (5) days prior to Council Consider- ' 44, ation. 1 ,N, ,t 144li‘gi,,,i/ ( " ,„, 4 ,, 0, .,, , f,,i,,,.‘,,-, .V.,/ soM I (See Map on RevdIrso side) \\' t '.: THE PUBL/C BEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE wrrn TRH ,6 )44 4,,i,,,' RULt8 Or PAOCSMIAES OV Tat CITY COUNCIL T8STIMONY MAY SE SUBMITT81) IN WAITINO VO BS tNTSRED INTO TH2 ASCOAD, , 4, VOA PUTHSA INFORMATION, PLEASE CONTACT THB CITY ASCOADER, OA :MANNINO OtIttcTOg , , 4 , AT: 639-4171 O/TY or TIGARD ..., 12795 8.W. ASS ...' TIGARD OASOON 9722 , CortiOt of Agli & Surnham teo ■, '04'."','P,','"•"''''',,;6","^,'".4",'•,',',',ii; ",`,..,,,,„',1,,,t4,',,,,,,,:lf,,,,,:.,61,1,,,,, ,',4,11k.,.,''',.,`0 y.1:,„,,:,))-.,,,,,,,,,,,,.,,,.,,„..a 1,„,,,,,,.,„t,, tt,, ,.,,, ,, ,, „ , , , .4'',,•' , , ... ,,,, , ',to,.,, ,',','",,,,,... *,, ',,, ,`,t 4 i.,, f',.,,',''1"0,1 At',.!■'t;.V,4,.t'ir,`!: ■N V,',7;40Ils „.,":,':.0,:',12:,,,.,,:1+,,11 4.„„,,,a,,,',,,,,,,-A.w,',),,.■";.4.f;.1`,1,to,' r1,,'':i+)t' Pr;11` i V., F'0, ,, ■,,,,,,.. 4', t.'+' eArzLow I V r. *e . I.t `l ' 15020 S.W. LOOth 1.0000 !1.W. Hi.ghltind s'e Tigard, Orogon 9722.1 )K Tigard, Oregon 97223 (0.,....'ri p,.. 40',1 The Robert Randall Company 1512 0100 4 cv `;',1 9500 S.W. Barbur Blvd. 53 JONES BIGLIN ,,,,1*.,.. Portland, Oregon 97219 9885 S.W. Sattler 10020 S.W. highland Dr. •,),.,t", Tigard, Oregon 97223 Tigard, Oregon 97223 1.,.... V,;:.. eY'`,,).• Waker Associates Inc. 1517 16200 Al,'.4' 11080 S.W. Allen Blvd. ALLEN AUSTIN 4..'.t, Beaverton, Or. 97005 9955 S.W. Sattler Rd. 10040 S.W. Highland Dr, ,f;,1'4 ,,t,A-, Portland, Oregon 97223 Tigard, Oregon 97223 ,,,:„,, ;•',":, l' I, Phillip A. Pasteris NPO 1 6 2S1 11CC 15200 16300 RS ,1 Vf'.; 8935 S.W. Pinebrook St. LEVY CHARTE 1,:h1,04' ' AIN,'• \ 04 l' Tigard, Oregon 97223 281 11CA 400 1100 1?°g:.5rdS, .0.;.egio.ghl;:2121)3" , l'i°i°g6a.()rdS, e140;eIgi!ghl7(2121)3" 10,S,J °,1':' 15300 16400 ; OTOOMAN, Patricia IRELAND ANO 0 15195 S.W. 58th Ae v . ,./.:„. 10065 S.W. Highland Dr, 10080 S.W. Highland Dr. Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, Oregon 97223 ,,,..,. 500 600 700 15400 2S1 11CB 1702 1...,4 MITTELSTEDT EISEN ULWELLING .,,,%., ,, . ig,ttr, 9880 8.W. Sattler 10055 S.W. Highland Dr, 15165 S.W. 100th ,1 1 Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, ORegon 97223 4,471. 800 15500 1711 ,rhhi,, ,,i FEICHERT BIERMAN HENDRICKS ,.. . .,"' 9900 S.W. Sattler 10045 S.W. Htghland Dr. 10125 SW. Hoodview Dr ,,, f, ,I,,h,I, Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, Ore. 97223 :h ., '(''',.:',h, , :•11, 10; 1000 15600 1712 Ett,,,„.. CORP. OF PRESIDING BISHOP OF MCCLELLAN CARVER 4;';',i" CHURCH Or JESUS CHRIST LOS 10035 8.W, HIGHLAND Dr, 10155 8.W. Hoodview 50t North Temple Re Tigard, Oregon 97223 Tigard, Oregon 97223 ..1."; Salt Lake City t, 84101 .p., ti ,4t3 281 11BD 1502 15700 1713 4 , VIAL William MAD 8,W. 98th 10025 SeW, Highland Dr. 10185 8,W, Hoodview bre Tigard, 0regon 97223 Tigatd) Oregon 97225 Tigard, Or 97223 , A t',i',..,:t: ,;?'• 15800 1714 CARSTENStN HUNT DEVELOPMENT CO. , . . .. ',./....'. t.",t',..°:. 9575 SoW, Sattler 8t. 10015 SeWe Highland Dro 11570 SoW, Walnut `r. ,t s Tigard, otegon 57221 Tigard, oragon 07223 Tigard, Ot, 07223 '1...1 ,r4 l''',1I.'•; ,1?; 1505 15900 1715 , ., J081-01180N COOPSR SCHULZ .,„ regon 97 10005 $,W0 Highland Ot, 1.5285 8,W, 100th ,4, i„ Tigard, O223 Tigard , Oregon 0/225 Tigard, Oregon 97223 7'') ',,,t,v1,':4 """„ ■•1 „,'1,2, 1 t; ,f,, ,.. s t, t'' ' e'..' 1 h'it +4 4' '4 4. ' ' +' ' '''''f+ ' 'j 'ii+MT+1 t7.71,-,,,r,,,,,-41,,,,,•••17-1-**-,4-r;• .* ' I" . •.,,,, ,,,...s.,,,,..o.,1,. ,,, ,tt•, ,, ,,r i. , ,r, .,,,,t. , , t ,, ,„t, r 1 ,, t,, d. ' ' ',1 ' 4 ''''. ■ .1 4 ' '", i '1;:. j'' ,i:1.' ,",''',4!t +' ', ■ ' ,..a,,,, ... 1,.1/4,'1,t, ,\I 1A4,4,t:,,,.',',",;.',.'t., '4,14.i,1',':',. .4. 4,.;'1"...,,,,e,':'''0'.'"::: .',."i,.t';'.i';i‘l.'1'?" $'Pe ':t1,1' .■,N1., kit IA * "44''';■11'N'' '',....,' V 44- re i,,, ',';' "' ',' .,g S'• I;e" 0 AilL (1,4 t, II,,,t• 4.0., 00 #-^-11,"." ci-1''') illF TF,... 4, ..ii,.,, November 3 1982 $i Ail WASHINGTON COUNTY,OREGON k't : 1„..,•''r,c' tY,r.' .,.., .,. .i. ,„•,:!./ Mr. John T. Gibbon, Secretary Counsel ,,r1 The Robert Randall Co I NI Xristin Square ,I ',',' 9500 S.W. Barbur Blvd. Suite ',.‘,.. io,0 Portland, Oregon 97219 ,,,,,,V RE Appeal of S 4-82 and ZC 12-82, Sunnyside tstates f ',1 4 't IN Dear Mr. Gibbon, ,... .4.i. I 1, No,/ t,''•' This letter shall serve as a reminder that your appeal c,..,;!•I of the Planning Commission's decision on the above named .. . ., 1,1'4',4 , (1 application will be heard by the Tigard City Council on o) : ;•;,t,.,, t November 15 , 1982. Also, please be advised that Section l'0 1 I/ Vi'1°.; 18. 84. 290 of the Tigard Municipal Code states that the Council reviews shall, be limited (see copy attached) , therefore, no further written testimony may be submitted. In addition, on page three of your October 5, 1982 letter i ''i.. ':' ■ you requested that representatives of groups interested '..; and with expertise in the issUes raised by the appeal be i1.t , permitted to make oral presentations at the hearing. Again due to the Tigard Municipal Code, yout request must be denied. 1 you have any questions or need futthet aSsistance, please call, 639-4171. 4,4', Sincerely, I"'44 ■,,I,:■4,f,, '1 William A. Monahan 1:(' 4 Directot of Planning & DeVelopment i., WAM:dMj ' ,4 ' 4 ,1 N 12766 SW ASH P,O.bOX 283947 MAW),011E0ON 9?g23 PH:639.4171 „.■ft, ■,'' ''t 4, ,„, .,■ ,,,,,, t ...„ ,t,,, ,,,,,',',,,' , 4 ,','4,' , :10.,...”,,,';'' '+‘','' '''.772'7,'7,,r1-'41;”",''''''''''''1715:1,7,,'"7 4''1,,:rt"*,'4' ''41«''1 :''II",*1 ,7,1'4'q' '1 A 17''i:1'61:i''',''1(144 i'.1,+''''''''''' ■i,,,:','I''''''I 1 i''' 1:':''''1':'r!'':':1 4''''''''4 ) f3fili:.1,'t i ",•(,,?,.:,i.,,:::. iev,,,4.,, . , ..,; .L.4,,, „i:, ,,,•,,,,, 4,/!', ..,: ,,,:, ilta t '&2144 ,,,,'-7 +it"''', 0 A the ..,,,,...,..,,ooe. rt , ‘ 1 .. • Q!,a eI company .,,,, Kristin Square. 9500 S.W. Barbur E3lvd, • Suite 300 6 Portland,Oregon 97219• (503) 245-1131 0, tqp-s, Telex #360557 .., , , ,g D(r/CL t 04, 1 CZ'1In,11 14'1P 0 (,),i 1. „ PP1 NY,' October 12, 1982 Ifly0 , ,0 Ms. Liz Newton) Assistant Planner 1 ,, ,ryi, City of Tigard t,,t 12755 S.W. Ash - P,0„ Box 23397 0,-;;,,,4..,, ,,I, Tigard, Oregon 97223 '...,,,e „,„, Dear Liz: ''r,'',,:c1:, • ,,,,,, ,i, Enclosed is our check for the appeal fee for the Sunnyside Estates ' ,. ,,,, P matter, Please notify us as soon as possible when the minutes and 1,,,,,,,,,,,,,,, • the transcript are available so we may make further presentations 't tO based on this information, li ■; 1',.,4b•('' Thank you for your assistance on this matter. opo 1 r, ret: Sincerely yours .1 :.".,. I tr4 ,■ 4 1 John T. Gibbon h N 1, ,1,,■v1,',, Secretary/Counsel ,1,,,.•.,4 D Ner i 0 JTO/tt Or 0 11 4,r 1 , 1, t ,',f,i g■1' 1 ',. t , r .., i 1 , tar" ■) 1 1 ,',',t,'•, 4 ' 1 V, ,. ', •m ' ,,.' ,$, t At'.' 1, k. . 4 . t.0, . ..,A 4 , i 0 I 4 ' ft "1'.:f . '. '0/ , . f , ',9 t.#. t''..'f. , f, if.4..‘tiP''q.'',■".4,,, ' '' ' ;4,1 ,f 4,21''.4,4 ;.'''t'', '''''''.4,.. .4 4'....'*ff 1 i'i 4 tt' 4 ''''. ' •' t, �V7 i�4 '+'r.t�i��., ...,,riQ„,„1/4,4: n4 § ,,..,"., �r.- 1w1,,,+,',,,`,'i, 4r,/:t l l:r5i7w.i,�v,., .,∎,•,, _ '5..'t,.t ,rt ra,`�.F,,b,'+ }f r e J�.,r,{,,.C•., r,'t!a�'n,'kt A u;`C. c, 7i .+ N a4R?, .'F' ",}„rev',;!t6,. 4{N., 6 f Vr,k0i ._, p in 4 q 4 4a er 4 : ..�yr. dt rr 4,4,h4 1 ♦ n r{4tll1 01, ,ti� ;,11'4 Fri_ , 1 pt 4' fir+ i h', i. , ” the obert h ,,,,, ” .1, 0. " .'.4 AP. I ,, A' company 4 !, •l'' Kristin Square 6 9500 S.W4 Barbur Blvd, 0 Suite 300 b Portland,Oregon 97219 0 (503) 245-1131 ;lt i7 r4', Telex #360557 t,! t.t v h. .:'''.1,0, TE ilvn-F,ID fir?'' 'g '."7 •..',' October 5, 1982 4', ‘`',,,,:, O CT 3 1982 r h 1 tt h N 4 "{{ r+ ".:'4';J�"L To the Mayor and Members of the. City Council CITY O(F(��T«ARD ° 4,, C/0 William Monahan '°° h; Director, Department of Development `�;; CITY OF TIGARD ! 'A" '' P O. Box 23397 ,�' ''s Tigard, OR 97223 ;; a'4;, NOTICE OP APPEAL - S-4-82 a�;l.: 4,4..' ZC - 12-82 _ Sunnyside Estates ,''' 15280 SW 100th - 2S1 11CA Lot 900 ", ,41',,,-4.4 Dear Mayor and Councilpe�^sons ,, 4 i; �M' This letter will serve to notify you that the Robert Randall Company, the ,,'",i,.r applicant in the above referenced action, hereby appeals the Septembox 7 s ,}; t�.�� p� � � � . J;��, ,f+Lye 1982 decision of the Planning Commission. The applicant requests the City ��• ``''t.,,, Council review the decision of the Planning Commission.on and remand the ap- `f` i ylv�y, � � . i i i W . 7cc, Y placation to Planning Commission with the co�►dition that the R-5 zoning °4�� , i : is p site provided that the subdivision be '' ,�,° designation �s for the � subdx ' .N.' limited to no inure than 60% of its lots of less than 7 500 s uare feet ,a` or a maximum of 21 single family Lots ,yJ� ;;; The applicant notes as of the date of*this a licat .on neitherathe e inutes .'k' PP a �'. 'lipµ.. not >;he transcript of the hearing of September 7, 1982 is v ] , fi„` o,,,,t>” therefore requests the opportunity to submit further written testimony upon �,�; !er W4 availability and review N applicant's regarding y ear of those materials. The a . licant s assertion5 ,.. ,, ''� g g the Planning Comtniss!on. s hearing and its deliberations are based ��'a ':i, on its own notes of that meeting. .i,. to -permit change from 5 r 4 The crux of the issue is of as submit�= °'t'' ted evidence Sufficient t p.,r the g to occur !}rj.�' upon this pd will demonstrate .4 `, eu, Pplann�n Comma ssxonAcl arlw fe the record w�l ate that while the �. �N.' It that while the applicant has not establish. ',,� ,,t��' ` erg that at the density of 25 lots it originally proposed the zone change was appropriates a conditioned utilization of the R-5 zoning would be a h. '140 propriate for the site, wr„ tb,■A. ,'I: "•. :',•. ,.^ •1•,,,,,j,.,J', G dyt r 4 � l N• �f r ,. t.� , ' .•1� /',N'! 4 5 !G;' ? � t' s 4 , e1Ii,:'4 a' r r k „.»'r.'' �;,�s."., '�ud�41. 1< �'4 !Ye LA ��r:,�k�{ i,r � 1. ,i q/ t,.Y ay ti ,[r 1 11 4� „h, W A ,+ u ., u{'l'h.i JP;, uY � .n ytN.a,:�4l,l 't4 54 rq 4e',, le 4- q J i., „citY%,r4 .p1.`.w Vv St ir+ r ,W� N +y {N A.P r "ax l ,7�,•.. ty ,7t7' ?, .A' .4." .�e . ».l „� ,r, .J , , I , n t7 t `,,t[..,'4,'3;,,>,,9`',ytt y.-,h,Na r i:r.'44,Y. , ,,,,. t, n„1`+ r Gr,Y 'i liY ,.1r i „., J ti,00 ,•JI J.."o,, :,r�I�'....1,'x1 ,f., t, i,.• f..Y1+.Y' •.�,t r q'�,.�C�,r ,. , ,�. .. 1,.•,,�,..0 fqi,:r; .,.�,��rr9 v� 1..'k f7..Y W r fi�,5f.,v k,l ti't f`1 .r, Y•,1�{RP yn,;'k,;, a.rr 7h rIry ri �.,* iqr Nt. V'fis4 t •1, ! i :i: �fy$:k tip° � tps t,.i '; "? To the Mayor and Members of the City Council ,,',4.,�' �,`,.. October 5, 1982 ' ,`' }''... Page 2 r,t ' While the Plannin Commission Chairmaan indicated the a licants lan re- -,,`, justification,Planning. applicants �Jv Ae�;: ,,, auired more justification, he also indicated that the site did require a l',',,, ,,,i careful consideration of. the transitional of nature of its location. Such .;4'"r, J!''' a transitional character can be achieved through a mixture of 'R-5 and R-7 1,, kit; lots allowed by the conditioned approval. `„F A':s, A4'N"i� . . "1^ �,,,. The applicant's burden of proof in this situation is clearly to demonstrate 'r,,, ) / such an approval's conformity to the comprehensive plan for the areal that 4.;'. ,';,,1,4‘,..', of NPO #6 ,,.0 ;iatc�r 1,/,!!”, 4, The staff report on this application emphasizes that the application vxo- :4 ,`', lates Policy #2 of the plan requiring 4 units per acre or 7,500 square `,, fs �Ir{.'�,1;: foot lets. NPO #6's policy number two also suggests that 12 persons per +; 'biz'; acre is an appropriate density for the area When it was written the plait ;il ,,f,,;. assumed that a household population of 3 per living unit was normal. Cur- , k,;' ' rent statistics demonstrate a typical. household size is nearer to 2.3 per-" ,,,', ,,,v, sons. A condition permitting only 21 homes on the property would result ', ,T, + :',.: it an average density of only 12.42 persons per arse ',37::'' The application conditioned in such a manner should be carefully judged .r;'�i`,, against the currentl. a proved R-7 lan which allows 19 units in the area r;, 4 f rr.: against currently approved plan, '' '.,1,C including eight duplex units, Its impact is minimal in terms of an in- 1'` ,�yq��,t: creased numbers of units and it furthers several of NPO #6's other goals. '�;j' rn 4, , r p Fdl r,, 1I. i t t*y F :; w NPO Policy #6 which emphasized the construction of single ■ pe, { r'',t family homes, II,f�. ,af ;,1,,'', - NPO Policy #7 which recognizes the need for buffers between r r Policy g "6'.41,'e various densities, in this case Summerfield s 4,500 square i r/; L.' " foot the neighborhoods ot other �`, , .. ,I,,�,,,, in the area, a fact reco zed b several lannincommissioners. r ,.jr,w;i'; While several commissioners suggested a split zoning for the site the ap- _ f0'x ' plicant believes that a. mixture of R-5 arid �"7 densities across the site 4 ,. � 1 A. � s "i w r� v . appropriate t permits the greater of the � � is Mope � becauseri. eater Aga; !1rf/ areas south facing slope(in accordance with NPO Policy #8.) 1tt '-! ':'-',',4 i An approval conditioned it such a Manner is appropriate in relation to the ',' applicable LCDC Goals; "`P,, , it is responsive to the NPO i s input concerning ,H' µ goal #1 in that alt': the single family character of the area. ''' �t r�i '':s'. ‘ t'. 41 # o. ►iss ones concern to the NPO) the staff and µ ' ,,�, the lan nin tComM1C. 1es.oncon ern Ire arding the tver utiliza' a"i ,,, tionpof private drives, g , i / approval p A w ♦ry i �,.�yy 7/ r the �yy ,7;r,a,, ' �F, W icy�YISI� Y�11�at� V sub di- , A conditioned a xova,i would permit a design ` ,`r,,4,,,9' vision which takes account of`, in an efficient. . j nner, the I' °z existence private open Space adjoining the site) en W ,'�� , hancing Ccal s and 8. . ■ kkkk A" ,4 •... , r.".'AA r .•�, , p,. n..,. i 1177.;" ,.., tirr,4°.' r i!, w..f , N t,r i. C., ti t k,r i i,G yr r. 4 „y ,�f",t!”, .q,. 74'a r „.: 4! r 1 r r, 1k r ! "'3•c� Y*',Tr" :7 f"�".*° ,a"'�! ±H fi d :• r. wi' '�Y,: ".... � y � . +"z �r a Ir.',�, 1�,.'S, n., s'� r. tr ,. /,.4''.;q:':-.,..,t,,, ,',.':!,'.r !:,',.,,S,::, Y. . 1. " a, 1"' fY J r Y ' Y!w��, .# r .r , hr a Y(ri;{ k . .. rf�.Y` � r0..,:. tt.� a: � �' .4. '� *1 Y-t;''„';',,.. It! f .. ....,. , +.. �. ,.J 1.:.. +. ... r, .. A.....J a,.. e.. f. „f r�. n �) rc,..:. » Z 'k5 ... .. F.., /. L r. .� ... . .. r �..,. .. ..... 1... a..... ,.. : t a.r ..,,. ,, .,. v...,.--. ,. .dr -..., r9, J a�:l�1_ x,t,.lL.. �' w r �r '': 5 .... ..A..?.,. . � ar.r..fl ...r.. ...Y w .,. t 1!`. r ..... +a . r fn r.r;. r•2. ?A ) .f r '-'t ,tl ti..t� J � : .. M. h ..,.0 ,., .s . a. .tt .+v, ... .u.... ..,.i .L.. v r ry 1. , ,....i ... 1, t .� S a �t�� ,1 ,�y- r ..t. �Y t<R. ,,...-,, i,t.l t,...,_.. ,�.. .. .r „4w .l ,...t.. .�t..1 t f n.. ..d y. ,. ,c..r ... r 1..._ R km.x,ua ,. ,r..!t .. ..,...,..is ,,.,3, ,.. ,i,r,,.:f.. -,n.. .. i..... t.,.,,.. i.. ..v,r»G. .,� Sir- S a. x: I Sri• ... ... ,.,.. a4:,),y �' ;', c l''i,, $,,,,,..,,..4 K Xv,9 t ', : t fir,,..,,. VI At r t YM ° P1,It x.rJ■ iii(" fi,'S ryz`. .? S i r�" . ri a 7 i N7F J" p t`', {r Y' 7 tFA" t: ,,,,,,t r r,v,kr,�i' ,,fir `` To the Mayor and Members of the City Council °'", 4''; October 5, 1982 `'' Y. 'r wt Page 3 ii., G,rsi ft,1. 1, ,4. 'Y - A conditioned approval of this request would permit a re-- 44, t,'qty ,r r, ..,,� design of the subdivision to more efficiently solve a ",Itt;� h,'r`'� serious drainage problem previously identified on the .,`,f ', t site Goal 7 is therefore addressed, ;,1 t,t , 1,,r>;\: - By rem. 'ng further governmental restrictions on the de- ,S� tf: veloprr::o of the lots, avoiding the duplexes conditional F; til„ use process, it enhances quack economical development of s, ,, ,� the property, addressing Goal 9 concerns. yA r ',:i:' - Goal 10 is furthered by providing a few more, individually to 4�t, f''. t,� lower priced, homesites for the more preferred housing al- µ ``"u'`'' ternative the single family residence. x;' r s: g family `� �q -- Goal 11 9.s enhanced because a re-designed subdivision would ,,+'' "I'r" produce a more efficient sewer system utilizing a closer USA ,t; ,s tl x connection as well as solving the drainage problem discussed t ; ; above. Y�rd4C,� r;t, `t,yi;' Fri', V,f=" The Planning Commission's record clearly shows that the street ble and Sattler, was adequate in relation to Goal 12 - the ,,r ',` " Transportation Goal, in the judgement of the Commissioners. ' 4','',.',-. ,,,, ri V r,F4t,it"+i Y , ,x - Goal 15 is served by allowing a higher single family density 'r4r q, t"+ i , on a south facing slope where greater potential for the use of , ""I,,,`,,, solar energy exists. ` rM I:„v, i S by • : . g Y • ar ' �l - Goal 14 is furthered b the infilling of vacant land within a 114,1(.:'.1 r � build up area at a density which is reasonable in its transi- 01 1 Y Ifr r,,A tional character between a higher density PUD and lower density 4 0 ure , t,, ,, single family homes and underdeveloped properties in the area. ,, ' !,,t It is apparent from the comments put forward by the Planning Commission y x,",,, 1 in , Y°4 , its deliberations on the matter that no opposition evidence was presented r, , ,.. at the hearing to under cut the applicants basic proposal, The question n,. •t rf�`*' was a close one at that time, an adequate transitional y solution was +{ tai �,� ,r, , f,,,t?. was sought. The applicant believes an approval conditioned on a mixture ': "'r i, of no more than 60% R-5 sized lots or 21 single family homes resolves t' ,r �.{ transitional issue. oice between 21 sin le family homes or l9 ", �r14�34 the tra � A c�l � g ' ,;,',; homes including 8 duplex units it submits, should be resolved in favor ;" ,� of the single family homes as more in keeping with the character. of the ,h. ,1,,,..i. ,h W t,,,,,,`,. neighborhood. ,- "ra" '�� The applicant respectfully requests the representatives of groups , r � .. r seriously interested raised by this 4,<Jr r y expertise '� �'"t"c" in the issues raa�ed� b ��' w a. ..eal, the Metro HOMO Builders and Friends of Oregon be permitted ,�a, 4; appeal, ;t,: ",'tot' ,,,, ',!':,,,,,'.4, 2 I.. h"Ye rrr '''',:::11' Gn. . ° �. r ,r t .,' 'fit fti iFi Y, +t i k,i,.r 1; rT Y q J, ,,,4 4 ,'s Y a" I: ^ v5 to w YV1 ' ,I:! 4 t�s.z 1''i r k A'. r. .:.. .•,._'•,r..Y:. ..^ ' .,.. r,....;..,. ..:.,., ,.,.:... ... t.`,/*.".,„,.._......„. '. r.+ ..:"'..., .',.,.:,• ': ,hl ., ' ... . ..'...! . . t 1, .,•.1 r. . 1 ,,'!0,4,' , Y t) u «i.1 "p n , . tt a i r , N . p ., .r "' ' t a r ww s Y ! .11 41 ,'t t 1r+ 1 a,i i. r, �A. " '1,4 a 4. ' ”L u 1 .a.k r f»,t,d,t „..+,�;,,x ybi r, Pw+s 1 i ty. ft..� ,r� ;:1.,Y n x 4 VI•i.t.7a.�!m ,,..�5e a i�a,hy, , r.,n�,x rt r t� G.1 r v-,, w i+«', t: ':r!l 1r.tea a k" i. Q".l'f';f:r r�'.iM1 S"f'Y ra51n 1,ra.6`''''-',� 1 a, '.:4 1' 1,M'rb, d'r"'l Yi '-`S ,fi1r� T.f.�.lw+..,,� rv� . ,' Y i J Lltir m t e,,n SdM} , x+ n ?4vt r, a, ,,,,,,,, ..,,, ,,';,,,W iti.;,' i . a, �,.;'\... . r..r r i s ..,. ,�. r 1 l n '• u t t rr �. } ;i, t'a i i idl`4 N Y:7\ ;r ' " �t iNyJ. ?;Y?t ","v! } ,* � , 4 Y 1 01.r r i.",.,,,,,ftc,, ' i tV. ^. ^ 0,., 7. ,M1, Wr, . , ,11 k,," y'iF 4i. iG.X f r Y,,'e;�•er 1• F7: i ryd 9 —Y 'th it. i �i vi re :;'"'- To the Mayor and Members of the Cagy Council ., ' ''` October 5, 1,982 .k.:,-,R: Page 4 t If,11 t. 4....,,,,, r, to matte oral presentations to you at the time of your deliberations on 'a+`' k the matter along with the representatives of the applicant. We recognize �, '`'`',`° the same opportunity should be afforded members of public with opinions .. 'Y..,„ on this matter. d' ..,, YM. °,.y''; Respe tfu ly submitted, :,,A , 1;.i'�' Iry.'' q jy f ,,py, JV l7 y!� �t '''a'' J n T. Gibbon JN Y`';'{ti,,', Secretary Counsel y),",' rvs{ JTG/cl '',s Y ', } ''ri'+w4 tt , •4{.ii 1,'•,}Y '`;,,, r ',. ,t ' ,1.., �F.` iii Y/1 l lb ,'tt : .I.fiig"+^'C''}.• ,4‘ �t;N Y°�' ',V1 ,l+4, ! 0 1 t ;"5"r tii14'1 N.Y„ 'x tit', Y it\ i';I ,i!N f:Sri ',J .S `,ir,,1 r Yt i r i( 1 , M. i;n`,,,�t111 ,•,..,.x .kr' 1 ''v sr Y,• ,t,i, 6i}„ ,,16„,r ti+^ 1 n i w i 1u,,} i i1 s 'Y F 4''' t) 7 1 krip« ,,. � 41' !ll ,r. .y. ry{AO ' ier� + ` r."""n'"%', ' ” 1.' 1 F.., , f ., '" k ,r) ," p y.,. :' ti ," td»v N" .t ,\ ,.,,, w it i ,nn"^i y.,�.r,y. t*•W„�r..,,i ,"t"s'"` '” } Ii + # Y1�" � tl-.-IO , \ 1 �'� . � f J,6 �q t, .. ari" p y. !'., A,' Y .," e { +. + < . +.e� .,M�J',nl',1 /M.� ,.n. G. Y. _ �h a, :�,u,„ °," ,,..�w .� 1-�wx _,«'fir, i1 ri , B. L \ (f...,„‘,,e 4P-17-71- r .. ., . ,,,. C c, , . _ the ty1„ p,obert =,, company ,, . 4; ,. 7 'r, Kristin Square 4 9500 S.W. Barbur Blvd. . Suite 300 0 Portland,Oregon 97219® (503) 245-1131 i a . ' , . Telex #360557 1 A ,, I3 i September 16, 1982 j;',. , I.. k 1I 1` V Mr. Frank Cirry, City Engineer ' City of Tigard P.O. Box 23397 Tigard, Oregon 97223 i, ., (} Re: RC-800 - Gulfside Subdivision i; • Dear Frank: 1 I 'r As you know we are in the process of redesigning this subdivision in order to provide •;re logical op- '. ide for a mo .cal provzs�.on of services and devel ment pattern for the area. While we had hoped to have resolved this issue by this time unfortunate delays have however occured. As a il result of this we therefore must request an extension of the bonds ;j ": for the completion of the improvements in this subdivision. 14 r We sincerely hope that with the assistance of the staff in regard to this matter we can efficiently resolve questions about the • elevens onnt of the area, and limit the length of time for this k Si"ncerely yours, J1' . : 1 , 40-7-:,-(,),1467,441 ( John T. Gibbon 'ill�' ik. )t ' if JTc/tu I :, i; ' 'I 1 1 is ' ij 1 • PI ■ IM ,:,,L!:Pt.'P:UMr' (�� { :, "t*r ;n i.a e r Y rp,4 j17 tl a:' , t R..i Y: 1 f • . . AV' 11%. ke qty ,/,' ITEM 5.4 4 STAFF REPORT - AGENDA ITEM 5.4 . , TIGARD PLANNING COMMISSION SEPTEMBER 7, 1982 - 7:30 P.M. 1 " FOWLER JUNIOR HIGH SCHOOL - LECTURE ROOM 10865 S.W. Walnut Tigard, Oregon - , A. GENERAL FACTS , . CASE: ZC 12-82 Zone Change ,. Sunnyside Estates NPO # 6 , ; S 4-82 Subdivision , REQUEST: The applicant is requesting a zone change from R-7 to R-5 Single . Family residential and approval of a 25 lot subdivision on 3.89 ', acres. . . RECOMMENDATION: Based on information submitted by the appliCant, applicable NPO goals and policies and staff's field investigation, . . staff recommends denial of ZC 12-82 and 8 4-82. . . , APPLICANT: Robert Randall Co. OWNER: Same 9500 S.W. Barbur Blvd. S-300 -, , . Portland, Oregon 97219 SITE LOCATION: 15280 S.W. 100th Avenue (Washington County Tax Map 2S1 IICA lot 900) LOT AREA: 3.89 acres NPO COMMENT: NPO # 6 does not support the tone change from R-7 to R-5. . The NPO feels that the zone designation should remain as R-7. rurther, the NPO feels that the flag lots and increased density I do not sUit the character of the neighborhood. The NPO voted Lo support the original subdivision plan for 15 lots approved on rebruary 20, 1980. BACKGROUND: On June 25, 1979, the Tigard City Council approved a zone change from Washington county RU 4 to City of Tigard R-7 with conditions (ZO 12-79). On rebruary 20, 1980, the Planning DihNctor approved a 15 lot subdivision at the R-7 density with conditions. (See attached . 8-5-79 staff report.) AREA CHARACTERISTICS: The surrounding area has been developed pritarily as single family residential. The Church of Latter Day Saints lies directly to the south. The lots to the west and north are developed to the R-40 density, The , property to the eat is Vacaut, I SITE CHARACTERISTICS: The is an existing house and garage ot the site which , will remain as a part of the neW subdivision. The site slopes to the south and is grass covered. There are ■ a feW trees on the northatft portion of the site. :.. ., \ . c y •i ly ° ,•v'. vkoof , STAFF REPORT STEM 5.4 - ZC 12-82 & S 4-82 ; Page 2 B. APPLICABLE PLANNING CRITERIA AND STAFF ANALYSIS 1. LCDC GOALS AND GUIDELINES a. Citizen Involvement - The purpose of this goal is to provide the opportunity for citizens to be involved in all aspects of the planning process. In the case of this application, all owners of record within 250 feet received notice of the time and date of the public hearing on this matter. In addition, a public notice was published in the Tigard Times on August 26, 1982. b. Land Use Planning - All applicable LCDC Statewide Goals and Guidelines, NPO # 6 Plan Policies and City of Tigard Municipal Code provisions were considered in review of this application. c. Housing - The purpose of this goal i$ to ensure affordable housin and a wide variety of housing types for the citizens of the state. The subdivision proposed by the applicant o.t`fers single family dwellings on small lots which may reduce housing costs. d. Public Facilities The purpose of this goal is to ensure that public facilities to the site are adequate. Sewer is available from an 8" line south of the site at Highland Drive and S.W. 100th. There is a 6" water line in S.W. 100th and an 8" water line in S.W. Sattler. There was no storm drain plan submitted with the preliminary plan Fire hydrant locations i were not indicated on the preliminary plan. There was no response included in the application from the Tigard School 'District indicating available space in schools to serve future residents of the subdivision. 2. NPO # 6 POLICIES Policy 2. The ma ximum overall density of development will be four e units or per amounts a standard of 7500 s uare feet land per dwelling unit allowing for streets and other open space. Some areas will have a lower density owing to topography, existing development patterns, or is desire of individuals to own 'a larger lot. Policy S. fesidential subdivisions will be developed with paved streets, , � p' curbs and Y utters street lig , and walkways, according to city or c y All utilities hts g ount standards: ll utilities will be placed underground. Policy 4. Develop nient`will coincide the provision of public streets, Y p .ode wa.th water and sewerage facilities. These facilities shall be (a) capable of adequately serving all intervening p,. (b)� l �.�.terven�;ng properties as well as the proposed. deve:lo utent and b) designed to meet city or county standards. f,,■ , " STAFF REPORT ITEM 5.4 ZC 12-82 & S 4-82 Page 3 Policy S. Planned unit development will be encouraged on tracts large enough to accommodate ten or more dwellings. Planned unit development will permit a degree of flexibility in design that will enable a higher quality of development in accordance with zoning standards. Policy 6. The single family character of the area designated on the `.' plan map as urban low-density residential is viewed as a positive asset to be retained. Projects proposed for this area must be judged according to affects upon this character. The density of the proposed subdivison exceeds the maximum recommended in the NPO # 6 Plan but retains the single family land use. Public facilities and • services are available to serve the site. The applicant has not requested t , the PD designation. 3. TIGARD MUNICIPAL CODE PROVISIONS 17.16.100 Tentative approval. (a) Within sixty days of the date of sumission of the preliminary plat, the Planning Commission will review the plan reports of the agencies listed in Section 17.16.090 and may give tentative approval of the preliminary plat as submitted or may modify the plat or, if disapproved, shall express • the Planning Commission's disapproval and reasons therefor. (b) No tentative plan for a proposed subdivision and no tentative plan for a major partition shall be approved unless: .s o art tion - approved for adjoining (1) Streets and roads ate laid out so as to conform to the plats of subdivisions or maps of major P already appro j '�; ' g ro width, general direction and in all other respects, p property to , general unless the City determines it to be in the public interest to modify the street or road pattern. (2) Streets and road held for private use are clearly indicated on ,• the tentative plan and all reservations or restrictions relating to such private roads and streets are set forth thereon. • (3) The tentative plan complies with the comprehensive plan and } applicable zoning regulations of the City then in effect. (4) No tentative plat of a subdivision or map of a major partition. pP • -. Y .. .... . •... will e t:, adequate quantity and 1. quality of water and an adequate s wa es l shall. be approved unless there fail-� eg disposal. syst�erri to s�ippoit the proposed use of the land described in the proposed plat, 4. STAVE' ANAL/81S After reviewing the proposed plat and snaking a field investigation staff proposed . � � ro osed � 5 de . • P Y . incompatible p.•• � with th cortciirs with NPO # 6 that the R-5 tis�:t. is �nci�m ati.ble w1 surrounding land i�.des. rurther, staff feels that the lot configuration and acesses proposed in the original proposal (5 549) males better us of the property, q y 'A,' , ,, !;a t+';t:nY irk^q•wvMyw,,. 'h .et STAFF REPORT ITEM 5.4 ZC 12-82 & S 4-82 Page 4 5. STAFF RECOMMENDATION Staff recommends denial of ZC 12-82 and S 4-82 based on findings as follows: 1. The proposal violates policy 2 of the adopted NPO # 6 Plan. 2. The proposel is not compatible with existing surrounding land uses. v ■ diAll lir' Ai $ Are_ .Arri PR RED BY: Eli a•eth A. Newton TPPROVED BY: William A. Monahan Associate Planner Director of Planning and Development • • • 4 0 , k • MINUTES NPO #6 -- JUNE 17, 1982 1. ) The meeting was called to order at 7: 39 p.m. ;2. ) Roll Call NPO #6 Members: Phil Pasteris (Chairman) , Don Quinn John Arrigoni, Jane Miller, William Frederick, Marge Davenport Guests: Bob Bledsoe (NPO 43) , John gibbon (NPO #6 member - Randall Co. ) , Mike Man (NPO #6 4 member) , Loretta Allen, Mike Sheppard. 44. City Staff: Jeremy CoUrsolle 3. ) Lkpproval of Previous Minutes " 4 - Approved as written 4. ) Golf Side Estates -- John GI.—75n representing the Randall Company presented three site designs. * Plan A was presented to NPO #6 April 15, 1982, and showed 20 developed lots * Plan B was new and showed 25 developed lots. This was a • variation of Plan A clustering flag lots. * Plan C reconfigured Kable Street to a "T" and provided 25 developed lots. The NPO reviewed these designs and indicated the flag lots and increased density did not fit the character of the neighbor- hood, The NPO then reviewed the approved plat for that area It was noted that the approved plat Was significantly different than Plan A. The main difference was the orientation of the flag on lot 11. The following resolution was unanimously passed. NPO #6 favors the original approved plot of 15 lots with the potential of three duplexes making a possible maximum of 18 dwellings . This will be presented at appropriate Planning Commission hearing. 5 . ) gevieW of AnneXation P014,cy RePoret Jeremy Coursolle reviewed the report aild said that the city would now emphasize the annexation of some "bits and pieces" of land Vs an old ploXy of °large are anneXation. Al8o, the city will hot approve wftension of USA lines beyond city limits UnlesS annexation applications have been filed. " • . COntifttled1 64 114 STAFF REPORT FINAL ACTION TIGARD PLANNING DEPARTMENT Tigard City Hall 12420 SW Main St., Tigard February 20, 1980 DOCKET: SUBDIVISION, S 5-79 (Golf Side Estates, Ref. ZC 12-79) APPLICANT: ROBERT RANDALL COMPANY OWNER: SAME 9500 SW Barbur Blvd, Portland, Oregon 97219 CONTACT: DON DRAKE, PROJECT MANAGER 9500 SW Barbur Blvd. Portland, Oregon 97219 APPLICATION DATE: January 28, 1980 SITE ‘0:3X4')U-14 /4 . LOCATION: 15280 S 100e , southeast corner of mettle, an 100th (Wash. Co. Tax Map 2S1 11CA, Tax Lot 900) REQUEST: To create a fifteen (15) lot subdivision on a 3.69 acre parcel in an R-7 Zone, 'Single Family Residential". SITE DESIGNATION: The site iS presently zoned R-7 and is designated R-7 "Single Family Residential" on the Comprehensive Plan. PREVIOUS ACTION: - A request by the applicant for a zone map amendment from Washington county RU-4 to City of Tigard R-7 on the subject ' site was approved by the Tigard City Council, aline 25, 1979, with condition . (ZC 12-79) - A request by the applicant for apprOval of a stbdiVision preliminary plat on the subject site was tabled by the Tigard Planning Department in dune 1979, Until a seWer eaSement to SW 98th could be acquired through the adjoining lot to the east, Tai Lot 1100. (8 5-79) i4 I. FINDINGS OP FACT: 1. The applicant is requesting preliminary plat approval in accordanCe with Section 17.06 of the Tigard Municipal Code to subdivide a 3.89 acre pardel into fifteen (18) lots with a mitilmuni lot size of 7,500 sqUare feet, four (4) dwelling units per oSS acre. ' f .♦ } STAFF REPORT FINAL ACTION TIGARD PLANNING DEPARTMENT February 20, 1980 ... . Page 2 2. Applicable policies from NPO #6 Plan are as follows: Policy 3. Residential subdivisions will be developed with paved streets, curbs and gutters, street lights, and walkways, according to city or county standards. All utilities will be placed underground. Policy 4. Development will coincide with the provision 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 net city or county standards 3. Section 17.06.065 of the Tigard Municipal Code states the following criteria for approval of preliminary plats: "No preliminary plat for a proposed subdivision and no map or major partition shall be approved unless the Planning Director finds: (a) Streets and roads are laid out so as to conform to the plats of subdivisions or maps of major partitions already approved for adjoining property as to width, genera]. direction and in all other respects, unless the city determines it to be in the public interest to modify h the street or road pattern. (b) Streets and roads held for private use are clearly indicated on the tentative plan and all reservations or restrictions relating to ' • .�i such private. d streets forth thereon. (c) plat complies with comprehensive plan, the ' applicable honing regulations, and the regulations within this title. (d) There will exist adequate quantity and quality of water and an adequate sewage disposal system to support the proposed Use of the land described in the proposed plat. 4. The site has one Single family house located at the center of the proposed site r .access from SW is a vackar��sf�.el;,dle�cept Drill from the northwest oto sou theast corner w I lis . The ines of trees On the south and west sides of the house. The house is served by overhead electric lines froi Settler Street. 5. Surrounding land uses include single ,family housing to the north and west, a baseball diamond and ci hurdh to the south, and a vacant field (Tax Lot 1100) to the east. S. A 10 lot subdivision is under consideration for the adjacent lot to the east of Golf Side estates; (Talc Lot 1100, Ottoiitiazi property) • A preliminary OUbdiViSibn p 47P s adjacent lot was sdbmitted by the applidant, showing the e`X'(`ehSion£of 1table Street as a through street from the east e of Golf Sid` Estates to the Intersection of SW 9 line � �' 98th and Late side D. ive to make a 4 way ihtersedtiOt there. f V' 1 J ' , ,, ii„. ice,. - ., .,..•„„. .rr.ra sue.✓..,,nw,-w,.....,.«-... .Mr ,M .0 STAFF REPORT FINAL ACTION TIGARD PLANNING DEPARTMENT February 20, 1980 Page 3 7. The nearest available sewer to the site is located in SW Lake Side Drive. This line is presently under the control of the Tualatin Development Corporation, until such time as it is accepted by the city for city SSS operation and maintenance. A ten (10') foot sewer easement has been granted to the applicant by the owner of the adjacent lot to the east (Lot 1100) . The easement follows the south line of Lot 1100 to SW 98th Avenue. 8. Water service is available to the site from Tigard Water District lines on SW 100th or SW Sattler. 9. Traffic movement to and from the site will be served by SW 100th, SW Kable, and SW Sattler. NPO 46 Plan' designateth Sattler as a collector street (36' - 44' pavement) and 100th and Kable as local streets. SW 100th and SW Sattler are county streets, presently in substandard condition, without adequate paving width, right-of-way, curbs, or gutters. SW 100th does not presently extend south of SW Kable Street. As part of its approval of the Summerfield Planned Development, the Tigard Planning CommisSion approved a forty (40') foot pavement along SW Sattler Street at the north side of Sununerfield No. 7. The Tigard Municipal Code 17.28.040 requires a minimum fortyfour (44') foot pavement • • for collector . 10. Applicant proposes to dedicate ten (10' ) feet of right-of-Way along SW Sattler Streeti arid 25 x 73.91 of right-of-way along SW 100th at the southwest cornet of the Site, aS required in the zone Change for this site. (ZC 12-79) • 11. Sewer, water, and drainage plans, and lot-line utility easements were not indicated on the preliminary plat. 12. Off-Site drainage from the southeast slope of Little Bull Mountain collects in the southwest corner of the site, Via open drainage ditches oh SW 100th. w There are swampy conditions in portions of Lots 10, 18, and 14. The • nearest Storni drain to the site is on the west side of SW 100th, about 100 feet south of SW Kable Street. 13. A school impact statement from the Tigard School Oistrict, aanhary 230 1980, stated that "ho negatiVe impact is anticipated" from the propobed stbdivision. 14. Lots 1 and 2 on the preliminary plat are only 6,920 square feet each not including the ten (101) foot street dedication on SW Sattler Street) . Tigard Zoning Code section 10 o5 requires mihinturit 7,50 share foot lots in 11.4 Zoned. • 4 , rookmwmimenwmimppleglinallmmiwarmammo. rozus■ammmm k STAFF REPORT • FINAL ACTION // TIGARD PLANNING DEPARTMENT February 20, 1980 Page 4 15. The street cross sections proposed on the preliminary plat do not comply with city standards. • II. CONCLUSIONARY FINDINGS: 1. The proposed ,preliminary plat conforms to NPO #6 Plan, in that the lotting pattern is for single family residential purposes. The gross residential density of 3.86 units/acre conforms to the R-7 Zone requirements, but , Lots 1 and 2 are substandard. Lot 3 to the south of these lots is - nearly double the 7,500 foot minimum size, UO an adjustment to the south ' lot lines of Lots 1 and 2 could bring them into conformance with the R-7 lot size requirement. 2. Both sewer and water service are available to the site to facilitate the proposed density. An adequate sewer easement from the site to SW 98th has been obtained by the applicant. However, since Tualatin Development Corporation presently controls the sewer on Lake Side Drive, the applicant must obtain permission from the Tualatin Development Corporation to tie into that sewer or wait until that sewer is accepted by the city for city operation and maintenance. 3. Adequate right-of-way has been indicated for SW Sattler, SW 100th, and SW Kable Street on the preliminary plat. 4. The proposed extension of SW Xable Street through the site and the adjoining lot to the east (r..,ot 1100) would be desirable to provide ; better adcess for property owners in Golf Side Estates and better traffic circulation for the surrounding area, The Tualatin Fire District (Joe GrUelich) concUrs in this judgement. • 5, Surface drainage is poor on the southwest portion of the Site, due to the topography of the site and the runoff from uphill properties. U . Drainage will need special attention on this site. The applicant Should . provide for improvement of drainage throughbut the site and downstream thereof. 6, Applicant should revise the street cross section plans' after consulting with the Public Woris Department and before submitting grading and , • improvement plans for Street improveMents. 7, The City CoUncil hold, adopt the Comprehensive Plan (NPO) street Standards • by ordinance, 80 that the previously approved totEy (40') focit pavement width on Settler Street at Summerfield #7 can be permitted on the north side of Golf Side tstates, without unnecessary variance procedings. • STAFF REPORT FINAL ACTION TIGARD PLANNING DEPARTMENT February 20, 1980 Page 5 III. STAFF RECOMMENDATIONS: \ Staff recommends approval of the preliminary plat subject to , following conditions: 1. That the lot size on Lots 1 and 2 be adjusted on the final plat to allow for a minimum of 7,500 square feet per lot. 2. Public water service and sanitary service shall be installed to this site prior to the issuance of a tuilding Permit including the existing house on Lot 6. 3. That applicant obtain permission from Tualatin Development Corporation to tie into sewer on Lake Side Drive or wait until that sewer is accepted by the city for city operation and gointenance. 4. That applicant convey a one (1') foot street plug reserve strip at the east end of SW Kable Street to the City of Tigard. * 5. Storm drainage plans for the site and downstream thereof shall be submitted and approved by the Public Works Director, and install storm drainage system to the site prior to i6suance of a building Permit. 6. Grading plans and conStruction plans on all public right-of-ways shall be submitted and approved by the Public Works Director prior to commencement of work. 7. No changes will be made to approved plans or specifications unless formal application is made to the appropriate City department and changes are approved by that department. Application for changes Will be male in writing and shall include applidable drawings. S. Fire hydrants be placed as per Tigard Water Oistrict and Tualatin Fire District regulations. • 9. All existing Or proposed utilities shall be placed underground, inClUding the existing house on Lot 6. Street lighting in5tallations shall be approved by the Public works Director. • 10. No Occupancy Permits shall be issued until all conditions placed upon this development by the City of Tigard have been satisfied and inspections verifying this have been carried Out by the appropriate department. U . , STAFF REPORT FINAL ACTION ) I . TIGARD PLANNING DEPARTMENT February 20, 1980 Page 6 " 11. That ten (10') feet of right-of-way along SW Sattler be dedicated to the county along the frontage of the site with Washington County approval to improve SW Sattler to colleotor street standards prior to issuance of building permits. 12. That twentyfive (25') feet of right-of-way along the southwest side of the property on SW 100th be dedicated to the county (the area is approx- imately 74 feet in length) . Half street improvements are to be made along SW 100th from the intersection with SW Sattler south to the intersection of SW Kable Street. Full street improvements are to be made along SW 100th from SW Kable Street intersection south to the end of the subject site property line. 13. That street improvements be constructed to the approval of the Public Works Ditector prior to the recording of the final plat or issuance of a Building Permit. Action of the Planning Director is final unless notification of appeal to the Planning Commission is filed with 'the City Recorder within twenty (20) tdays of the Planning Director's Action. Prepared by Richard Ross, Approved by Aid" ; sward, Intern Planner P14 1 Director -q vmc This acknowledgenent mast be signed and returned to the City of Tigard, Planning Department. Failure to return this acknowledgement will result in no further action on this project with regards to issuance of Building Permits or engineering approval. Signature Date .a ■ro 41, ` � ( BEFORE THE CITY COUNCIL CITY OF TIGARD, WASHINGTON COUNTY, OREGON IN THE MATTER OF THE ) ZC No. 12-82 REZONE & PRELIMINARY ) S No. 4-82 • SUBDIVISION APPLICATION ) Address: 15280 S.W. 100th FOR SUNNYSIDE ESTATES ) Legai:T 2S, R1W, Sec. 11 CA, Gul.fside Estates +, The Robert Randall Co. 9500 S.W. Barbur Boulevard, Suite 300 , Portland, Oregon 97219 . Applicant-Owner-Appellant . , APPELLANT"S ARGUEMENT BASED UPON TRANSCRIPT OF PUBLIC HEARING Appeal from the decision of the Tigard Planning of September. 7, 1982 ' '1 John T. Gibbon, Counsel for Appellant o <‘'': V The Robert Randall Co. AO , 9500 S.W. Barbur Boulevard, Suite 300 - ,c".M ,.&6#''' 4°,( Portland, Oregon 97219 �', • (503) 245-1131 , ,< v _ The appellant hereby requests the City Council, upon review of the record and the arguements befor it, remand the zone change and . subdivision applications to the Planning Commission with the following conditions: • 1, R-5 zoning may be approved for the site provided no more than 60% of the lots may be less than 7,500 square feet, 1 y. 2. A maximum of no more than 21 single family lots may be approved for the site The an pe a llt bases its request equest on the following findings of facts and statements in the transcript: (1) +I th ` r � den s proposal of s.,i�t density density and I don't know if we ". even Want to discuss that tonight or can't, , , but its not a clear cut Issue one Way or the other: (2) Chairman Tepedino at page 20 while stating, Hilt not persuaded that w e , should change this from 11-7 to R,5,0, does state "(On) this Commission . We should look for smooth transitory changes rather than abrupt changes". • 0 ) Comitiissionei:�� Bdth at page 19 states, 'IT guess the question that I. g. g . would like to ask and didn't get it ��said during the cross examination ' ' is has anybody looked at the possibility off° perhaps 11-5 below kable Y , Mq,. ..-.e.......w..x.,..w-.n,..,...a..,..w.a,•..n..+.«.w..tiw 0 n.. 7 .h 1`1 Q ••.[M,:.tr.+.:Sa.nw._.«... .......r.M...,.. ..,.._.,..._.. .,.—r.....,...•.......................................`.f.....,.—•...,.....J..,...,...:u:G:...l r1....,—...._— .,..�.... _.......I _..... „... .. .as• , ....e __ e .. . ,........... ' and R-7 above. Using Kable as the medium for helping draw this line between Summerfield on both sides and keeping the larger R-7 above it. • I'd be far more open to that." The applicant submits that these statements indicate a desire on the part of the Planning Commission to create a compromise on the density issue, it believes the suggested conditions represent such a compromise. hry ...p I .• The Planning Commission's decision was based on the Staff's recommendation • r of denial based on the following findings -, 1: "The proposal violates policy 2 of the adopted NPO #6 plan." 2. "The proposal is not compatible with existing surrounding laud , uses." The applicant believes it was error to rely on those findings for the following reasons: Cl) NPO #6 policy 2 is out-of-date having been adopter! in 1975 and is contradictory based on current housing statistics. Policy 2 states, "The maximum overall density of development will be four dwelling units or 12 persons per gross acre." Density requirements for the areas within the Urban Growth Boundary such as Tigard have, since 1975 been established as 6 per acre by LCLC and Metro. More importantly, Tigard's current Draft Housing Element indicates household size has shrunk from 3.0 assumed in 1975 to 2.3 ,• ;I assumed currently. Therefore an approval conditioned as suggested by the applicant will result in a ratio of persons per gross acre closer to the 12 per acre suggested by the NPO policy than that allowed under the current R-7 plan, • (2) Reliance on NPO #6's Policy 2 alone is not sufficient when h wingr he o in balanced against compliance .; reviewing the application,Iftconditionedcasbsuggested by the applicant the proposal will comply with NPO policies 6, 7 and 8, in that it will X h emphasize single-family the area it will provide a transition' ' fam�,l homes in , p transitional buffer between Gummerfield's higher density areas and both the large lots '. and the undeveloped tracts in the area, finally it will reflect a concern for the natural topography's constraints and opportunities of the site, (3) The compatibility issue raised by the staff and the NPO related • to the applicant's original complete R-5 25 lot subdivision proposal, If With conditions diverse elements existing in the be accomplished, applicant p T • � �r area P fished The three different densities with whit g ` which this proposal must be compatible °. are; l+ The 4 500 square foot lots adjoining the site in Sufirmerfield. 2, The lager lots adjoining a portion of the site ..,., _.... ,., .,,.,..,, ,.,e., .,,.,,.. ,.. .,, ,,. ,., ,..,. _, „ ..v r'°' + I^tnray.r+,r ✓p.0 iU+•r;'. a°r. wxo ( y 3. The numerous undeveloped tracts adjoining the site, which will eventually be developed at urban density. The applicant submits that by mixing the density across the site compatibility with this diversity of adjacent land uses can hest be • achieved. Testimony by opponents of the proposal centered on two issues: • 1. The value of the homes constructed in the area. 2. The concerns regarding roads and access to the property. In regard to the first issue Commissioner Moen was, the applicant believes, right in his characterization of the value concern articulated by the opponents as really a concern with density and compatibility (page 19) , the applicant believes that the conditioned approval will address these concerns. Moreover as Commissioner Speaker (page 10 and Is Commissioner Owens (page 18) indicated in their statements; value ' compatibility between the mid-870,000.00 homes proposed by the applicant and the existing homes in the area obviously will exist. 11•', i (2) • The traffic and access issue raised by the opponent's is clearly the most valid of their concerns. On this issue the Planning Commission supported the applicant. Commissioner Moen at page 19 says, "And I don't think we can refuse , to develop an area because of a road; because the roads are going to sooner or later and hopefully in this case the ` have to be square d awa y developer would be involved in doing some of that." Commissioner Speaker also discusses the issue at page 17 and concludes that the benefits which will come from the development include both improvement to 100th and Sattler as Well as the beginning of the obvious link-up needed for table between 98th and 100th. The applicant also notes that ., .pl .. 'minor Sattler has been fanned as a nt�: collector in this area and that 100th will obviously over time become an important access route to new commercial facilities in West Tigard as well as the downtown area, IV The application to change the current 15 lot (19 unit) 1 subdivision to a 21 lot It 5 and R-7 mixed subdivision is based on the following considerations and constraintst 1, es � is nedign of the current plat is necessary to utilize the sewer in Summerfield as suggested by the City staff, 2. In its revised proposal the applicant has eliminated all and single family homes in conformance with the NPOrs polities, 5. The proposal has sought to maxi p p g maximize solar orientation for its v,. pots, :. The application� . o �tontes�usi:n.. the �at lot driveways cerns� reduced 4� e ha. in response o the NPO's con the number o of using he flag and rationalized 4 ti r� the locations of their entrance onto the adjoining streets. 1. 5. . The appeal proposes a conditional a pp roval which will produce a neighborhood with all essential urban services that will still be compatible with areas near it which were developed without those services. The,,,constraints affecting this application included accommodation a of the existing improvements on the land, a street configuration f` dictated by the City's needs and the limitations produced by size and shape of the parcel of land to be developed. V The applicant in its Notice of 'Appeal (pages 2-3) set forth the reasons that its proposal complies with the. Statewide Goals it adopts by reference that statement into this agruement. Attached as exhibit to this agruement is a letter from an organization with an interest in the outcome of this matter and expertise in the issues raised, the Metro Home Builders Which supports the .appellants proposal. VI Por the reasons set forth above the appellant respecfully requests the City Council remand these matters to the Planning Commission with the conditions explained herein. r r f r � 1 . F . • , +.,..L.......,.....,.... .h... r.i«nr J.+..,.. - r u'-.. 4111 Y, 1.4n .Nrr 1 ,.i., t, • (7' HOME BUILDERS ASSOCIATION OF METROPOLITAN PORTLAND 155%SM. SANGYROAD, SUITE 301 LAKE 0SWEQ0, OREGON 97034 5W/684.1880 THE METRO HOUSING CENTER November 10, 1982 City Council City of Tigard P.O. Box 23397 Tigard, OR 97223 RE: Appeal of 74C12-82, $4-82, Gulf Side Estates Dear Mayor and Council Members : The Home Builders Association of Metropolitan Portland ' 1- supports the Robert Randall company 's request on appeal for a remand to the Planning Commission to consider a new plat meeting the conditions proposed by the Randall Co. The blend of R-5 and R-7 lots suggested by the Randall Co, complies with the comprehensive plan low density designation while at the same time solving several problems that this site suffers froth. The proposed redesign satisfies the NPO plan policy encouraging the retention of the single- family character of the area, It provides for a gradUaI, rather than an abrupt transition from the laree it on one side to the smaller R-4 lots on the other side of the subdivision. The new proposal will also result in a more efficient road and sewer sySteM4 Most importantly, the redesign will create the opportunity for the construction of housing more within the abilities of potential buyers to pay. Despite the three-year recession in the general economy) home prices have on the average held Stable or decreased only slightly, Our association 's economists anticipate that when the economy improves) home price Will once again climb Steadily, It is important , therefore, to provide lower cost housing opportunities to meet both short and long term needS, Smaller lots, in the R-5 range, will be Much More prevalent in the future to meet these needs. The proposal for Gulfside Estates presents an ideal opportunity to begin to meet that heed, $ ncere y) di, Han* y Staff Attorn y KLIntlo e .I ( L ' . . AMI°//810111 \ii 1\ ' • .a,14.1A+4 1 ' 1 . NOTICE 0 _I PUBLIC HEARING . . , WASHINGTON COUNTY,OREGON . . . .. . . . . . . • Notice is hereby given that the Tigard Planning Commission, at its meeting I: on Tuesday, September 7, 1982 at 7:30 P.M. ,,in the lecture room of Fowler JUnior High School, 10865 S.W. Walnut Street, Tigard, Oregon, will , consider the following application: 1 . I ■ . I ... FILE NUMBER: ZC 12-82 and S 4-82 . i . .. , , APPLICANT: The Robert Randall Co. OWNER: Same 9500-S.W. Barbur Suite 300 i . Portland, Oregon 97219 , , . . , 1 . .. 1 REQUEST: A request by the Robert Randall Co. for a zone change from R-7 Lo R-5 Single Family Residential and for approval of a 25 lot subdivision on i . 3.89 acres. , ;• • f . 1 . . I . I , . . I LOCATICN: 15280 S.W. 100th Ave. (Wash. Co. Tax Map 2S1t11CA taX lot 900) ' . • r , (See map on reverse side) The public hearing on this matter will be Conducted in accordance with the • rUle8 of procedures of the Planning Commission. Any persons having interest in this matter may attend and be heard, or testimony may be submitted in writing to be entered into the record of the initial hearing. • ., " ShoUld yoU wish to appeal, a written letter addressed to the City Recorder must be received prior to the expiration of the fifteenth day after the decision of i the hearing. /f notide to appeal is hot receiVed within fifteen dayS, the action i is Valid. For further information please contact the Plannding Department at 63 -4171. TIOARO CITY HALL, 127 55 S.W. Ash AvenUe (Corner of Ash Avenue & BUrnham street) , . - ig7S5 SW ASH PA 80X 2386/ TIGAIRD,OFIEGON 9'7223 PH:680-4171 --- Y r ` • • • --i v in co i -!, . t 6 3-103. - to 1 'IQ I w �` sus - � Q _• b Q° s Q `� P )- . fit F - ' rfhmmHThT -1 all Pi' a0 _ - F of n : `* -. 9) o o N - m - 9 90 CHAINS ,S n 206.05 $ Y$� ! #HI$hl$i-$tti tH-H-H lI it inuin-ffi Mill 4� 16 3.35 r - V, L .2 ' i q QZ. O ` . o W w c,c Q 2 .A w ,f ur. 1 ` w- ,- [T] al. . c" 1 - - '_ - ' < 208.05• w' u. 1 It - 163.35 0 .> - cY. S 0° 13' 4Y 30630 w 2. • tli at _ . �: Q . p hz z - t a -- CZ' W C -a. CO gy 11) O io_ a m tx w 5. . -.3- r o 0 0 a N U) o: to TT1- - - Ul _ m r 2s• 2b 14S t 32C.-701 1 (653403= 9_90 CHAINS N 0° 13` E 326:70 - o tt _ s Ca i': �Q•ii's= - BEG CR- tda2O�" ,;TERM CR No 1982 -a-it. v:.F �taa.°aao�c. L.�+.....��, f _ ._ .�..:d.___. S :t-�` �lc: '?" '"IUi/s!//1.'i,I1I�,,,....l.4e;.4 '8%/4' //r/!!I/..,,Z/!!!.,,:zw!ij/////II/I;;;;?:Fi/ Q AVE _ E -- - U- �/!/!///J_::!J8�!%//%/I/I• U' v ;` a - - �-`-•t .- - � q`.-r rf.. - _ It` - - - - - -- 4I'3/si'� \SC �a.�_ - - - - �¢ man _ r c>LUwa wok 73;1 55 s '.3~ ?� 1, r_ 5,4.56` 60' 60 - NI_ 26. 2 .lip . -_-,> [!'A^.-. D . `c,to Cpl.- rl .Q Cn (I •ro- 0 ... n r t cLit,CITYOF TIGARD t, WASHINGTON COUNTY,OREGON NOTICE OF FINAL DECISION 1. The final decision was filed by: PLANNING COMMISSION S482 Concerning ZC 12-82 on September 7 , 1982 Case Number Date 2. Name of Owner: Robert Randall Company 3. Name of Applicant: The Robert Randall Company Address 9500 S.W. Barbur, Blvd. $-300 City Portland State Ore. 4. Loction of Property: Address 15280 S .W. 100th Ave,. Legal Description 2S1 11CA lot 900 5 Nature of Application: Zonecnalia(21121LE:7 t.237.5 Single, Family Residential and for aPPtoval of a2 lot subdivision 6. Action: F---1 Approval as requested I Approval with conditions Lg.] Denial 7. Notice: *Notice was published in the newspaper & was mailed to: lxx I The applicant & Owners EllOwners of record within the required distance • _ FT] The afrectea Neighborhood Planning Organization p71 Affected gowirnmental agencies If there are questions regarding the names of the perSons or agencies who received notice, thie inforMatiot is aVailable at the Planning Department. 8. Final Deci6ion: The adopted findings of fabb, decision, and statement of condition can be ej obtained from the Planning Director, City of Tigard, City Hall, 12755 SW • Ash, P.O. 80x n397i Tigardi Oregon 97223. In the case of a decision on an application for a varianceo the applicant must aokhowledge this forM and PetUPh it to the City of Tigard) Planning • bipottorf before any building permits Will be i8sUed or engineering approval iVeti Signature of Applicant OP Applicant's Ageht Date -bVer," • , • •• • 9. Appeal: An appeal [-1 has been filed L x] has not been filed. Note: Any party to the decision may appeal this decision in accordance With Section 18.84.250., which provides that a, written appeal may be filed within fourteen days after notice is given and sent. Notice is given on Sept. 21, 1982 , therefore the deadline for filing of an appeal is October 5 , 1982 . 10. Questions: If you have any questions, please call the City of Tigard - Planning. Department, 639-4171 . . 4 !4. •. 1 *' , - , . . . . . . , . ,. ',, ■ 9, . ... 4 i . i t 7 qc(3)y,V3t, ( ..) --1 . , ,. ' \.......w , s„ , i dud ..e. (Witttatta / 1 ., . aL,, o`lkl\IG t)T10025 r . W.Highland Drive .. ' Tigace Oregon 97223 Pbelfjc ,..,... .z r, ... . . , . . .., ,...JA. .4...,ed.'661_4' „?/;)- , . 1 , /7', 6,--e e. ci-"i:e•-,)-e;..,,,,,4,..--, ,,2'"' ,„,e--, ./.,c, „1-ce-6.-e,,,,c e ....t 9,4---/ .e7 . , . 'EA•4-1-e.._ .r4:4-- 6 C, .,.. ,eg ec,,,.1-11 i .,-/- • ,,„ ,, ,._,-,,,, , , d),,it-64-7,te.e.,, „AZ) ,1--v-e--;;‘,-- 4*•:;?-74-1,-/-,ez-,1,e.,e, ii0/1) 1 et,42-' 1 i . •: i ( . , i 1 971(Y.-Y i let-eli, /69-6s,-- a-04.-ese• , &a 1 . ,, 4 • ‘ ,. 1 . de 4,1t,4',frete,L.-4e,,,e1 ,e ■, _.,„.Y.„.ei.,,a, „,,„,e.,,,,E,r,ile.,1,-) , ,, ---ezo — •,, , e", , Ale A Aezt...1 je), 4.,f,/,,,,0 . ZC 1--1, _ ,, 0•• . . ., . , ffe (4).„ pc:71, C;) 2 I AFFADWIT OF NAILING STATE OF OREGON County of Washington ) ss. City of Tigard I, Diane N. Jelderks, being first duly sworn, on oath despose • and say: That I am a Secretary 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 each of the following nand persons On the address of 1982, by nailing to each of them at the dress shown the attached list (Marked Exhibit B) , said notice as hereto attached, d-sposi -• in the United States Nail on the day of A A 1982, postage prepaid. /), 4//1:1. / 444-, Subscribed and $worn to before ne on the Lg1/ day of ____ateer4t1---- 0 1.982 e C :k ;7 I • Z^f AfitiV fe .• E NOTARY PUBLTC OF OREGON .tv.V Contrtiaion EvirOs: • • • 4,7,4 11 NOTICE OF PUBLIC HEARING Notice is hereby given that the Tigard Planning Commission, at its meeting on Tuesday, September 7, 1982 at 730 P.M.,in the lecture room of Fowler Junior High School, 10865 S.W. Walnut Street, Tigard, Oregon, will consider the following application: FILE NUMBER: ZC 12-82 and S 4-82 APPLICANT: The Robert Randall Co. OWNER t Same 9500 S.W. Barbur Suite 300 • . Portland, Oregon 97219 REQUEST: A request by the Robert Randall Co. for a zone change from R-7 to R-5 Single Family Residential and for approval of a 25 lot subdivision on 3.89 acres. LOCATION: 15280 S.W. 100th Ave. (Wash. Co. TaX Map 2S1 ,11CA tax lot 900) (See map on reverse side) The public hearing On this matter will be co ndudEed in accordance with the rules of procedures of the Planning Commission. Any persons having interest in this matter may attend and be heard, or tedtimony may be submitted in Writing to be entered into the record of the initial hearing. Should you wish to appeal, a written letter addressed to the City Recorder must be received prior t0 the expiration of the fifteenth day after the dedisioh of the hearing, If notice to appeal i8 not reCeived within fifteen days, the action • iS valid. For further informaEiOn pleade contact the Plannding Oepartnient at 639-4171, VOAPb CITY RAIL, I255 S.W. Ash Avenue (Cotner of ASh Avenue & Burnham street) 111111111111111111 4 I , . . . , 4 4 4 4 ' E : Ze ,I4 *'''d 3, S 41(tc) 0 £bO , ' UUM/ BARLOW tot 900 I- i .. 3# AEED 4. 1,., 10000 S.W. Highland Dr. 4 c./, 144,44 15020 S.W. 100th Tigard, Oregon 97223 Tigard, Oregon 97223 \ , . , , The Robert Randall Company 1512 16100 9500 S.W. Barbur Blvd. s-300 JONES BIGLIN Portland, Oregon 97219 9885 S.W. Sattler 10020 S.W. Highland Dr. Tigard, Oregon 97223 Tigard, Oregon 97223 ; Waker Associates Inc. 1517 . 16200 11080 S.W. Allen Blvd. , ALLEN AUSTIN ' Beaverton, Or. 97005 9955 S.W. Sattler Rd. 10040 S.W. Highland Dr. • i Portland, Oregon 97223 Tigard, Oregon 97223 . . ' , Phillip A. Fastens NPO # 6 2S1 11CC 15200 , 16300 • 8935 S.W. Pinebrook St. LEVY CHARTERS Tigard, Oregon 97223 1 10075 S.W. Highland Dr. 10060 S.W. Highland Dr. Tigard, Oregon 97223 Tigard, Oregon 97223 2S1 11CA 400 1100 15300 16400 OTOOMAN, Patricia 4 IRELAND ANO • 15195 S.W. 98th Ave. 10065 S.W. Highland Dr. 10080 S.W. Highland Dr. Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, Oregon 97223 • . , 500 600 700 15400 ' 281 11CB 1702 • MITTELSTEDT EISEN ULWELLING 0 . 9880 S.W. Sattler 10055 S.W. Highland D . 15165 S.W. 100th Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, ORegon 97223 ...„ 1 800 15500 1711 '' FEICHERT BIERMAN HENDRICKS . i 9900 S.W. Sattler 10045 S.W. Highland Dr. 10125 S.W. Hoodvievi pr. , Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, Ore. 97223 . . ' - 1000 15600 1712 CORP. Or PRESIDING BISHOP OF MCCLELLAN CARVER CHURCH OF JESUS CHRIST LDS 10035 S.W. HIGHLAND Dr. 10155 S.W. Hoodview • ' 50E North Temple Re Tigard, Oregon 97223 Tigard, Oregon 97223 , • - , Salt Lake City Ut. 84101 281 11BD 1502 15700 1713 VIAL William MADDY 15105 S.W. 98th 10025 8.W. Highland Dr, 10185 SW. Hoodvieto Dr. Tigard, Oregon 97225 Tigard, Oregon. 97223 Tigard, Ore. . 97223 , . .... 1504 15800 1714 MC QtrrIkE OARSTOSEN HUNT DEVELOPMENT CO. . 9975 8.W. Sattler gt. 10015 S.W. Highland nr, 11570 S.W. Walnut Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, Or, 91225 1505 15900 1715 J08813H8ON COOPER SCHULZ , 9845 8.W, Battler gt, 10005 S.W. Highland Dr. 15285 S.W. 100th • Tigard, Oregon 97223 Tigard, Oregon 97223 Tigavd, Otagon 97225 i ' 4 N, . - .. . . . - .,,_, . . , ,. r• . .., ,y..... :., .,,.....,... ...... r . :,.:. . ......-..j.., . !.. . . , . , . . . . . ..'. }. . „. , ( ( . .. t.Yt . . 1',;,.'r•. 1 . , , . . . . . i. . . , . . . . , , . ■ ..1 . . " 1 . , . • • . , 2$1 11CB 1716 •HOPSON o . . . ,,.,, • ., 1 . • 10040 S.14'. 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No• 204a i, BEG CR. t1o.2018---\ NT ,TERM CR No 1982 to--r . - • vg N U E b ..9.4,-..47.,.....-.4.7.8-xv.-.47.4....w.. o , i•■•• • L--- -,....- .i., , _ VI- 25 . - zz,. .... , ClIAINI - . - ' S S .3-,4't-1,2-- 4.- ,„.5." '54_96 , 60 .o0- ; N L ...,1.-4,.7• 1 '-''' -7.- P,Cst, t..,r cg: C..,4 .. En fn. o _ -s,-;,-, . :_- 1 . . .I , ,• ■ . ■ . 6 v gict• ,k I. ti it 244 '19...v0. * 0 °' WI 4 , 4 C (' 4111 c loF 1, -CFA ., ,, (-7- (:',.-- , i . . 4-NASHINGTON COUNTY,OREGON p SiriSkr t S ...* 91.1"ea GENERAL APPLICATION FORM CASE No. , ' CITY OF TIGARD, 12755 SW Ash, PO Box 23397 RECEIPT No ,4ref, Tigard, Oregon 97223 - (503)639-4171 - 1. GENERAL INFORMATION 1.0 . FOR STAFF USE ONLY: . • , . PROPERTY ADDRESS 15280 S.W. 100th Avenue. Associated Cases: Tigard, Oregon 97223 - ___ __ LEGAL DESCRIPTION T2S, R1W, Section 11CA T.L. #900 ........-........... . INTERNAL PROCESSING: -___ _____ I, Accepted for Pre-App.: SITE SIZE 3.89 Acres -_, 414.,---------- ___ - ....................... --_ ° PROPERTY OWNER/DEED HOLDER* The Robert Randall Company B_620_______ ' ADDRESS 9500 S.W. Barbur Blvd. Suite 300 PHONE 245-1131 Pre-A p.• ' CITY Portland, Oregon ZIP 97219 • ....v..+........*.....*........u.........r.r..................r.....................,.......r.............nr. Date 64 : , , APPLICANT Same , , 4, , , - ,.' ADDRESS PHONE . • Accepted for Decision: . CITY . ZIP ----------- 73.37---7----. ..----.....----- *Where the owner and the applicant are different people, the if P/ / t, : applicant must be the purchaser of record or a leasee in He arl'ng D,.. e ,........,, Ae/ C. possession with written authorization from the owner or an ,If ' • : • P., i'it of the owner with written authorization. The written Heari g Reset To: auLhorization must be submitted with this application. f, 2. REQUIRED LETTER OF AUTHORIZATION IS ATTACHED EIXES NO Recision: filed & mailed 3. 'THIS APPLICATION INVOLVES THE FOLLOWING: *.:.' FEE ' FILED PAID Wccepted for Appeal: ' Comprehensive Plan Amendment from to By: quasi-judicial legislative Date of Heating: • x Zone Change from R-7 to R-5 qUasi-judicial legislative -------- $300 . DESCRIPTION: . , Planned Unit Development Comp. Plan Designation: concept plan detailed plan SUbdiviSion ............. $125 NPO No. Major Partition Minor Partition Zoning District _ Design Review Conditional Uste Zoning Map No. Variance to Zoning Ordinance _,..._....--......-....,....—A..._... • (Title 18) Quartet Section No Variance to SUbdivisiOn Ord. (Title 17) ......--___ . , Senditive Land Permit STAFF NOTES: Floodp1ain8 . Otaitageways Step Slope 44 . Other . • —__— — . $425 v, , , • . . . , " 4 L, GENLRA APPLICATION FORM I 'E 2 C r CASE No. . , ' CITY OF TIGARD, 12755 SW Ash, PO Box 23397 . Tigard, Oregon 97223 - (503)639-4171 .:• SUPPLEMENTAL INFORMATION (TO BE PROVIDED BY APPLICANT) FOR STAFF USE ONLY - — -- Notice of ' Response ,• 4 • DISTRICTS . A. . . Sent • csj.xes;L_ SCHOOL DISTRICT Tigard School District 'es o • Yes . . . - WATER DISTRICT Tigard Water District 23J I . Mil .• ' - , FIRE DISTRICT Tigard Fire Department . III ..........._—. PARK DISTRICT , Tigard Park District .:.. UNIFIED SEWERAGE AGENCY - Sewer Available: YES El NO-T7--- 111111 , _ _ , OTHER -________-_- , ,..............._,....... _ , . . . 5. PUBLIC UTILITIES , ELECTRICITY Portland General Electric NATURAL GAS Northwegt Natural Gas 1111111 ' TELEPHONE General Telephone . MN ........_______ ___ - __ ____ OTHER . NM , ____________,...—.........__•... ..• .. ....,.,....................,......,..... * ....... ......■■•■■••••••■•••■■•••*b...6. ..... , • 6, PUBLIC TRANSIT (TRI MET) NEAREST BUS ROUTE AND STOP Route 43LSt at S.W. 98th Avenue _ • , 7. , OTHER INTERESTED AGENCIES (SPECIFY) i . ...., ........ ..—. - , - 8. CHARACTER OF THE AREA EXISTING 'LAND USE PLAN DESIGNATION ZONE VERIFIED BY sTAFT I, s Single Family Low Density Residential Washington NORTH It Residential R-7/5 County RU-4 • Low Density Residential SOUTH Chutch R-7/5 R-7 LoW 6ligTET-Wsinargt-Washington 4 EAST Vacant and Single 0 AU-4 Family Re 6unty sidential 1 1 WEST Siftgle Family Low Density Residential R-7 & kosidehtial R.-7/5 Wash. Oty. AU-4 \ ' i., < " J.' I , . , /4 , f * ''1,7' , ' '. ' ' ' ' ) ' •' -......i.....t. ._.,....•:,.. a ..,a.a._., ..,,... r... ... . 1...-......•n ....,.. -... „ .. .,_. .. ..,..... .,...h.,..1.....ten.,-...,u_..-,........_..,.�.,...0..,..x..i.._....... ......._.�.....rr..a. e. 1 It GENERA , APPLICATION FORK_ - ACE 3 h �;L.:. CASE No. , CITY OF TIGARD, 12755 SW Ash, PO Box 23397 Tigard, Oregon 97223 - (503)639-4171 9. CHANGES IN THE CHARACTER OF THE AREA WHICH AFFECT THIS APPLICATION. Please Discuss: This property is surrounded on three (3) sides with land that was recently annexed to the ' ' City of Tigard. The existing zoning of that land is Washington County RU-4 and the City ` of Tigard's plan designation is urban low density with a density range of R-7 to R-5. The character of the area to the north and northwest of the site is in large lots with older homes: Land to the east is vacant and developable. The Church of Latter Day ,Saints ' is adjacent to the south property line. Sumerfield No. 4 is located to the southwest of the property and contains lots which are less than 5,000 square feet. ,,, The proposal is compatible with the comprehensive plan. Since the property surrounding the site has recently been annexed to the City of Tigard, the vacant parcels can develop at the ' same density as this proposal. Also, Summerfield has developed with smaller lots in the ;en e r a l v i c i n i t . . - ---_r__-_...._.._ ;','•�a, 10. DESCRIPTION OF THE SITE { ' Lot Area (acres, square feet). The site contains 3.89 acres, , • 11. EXISTING STRUCTURES ON THE SITE ' Square Distance tance From Property'Line , Use Feet North South,_- East West se Single Family Residential 2145 235' 325'. . 165'. l,Qw_ , i . NATURAL CONDITIONS ' y 12• Percent Slope: 5j Average. 13, Vegetation Types: Average Diameter Percent Of Each ,• Yes No Size Of Trees Per Size Trees: X 10 IRO _ BrUah x Grass: . :', . .:...:�.:.. „� M 14 , F Loodpiains: x Hots Much of the site is in floodplain? O x 15, Water Courses What type? 7 • 16. Rock Ou tcro . .`in s x 1J. Other: • deve� gent 18. Proposed Development: Please briefly describe the proposed opu T�7e ,proposed„ 5 . p.., . 25 lot 5,000 ec(u geet•. minimum lot size residential s de�eio merit is a � �; e"tibdsliaouu . . j . 10 The oneit e a �provemente �ncl � � the e�ten siorao 8,W, teble, Street Erma_ S ni � 0th "nt�1. to the o a e ; property line, Lots will from W ra le � 0�t , .�fLl •t e . z { h. r..,.. .,,, _, ... . ., ,.„ „. � , ,.. ...s.......rww.o W ..>,. ..aw.•w..+'+.,.win...+,;1.. +.. w • ,I,1 .. y .,. .-- . i . , t ,... 4,- .• e, 4-, .GEERAL APPLICATION FORK C..- LGE 4 e, - CASE No: C . CITY OF TIGARD, 12755 SW Ash, PO Bo X 23397 . . Tigard, Oregon 97223 - (503)639-4171 . . , 19. The following is is is not 0 required.' , , . . 20. Overall Site Development .............,..... . , Reside'ntial Commercial Industrial Open Space Other Roads Total J-7------- No. of acres , or square 3.3 Acres .5 Acres 3.8Acrds feet per use4_ -...., 4...........■...................*.. ......................... • , Percent of . , i site 86% . 14% 100% 21. Type of Residential Use and Characteristics # of Bedrooms/Unit • Type of Use # of Units EFF. 1 am 4 Proposed Density . i 11.....O...e............a..m...40..non■wo...... n g Family Resident al 25 .....• MIN 6.4 Uni.„,t, qAgrt___,,__• 1111 22. Where applicable, please explain how the open space, common areas and recreational facilities will be maintained. , Since this is a typical residential subdivision the open space is the Yards of the ' . individual lots and will be maintained by the respective property owners. . . , . . „ . • . . 23. If the project is to be completed in phaSes, please describe each phase of the project. No Phasing Anticipated. . . . ' . • , - • ., . , 0 ' 4i 8tdff Will ideraify for' ybU) whether thib beCtion is to be eothpleted. . 4 , a`♦ 1• Y Y Y . 0�1 ..«.„...«..,... .,.............�.......+G-A......N,.-..,—.....,.....nv,........r....r....1.+.,+,..w.....�o-.r.r. y .,„�..n..-3in..+r....tr x„--..{..:....».u..7.,,:....,,....vm.. -.—..r..:.?v:A.x..r r., r• t + GENERA, F O R K ‘,„A G E CASE No. CITY OF TIGARD, 12755 SW Ash, PO Box 23397 • Tigard, Oregon. 97223 - (503)639-4171 THE FOLLOWING PEOPLE, AS REQUESTED BY THE APPLICANT, •SHALL BE NOTIFIED OF EACH, HEARING. • • (e.g. Attorney, Surveyor, Engineer) Sta 1 g Notice _ Notice Report Decision of Review • Name The Robert Randall Company . ,:...... _ _ u.; 9500 S.W. Barbur Blvd, Suite 300 .� Street -- .•._- Port C�, y land State OregonZip 97219 •,4 Name Waken Associates, Inca Street 11080 S.Gil. Allen Blvd Suite 100 4 Beaverton City State Ore Zip 97005 Name Street ., City State Zip • Name S tree t City State Zip APPLICANT 01 --''- eirthw • OWNER , ita Corn ,41) 4 OW 1 Y � 1 1 . + Y • t k 5z ' J1314 i � A . + 'l Y Y ,«...w.. .,.��.q. ,.,. y. ..... .,.`.,. +rn.', -i'GJr:a?�,d-�°,:� q >id i :u, "I,.n.l• • w w w w w * ■ ' CITY OF TIGARD, OREGON • RESOLUTION NO. 82- IN THE MATTER OF THE ADOPTION OF A FINAL ORDER UPON COUNCIL REVIEW OF ITEMS S-4-82 AND ZC 12-82, AS PETITIONED BY THE ROBERT RANDALL COMPANY, APPLICANT. THIS MATTER came before the Council at its meeting of November 15, 1982, upon the filing of a Notice of Review under TMC Sections 18 .84 .240 and 18 .84.260. The Council had before it the entire record of theY proceedings before the Tigard Planning Commision, which denied the request with one dissenting vote, on September 5, 1982. The applicant, The Robert Randall Company, has sought review of that decision by filing a timely Notice of Review on October 5, 1982. The applicable criteria to this decision are the following: - State-wide Planning Goals 1 , 2, 6 ; 7, 9 , 10, 11, 12, 13 and 14 . • --NPO Plan Policies 2 through 6 , and the Plan Map. ' --TMC Section 17. 06 .065. Based on the record in this case, the Council makes the following FINDINGS OF FACT: 1 . The subject site is located within the corporate limits of Tigard, Oregon at 15280 S. W. 100th AvenUe, and is also identified as Washington County Tax Map Pa J. 2S1 11CA Tax Lot 900, comprising 3.89 acres, more or less. 2 The subject site is designated Urban LoW Density on the NPO 6 Comprehensive Plan, which is applicable to this case. The. Site is zoned R-7 (single family residential , / # 500 sq1 ft. minimum lot size) and is proposed to be rezoned R-5 (single family evidential 5i000 sq. ft. Minimum lot SiZe) to accommodate the proposed SubdiviSion. 3 . The surrounding area has been developed primarily as single faMily rebidential , although the Church of the Latter Day Saints lies directly to the south and the property to the east is vacant. 4. There is an existing house and garage on the site which • could be integrated into the new subdivision. The site is grass • coveted and slopes to the south. There are A let,' trees on tho' northern portion of the site. 5. The subject site is within the acknowledged Metropolitan Service District Urban OroWth Boundary and is both too small RESOLUTION NO. 82- . Page• 1 . t ' 4 4 1 4 4 V,t * A 4,1 AI and surrounded by development to allow for farm or forest uses. 6 . There are no resources as listed in State-wide Planning Goal 5 on the subject site. 7. There is standing water on the site, causing drainage difficulties (Transcript, pp. 6 and 17) . Otherwise, there are no natural hazards on the site. 8 . The area has sufficient recreational facilities, according to the Tigard Parks Plan. 9 , The staff report, Section B(1) (d) notes that no storm drain plan was submitted with the application, that fire hydrants were not located and there was no response regarding the capacity of the schools. The Council determines that the applicemt failed to show compliance with State-wide Planning Goal 11, notwith- standing the proposed attempts (Transcript at p. 15) co show that proposed drainage facilities were adequate. No drainage plan was • submitted with the application and the verbal indication of compliance is insufficient. See also, Staff Report, February 20 , 1980 , Finding 12. 10 . The city has undertaken a revision of the Tigard Comprehensive Plan and will bring the draft revised plan, including consolidation and revisions of the existing NPO 6 Comprehensive Plan before the Council in December, 1982 for its review. The Council also makes the following CONCLUSIONS OF LAW: 1. The Council concludes that the main issue in this case is conformity of the application with the Tigard Comprehensive • Plan, in this case NPO 6 . The application could allow up to 25 units on the site, while the R-7 designation would allow as 0 little as 15. The PD District is not applicable to this site • to increase density, aS the site is less than four acres is size. 2. The application does not conform to the Tigard Compre- hensive Plan Maps of NPO 6 , applicable to this site In order to approve this application, there would have to be a Comprehensive Plan revision. 3. The Council notes that the. Planning Commission considered • the posbibility of revision of the NPO 6 Comprehensive Plan for this site when all comprehenSiVe pin$ are reviewed by that body and the Council. The Council coholudes that thiS process is a more appropriate means of dealing with the issue of "split density" on the site rather than applicationS such as thiS or small-traot comprehensive plan revisions, because the policy issues of housing need and density are more appropriately addressed • at that level, Mcliltyre-Co2per do. v. Ed. of COmM°rs of Washin.ton gplillty, 55 Or. App. 78 , 637 P12d 201 (1981) . RESOLUTION NO. 82- , 1 Page ■ • ; „ 4. The Council need not reach the issues of compliance with other applicable State-wide Planning Goals , neighborhood compatibility, nor the adequacy of facilities and services, with the exception of drainage facilities. On this point, the • staff report found, and the Council believes, that there was , insufficient evidence to show compliance with State-wide Planning Goal 11, as stated in Finding of Fact No 9. The Council rejects the staff conclusion at p. 3, third paragraph, which is a conclusion not based on the evidence in the record. 5. The applicant states that Policy 2 of the NPO 6 Plan, limiting density to four dwelling units or 12 persons per gross 0 residential acres, should be construed as to allow an increase in density in the area. The applicant does this by suggesting different demographics by way of household size, MSD and LCDC rules, and the Draft Tigard Housing Plan. • The Metropolitan Service District and LCDC housing rules are directed to the plan adoption and revision process, not to individual zone changes and subdivision requests. McIntyre-Cooper v. Bd. of Comm , supra; Fujimoto v. City of Happy Valley, 55 Or. App. 905, 640 P.2d 656 (1982) . 4 Nor is the city bound to accept more recent, but con- flicting, evidence of household size over its adopted comprehensive plan. Homebuilders Association v. qttn2.21221:11 Service District, 54 Or. App. 26, 633 P.2d 1306 (1981) ; Valley & Siletz Railroad v. Laudahl , 56 Or. App. 487, 642 P.2d 337 (1982) . • Nor is the city obligated to Use it Draft Plan over its comprehensive plan already adopted. Green v. Hayward, 23 Or. App. 310, 317-318 , 542 P.2d. 144 (1975) ; reversed on other grounds, 275 Or. 693 (1975) ; Deters v. d. of Comm'rs, 1 Or. LUBA 217, 221 (1980) ; jf.fany ,v. MalheurCpUnty, 5 Or. LUBA 57, 62 (1982) ; Atwood V. City of Portland, 2 Or. LUBA 397 (1981) . 6. The city interprets NPO Plan Policy 2 to emphasize the our dwelling units per gros5 residential acres. The referende to 12 persons per gross acre iS illustrative and surpluSage, especially in view of the remainder of that policy. As inter- preted, the Council concludes that the applications do not meet • this policy. • 7. Because of the noncoMpliance with the NPO 6 Plan, the applications alsQ fail to meet State-wide Planning Goal 2 and • TMC section 17.16.100 (b) (3) . • The CoUhOil, therefore, OROERS that the abovereferenced applications be, and the oame hereby are, btN/BD. • RBSOLUTION NO. 82- Page 3 The Council FURTHER ORDERS that the Planning Director and the City Recorder send a copy of the Final Order as a Notice of Final Decision to the parties in this case, PASSED: This day of „ 1982, by the Council of the City of Tigard. Mayor - City of Tigard ATTEST: City Recorder - City of Tigard 4 11880LUTIoN NO, 82-. Page 4 .•r:.„.y......,rr......-.+n..,,.-._.,...__..n...,.-.......Nb................_..,..k..,._.,.•..:..........._..n:...._...:..-,....4..,._.N,.r.....r..................srr.w,rr,.,-,......--r.r,........,....,.._•,.,, . ,- .__...,..\.........,...,...,-.r..:..r......._......,m.r..n.r„•.a.r,.wow,...«a..r-+..rm......r.rr.....m nm„n..rv-.kr.rF......_....au.....:-r ..«..1!.....r..+srr a•..., ' 1 V ,.,,t. . A, 41111As,„ H . 04,,a0,1,. _ 4& 4 .;.41,,,,.:: ,A .,. :„ . .. , .:,......,._......,,, ,. CITYOFTIRD .:. . ,. ,. ., . WASHINGTON COUNTY,OREGON c . t } Yr,• John T. Gibbon r Secretary Counsel The Robert Randell Co. , Y Kristin Square 9500 S.W. Barbur Blvd. Suite 300 Portland, Oregon 97219 Dear John, ' ■ cussed on the q As we d s phone this morning,. tYie City wilt. hold your re 'best !'f• for an extension of the Public Improvement Bonds on the Gulfside Subdivision. �,. The utter will be brought before City Council after the resolution of your appeal on the Planning Commissions denial of Sunnyside Estates. r. . • The public improvement bonds on Gu lfside Estates ex p ire on Nov euber S, 1982. We Will take every attempt to resolve the extension Issue by that date. q Sincerely, 7.0 , '607(?1"..4 . . ' 6,e-6,a-6i a, A9 ' i 1 . , -,,, , ,. ..,.. 4 • E ,,4 lizabeth A. Newton Associate Planner ,r. EN:ch • + a K ' • � w 2TS5 8.W;ASH P.O.SAX SS97 TiGANb,OF ON 7 3 pl r 680,4i'' 'l imammiiiimmimmimmisimmiiiimummik xr o, 9.� 'J .. .• . . . , , . - , , .• . . I... .. . , . . , . . , . , . . .. . ,......Y. , ,. . ' . 2S1 11C13 1716 HOPSON 10040 S.W. Kable St. . .4,. , . . ' Tigard, Ore. 97223 ..:. . . • 1717 LOAR ., . , 10080 S.W. Kable St. . .. . ; .. Tigard, Oregon 97223 L.,. • . , ... " . •' . ' . 4 1'. . . . I.. . 1 ' .. . „ . .., .. * . . • i ,''", . 1, • . . . • , • t '. . 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