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ZCPD24-79 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. ti xf'"1 1 r S,',xt4.+ i•..',10 M+:'4'��}�rSYt; r+t C 1' I t j t �. ■4q"1a� t {; t,, ,its' v1,f.ia.,l Stlfs N• n,1.� L,r Sift 3 s.,°'Ci 1+`y, r.. f. r,ka.1'5,1,1;-•'.'4''','r'' Y K1. .y ,{ y 4 r,'r ' Py14r , fi .1 j , r t tt� i' ;° � ',).,Iti 4 : t1 er tw�x 4 'I.w Z h 'f ,tr A j s tS �'• xr °� 1 iet� I'F a 1 ,$ ,i11 t x r t!"k t,t5+_ 'b}r t?,k f v: ::Y t 11.1 t y ay T v � + ...4n. ,#�.,: ...-:r>r yy,,.:tu r.. z., wN++}!`➢ K,w-•t✓•+. ... 4. . � ,,.,. r•nM. r1n :t 9Ir.+4...a't': t�, ,L7 -.,, ,,,.,r,r•,.-'.«M...,,«.:,;: ;.,,i.,...,:.,m.,:.,+1...;,.;.,�.a.,..�.e:c.. ,,,.�,,,,.,. ...,:. 7S �$. .S,. .Y � •,i. .,....Ni„ .::�. ..,. !�.,....7.:-s�::� ...:.&......., ..,-,.. wA ,'„:"7, ,:;4+,.',;:+71,44',.,",,;,,,:',1+. z. . i, Fti V��,id Yry�r'lr 1.-',I�f}f, .i"fr r:�,�.trr,f'F ,1�./�11 t j , i�...•Y .w :,.,Y L ,�ai f EI{�4.`�t 1A ! •j} r.�::.. !� .i )'�1:)., .., '_r, rr',.'',',4,1.0,.(4'k l A 1 r. >A ra, Y {a,. , fpF Y•r � Y � n WIVTER LAKE ZC 2�#-79 PD 4r �x 1 4''17'.'",0,1,'0.1''? 4.0 see ZCPD 29-,•7g }v{ , 1i i , µ ,4!..,,,,..fi E of 135th, between Schol:le Fry, & Walnut 'N°! tY. 1'i t lli f1.,,,}ti ', 4 NN*f pis iIt tt h, fA� ( 4t�f"'s, f Y 17, c f� ,!;i.''..76%,.thy+r. r11, j ),,z:t 1{; �rf ; -, 1, , rx 1 r�d. ,;',''',..1 1 t x? ti z n� a a r t>sc rr^; r 1=ir; • f:• i.i. r,.of Yi +t r• • V /,',):q i. I( f rf.': "'. q.'"', IJr h.Z r;R+: ,.; ,e. t 1 ,t yy I r:.: rl 1 it t . .4 4. t r Y 1t1 tAt Tlq 1'a •• y f, ,.G t 1>ff��'�rr' 4 ...'.,,,,',w r ,btty`f I+J+Ip ra r ', a x R r ,, r, ,�f q. 9 x a, ,trot, ;'i y Ike" , ‘',"t1' .. _`•.;5..n rW.i::,s,... .s,,. ..r 9 -rr. .r., •t% .x. ;'i Y .. ..w. v.. .s, t,., '.:.1., 9D� &1 , a, , E ,RJ (.,�,,I rcit 4. �<.; ;f:I �� lat a rvr1 c, r{ r . ( t`lii5 ,4413 4Ya #v ...iS i Y. rr ,�.�r r wi V W6.°1,4:11'5' 1 4 9f�si F•,', ! ;3dN: ` 1 r.Mt ` ,4'ar PjCD. o 2339x" i, ,r+7 12420 S.W.Main n ��N � ' Tigard,Oregon 97223 `' s. ' September 27, 1979 1 i y!! 1:' ,$4'v�A FN, v41i ,,its Russell A. Krueger 1,'1 2041 SW 58th Avenue C. Portldnd, OR 97221 }Y: �r' a ge 7C 24-79 ,i, Winterlake on 135th Avenue 't! „I,` Dear Sir: ',1,,1",`y''; After reviewing the Planning Commission minutes of August 21, 1979 and r g tapes, g g $, listening to the toes, x have several suggestions. ry 11'4',. IX��.., i' l;, D't Street must connect with Wedgwood to the south and I think it is out of.,.. r, 1 rfi to be acceptable, c4 rt the drainageway far enough west p When the apaxlamenl. site �j� a is completed you' could cross the drainageway Close to the southern property i r, line and reach north to serve the proposed units t' p p One method Of sexv�acing Ai,' this site for emergency may be to consent with Art Lutz for a connection to » 4 c Street, a�i?; If "Di Street were terminated at the i'Ei' Street intersection; you could avoid �` '',,, the'more critical sensitive lands area.' A,' ,,,t,` I think that you could re draft the lotting patterns for Lots 63 69 in some �r ry„� ,.way +� • y .. r _ g y i � ��, wa to remove the majority of the land out of the drainageway in this area. , t T11.. ideas y r « j„ Digest esondandw i 4I i g. y , p we can discuss the Issues. I have, ourl�ned my 'Y'O ideas on the aerial map for you. - S- ,,,i t',1 , Yours truly, 7 r ✓ 1I » � . Toward ..a,,' lar ning Director ,"; �'/y H1 r l 4 End�.l ytr. 1 �, ■ ■...:' . -04--, .. ". ., ._,! . •• ....., _., ..hi!1 q„� 1•A .+ . . �..e.”rig,,kw t e'q11+.t+415 l,Pk+51 +i. Ff rk1 qR .!Pri�t' L?MY�#a!ice" ti"p, ACA rM u rr Nf, k(0 4 s bF �tPv 4I w V•rY q«w W » ..r i . T y "'w .t „ i c a• „ , { rr�t 4 1r.+1,... 4 t,n...4,..,x.j•n 3...-,,.„..:r. U f...,..,,„9 tS.J,t y.-.�{.7 N•«...,11:l k 4 e,...+._s.f f�...+.,../V.r t. 4...• ,.r,v--,.h,�,.,••,.,i,s...,�,< .J. ..,,..•,..1..•.1a. )... {i.....i S.',,�M„f, L r,r ti.:t o �.�:.,1t,� Y 7„I4,:{d{,<:1 ,( "i''fi', ,•.��.y V:1 L ,l(r Iy�jk.j r 0' 1,,i41 ,i.1 11 .1•°: n�� l',.u,. ,(.0:,,,..1:;1 1,j F: fi 1x t 1n, M }a �1l t Ai ,f ,,. Y a r Q h' 4 4t , { 1.4. ti 1 AGENDA i a11;; 1,,,,v TIGARD PLANNING COMMISSION I'4,,,` ,... - = P.M. ,4/ June 19 1979 730PM N ' rt Fowler Junior High School - Lecture RooTC� a •1 ti fij, ”` 10865 S.W. Walnut -- Tigard, Oregon y+t J 11ti �., t t'a.1 { F1'1#;, Open Meeting: , iS ; , L 2Roll Calls r ,,' t + ,m 4. ,''' 3. Approval of H.inutea from Previous Meetings) • 44, ,,t4,,,- F 4; r�! 4. Plannin Comno Commission 'Communication"i •., ♦ ,` kt,,• It1�4: „ti 5. Public Hearings: , $Ya{`\, A. Staff RReport , `, 4 w 11+; B. App1'ficCant'S Presentation. ! ,?; �i4' C. P1iblic Testimony w,1 ' ,fi ,'�''�; 1. Proponent's , n. ,,,`,t, 2. Opponent's }t ,;a,,,j 3. Cross-Examination 9 q D. Staff Recommendations ; ' f, E. ComMisSion Discussion & Action Pe, :,\. "'` 5.1 ZONE CHANGE ZC 23-�79P.D (MdC azebee P `' ,�, oy,Marsball,K , fanned Development) NPO #G ' A request by Jerry T. Marshall, James L. and. Irene McCoy, and 'Stanley Y+a L. ICazebee for p preliminary plan and program rev.cw of a rlesidentia1 ,T . planned development arid zone map amendment from R-7 "Sin ...le Family �`` ,', p P p 5 { p ::,..,' A-7. .'''.. 'ar Residential” zone to PD on a �. 9 acre parcel, located at 15805 "4r B.W. 98th Ave. (Wash. Co. Tax Map 2S1 11CD Tax lot 700) . ;xl'„' 5.2 ZONE CHANGE ZC 24. 79 PD (Winter bake Planned Development) ' NPO #7 `f ,r A recquest by Russell A I eger for preliminary plan and program 4� review of a residential, planned development on a 'zone map amendment � ; from Wash. Co, 1 l to City of Tigard R-5 Single Family east 11,' tk and A-2 "multi-‘family Pesiden tia].�� on a�36.18 acre site, e ► ,`' between scho118 Ferry r .p f r1 er and Street (Wash: Co* �a Ma �.Sl. 3317 Tax Lots 2000500i600,601 & 602) 4. l;, 5 y 3 ZONE CHANGE ZC 22 79 (I1umpkin O"Heel Properties) NPO #2 ", 1, . ',),' A :request by F. Dale t timpkin for a done ttiap amendment from City of w,, ' -«t.. ,+a � ' r • :, t" '' ,,.. Tigard �t,7 "Single Family Residential" to R ,5 "Single family Re�iderit3al�� 1, ,' „'t' ti on 3.53 wire parcel, located at 11 340 S:N 54th (Wash. Co. 'Tax Map ir j t, 15 35DR, Tax Lot 5508) , t„, #r:„l 1,,; , f.n «�t, s e r 1 ! as t.. a '": %#11,r.w!'i "� psi. ,jNrl 1a I '' y4�m" tl tt,9Y19 •r■ µty.hIY ,e.yy{lnt.i.l A r.... ." �'�,r frr maxw:ar 4 nt'w"x }1,:,.p, t:4.nkr 7«r#i i.;Au.Mif 4 wf...;*;•.M r tY fb.V7:.'�•', 1,,, r;,r. ?*...;;',,.w.1:I1.1,...4 M+ r�t, .. „I q.,.,2MF1.e^J C,'.wnWF+,,e,',.h.m*^ M: r y.a,".Y„w,({^ M.,�. 1 i.. n "<1 i 1 x n Y.,]fq,"a":i. r 4,n 1,+a r• 1'';'''‘Y.''. ,�,,� 1 e �°,c�F:+' Y ' `-4 , . ,..x1 , w;k: Gif%,; yr ti 4, , `' . to Y I . 11 u; ,, A 1 r 1 ,:,, AGENDA c Ma fir•; ,�, TIGARD' PLANNING COMMISSION .a }� '114 r}'tt June 19, 1979 - 7:30 P.M. r : ;t', r Page 2 e {,. +,w' s, P. t 5.4a ZONE CHANGE ZC 19-79 (0'olivette Construction) NPO #3 , `,iFt-i' f"' , ti. ',ml a 4 bitis+�M ��1. ,�,. �`tlk,ll4�It 1N A request by Steven L. aolivette for a zone map amendment from Wash ,+ , .'„�� ari • r rx„ i r ,: Co Rs--1 to City' of Tigard R-15 "Single Family Residential" zone on a ;, ":K.;�r^r!r°,;'';:l ,i .93 acre parcel, located at 12800 S.W. Walnut Street (Wash. Co. Tax . "" , ,,,}r; ` ;4' Map 281 4AD i, Tax Lot 3500) ,, J, `? -,. rk a,,,,,,y+1∎4'''1,e rh St t% 5.4b CONDITIONAL USE CU 12-79 (0'olivette Construction) NPO ##3 r r•,,, ftr;• t ,i,!:° A request by Steven L. jolivette for a conditional use permit to (,Y' Y4{ construct a duplex in an R-15 Single Family Residential" zone on a St ' 93 acre arce1 i.ocated at 12800 E.W. ryW (Wash. Co. Tax ..,' r P � Walnut Street 4�'ash. i s, Map 281, 4AD, Taw Lot 3500).. . , ' ,,. , 5.5 CONDITIONAL USE CU 11-79 (Canterbury Crest Sanatorium) NPO 06 '! •,,ry: n F ��ti A ` a conditional use permit to «}' operate sa nuxs�ngafaciliityltin an -2f for Residential" zone � ki 9' �' on a 11, acre parcel located at 10575 S.W. Canterbury Lane (Wash, Co +�'a At' TaX Map 281 10A Tax. Lot 502, 503) , ',a'; ti, tz ' 5. i MISCELLANEOUS MINOR LAND PARTITION MLP 10-79 t PO #7 ,r'' tr •a' ;,, An appeal by Xen. Bowman ift regards to denial of hiS 'Minor land j, partition by the Planning Director on May 90 1979. The site is it:', ',trr ,., iodated at 92nd and Durham Road (Wa8 . Co. TaX flap 281 14A, Tax ', lot 400) e ray 4 �, {; 6, old Business •,, ,,•„, a1 �S; .. Y GT n rE ' 7. NOW 3tt mess: i.,, ';a „, ,� F; 8 Other. Buoine SS: a 2'7 '�'u s 9 ,Adjournment It?,. a4rs, it r !4 i.. .. f s,..,wry,f,,, ..'ill ;+!. L ! k�G�t te�1'L'W 1l''Y;;yt,}Rj4yA�{1'. ,,! A i1 4 M !t'f M.. „447, } ,': 7,f"y�� „'rr t, _� wit'tip 4,411P'+i.,,,. '.'4 Alai it,c r,4„„. t.,,.. gk , ' ,, ...,-,p, i7`ii A h dr.r SA `V. u1 Y;� t Kq ' 7 4' k1},fieA 4',v,,," p,';,l . ] ; 6 .� " K}t l 4r11 41/ R p pia, ' t •tip, '., :.,, y (T j y 'S r ,. � T. Mri,i�1^x^!-.b � `IV,.,S. F.: Y-..Ft A0 t N, ,t :h 4 4�,°; i',",'6�'T ,.q.Y.V.."M rn d MG ..,f eadA1.-'i.T!' � s;','. I. „.-.. „ • }+ 1 1 r. ,;'; ..., •4, -.-,., �r6?, C�T'�.0 »} n!"flrl±Y!`.'Kt�1M!�G�+ nrht,,�("hA!s,(rt{?q. d_t'T-.`-. Y., �S. mr�.., . ..r.�'G+p"'*+�+;±syq�+Mai�r .7!,.. ,.f�rra�c+p(Y�h.Tr�.m��Srtr n. ,.""rM*rv';a�•lm ,, . , + � .:v^ n� 1P,1 ,a ,-. ''''t...'' '''' .'' '''''''''' '.'''';t r"f'f'''''.'k 14111146251131641222MaialaM"M2602"1918228KINAMMEENNERMagent=fignieVqt`•'V v.'!,44' .•, ,4 4,4.4,,,4 , ,,,:,,,,,,,..7. qt'?' 'i;:i'q■ 0.4?,4. •:*'. ;■•.11..I . 1114,,, (i 4.1 4i MINUTES TIGARD PLANNING COMMISSION „:,.P, June 149„ 1979 - 730 P.M. .. Page 2 Wi ;7: Residentia.1" zone to R-7 PD on a 1.5 acre parcel, located at 15805 S.W. 98th Ave. (Wash. Co. Tax Map 2S1 11CD, Tax Lot 700) .AV ■ „.„, *,if` .1,i Howard read the STAFF REPORT and RECOMMENDATIONS. Wood raised the !:ti'z', question a 'to why this came in as a Planned De vel opment a p■ Jerry Marshall, builder and participant in the joint venbure, in the ?,..'.' APPLICANT'S PRESENTATION replied it was in response to Staff's instructions 4 il,,■ i'it:- because of the ownersh.ip pattern contemplated. The units, constructed like ,,t,, duplexes, will be single-family common-wall residences separately owned. He reported that financing for the seven duplexes for which all approvals 't.,'';'• ,.. oit,t. had been received was not available. He felt .Lhe single'-fa.mily ownership pattern proposed is necessary to make the project viable financially to pro- d'7., duce moderately-priced rood-quality housing in today i 8 market. ,,..t 1',',';', ',-,;, There was no PUBLIC TESTIMONY, ;A:,1 •4 . , COMMISSION DISCUSSION AND ACTION: Que s Li on s re gardin ti density and the size of the individual lots were rased. It was asceranee individual lots :lq i bid th l were 5,000 square foot minimum, Smith raised the question if such a lotting 1 pattern were in compliance with the NPO, Wood gave some ba.ckground on the change in the ordinance which he felt permitted this ownership pa.Etern, There was dis- ,,,.. ..4.,41 cussion of whether request for Cond.iti,onal use would be more appropriate than the :--1 planned develpment route submitted, the thought being Lo avoid for the applicant . ,„.' . a third hearing before the City council, ,...k Smith MOVED approval of Zone Change ZC 23-79PD based on Staff Findings and -, ":..t. Recommendations, with instruction to Staff to check whether this shoUld come back to the Comnassion as a conditional use request a.-ather than .Lhe ggneral plan and program revieW, which is the next step in the PO prooess. The motion was secona- ed by Helmer and paased unanimously. ..-1,- ,..1.:' c); 5.2 Zone Change ZC 24-79 PI) (Winter take Planned Development) , tr A request by Russell A. Xrueger for preliminary plan and program ;,4•1 review of a residehtial planned development on a tone Mat) amendment ;..*.., front Wash. Co, RS-1 to City of Tigard R-5 "Single Family Residential" , . and A-2 "Multi-famiAy Residential" on a 36.8 acre site east of 185th between Scholls Ferry and Walnut Street (WaSh. Co. Tax Map 181 38D, c-‘ Tax Lots 200,500,600, 60l & 602) Howard read the STAFF REPORT and PECOMMtWOATIONS, He then Stated the Com- mission should confine its 2on6ideration to the single family portion Of the ..4 development, since 'as stated ih the supporting material the multi-family por- tion will be the second phase of the project and Will cote in , „• He reported (1) there iS ho funding for parks Until September) ';..,.-.:',,!' 4'4' ,A0 , . .,•,., , , 14 :t,,t,i',. •li IV 1, sli ' `,, \\ :A ,yi• ' (1' xlt $ _ . ,> c ir. (41' ','''i' '410,- ■ 0 MINUTES . AP., *;1 TIGARD PLANNING COMMISSION ,,,... ,,,,,- June 19, 1979 - 7t30 P.M. .,.., 's.".., Page a ..,.,.. (2) the status of the systemS development charge for parks and streets ',Ito unsettled, and (3) consideration in this manner was requested by Mr. Krueger.# the applicant, in a conversation of this date. ; ,.,. Al Benkendorf of Benkendorf and Associates of Portland, Planning consul- _ H.., tants, made the APPLICANTS PRESENTAT/ON. Since this is the time for conaidera- ...... ..._ tion of concepts he asked both phases- the single-family and the multiple-family segments--be considered at this hearihg, notwithstanding Mr. Howard's conversa- tion with Mr. Krueger. He reviewed elements of the project covered ih detail in the zone change application prepared by his firm. The projected time frame for development is, ,single-family portion, two Years; apartment Portion, two to ., ...'''. four years. He reported a meetin4 With NPO 7 at which the plan was reviewed, P'.:..- He reported they liked the single-famaly layoUt; they were concerned with the designdetail.s of the multiple-family site and the right-of-way width on 135th, particularly in front of a couple of residences excluded from the present pro- ject. ms,, t''‘e Mr. Benkendorf stated the two principal concerns of the developer: the .*,..!. ..,,f density of theapartment portion, and the dedication of 3.4 acres for park purposes. He discussed three handouts pertaining to these issues. The PreSident perceived 40J er an area of diffioultY in that he felt the developer's density calculations were 4:4'44 made under the provisions of an ordinance superseded very recently by an ordinance 4.,! up" , calling for a different calculation, Funk raised the question of greenway-flood-. plain encroachment, Which wa8 a facet not considered in the presentation. Steven ,o? Evans of the consultinlengineer's staff offered to answer any qUestions pertain- ik; "1 ing to the engineering of the project. ;7, 4:7, PUBLIC TESTIMONY ih opposition was Presented by Dennis Murphy/ 12750 S.W. ,...,' Marie court, who reviewed history of the Bellwood subdiviSion, and objected lei strenuously to the siting of 180 apartment units in the area. He reported no t4:1 i■ communication whatever between NPO 7 and the residents of Bellwood, and felt that a substantial element of the neighborhood had not had a voice nor even been kz 0 th, 1.•,,, consulted in the design of the project. He also raised the question Of the . , adequacy of sdhool capacity in the area. 431; In REBUTTAL Mr. Benkendorf pointed out they had no alternative to working With the established neighborhood orgniation, NO 7 in this case. He detailed ...' the Prospects for adequate school capacity in the BeaVerton School District (whioh presently SerVes the project area) were enchafted with the redent passage .0 of a substantial school bond measure in the BeaVOrtoh School biStricE4 , , .41 the Preeident then declared a roe SS ih order to allow the CommiSiOhere and the applicant to consider various denSitY calctiationd tinder differing asSuMPtionS, 1,0' ■.. . 11 ,r i + : i.„.',i ;,■.,, ,.■;''' ,:,'i 1 " i f , ,t ill ,11,'0 '...,'. "r ■A c"r" '''''''''/"""”rt,0",".".,',40 0-04V01,01.1'.1,-71""`',, ,',7 t.--,,,,,,,,T ","',,,r*",,,11"7,;1": 'WV '1'''''.$ 1'4,-1'.,:ft"."1.-'""4*,.',""".*I', ,.', 1,,.,'''',1,,,. . ',,, ', 1.,,' ,, ,,■ ,.,, - *1.' ,,'' ""‘■ '.:.r■R Ir'': ., 1,•: /.+('''' t, n 'X'•:,‘ 1 ■ A 1' f ..i. ..D ,‘■''' ',4',I''' MINUTES ".' _ TIGARD PLANNING COMMISSION 2,44 ,', June 19, 1979 - 7:30 P.N. . • .';,; ,.., Page 4 . ., L COMMISSION DISCUSSION AND ACTION: Upon reconvening it was apparent there were two significant problems, as expressed by the President, for which basic r/. information was not readily available: (1) how to compute the number of units i.n accordance with the a:rainance based on the areas of R-5 and Ait-2 zones in the project area; and (2) Whether it is possible to have any trade-offs, either in t4 altering the configuration of the A-2 or the R-5 areas, or in allowing greater :4',':', ■', density ih one for lesser density in the other. Commissioner Herron inquired, in . ,,,, . . , the light of recent news stories of the action of igard City Council, whether , . this area would in the future be included in the BeaVerton or the Tigard School .., District, and would the Tigard School District have adequate capacity? -.., ,,;, ,,,.. After further discussion Smith MOVED for denial of Zone Change ZC 24-79 PD, 41. ,„,... based on the following: (1) the applicant's request has not given Us sufficient ‘.. information regarding zoning and therefore the permitted density; and the request .',$;',i as subMitted definitely appears to be not in conformance with the density of the v4, underlying zone; (2) the applicant's presentation lacks any information on the .., schools of the Tigard School District to which children from this development would go if the wishes of the Tigard City council are realized: and (3) the applicant does not discuss the sensitive lands within his project. The motion e k I tr , 4 ,.. was seconded by Koileas and passed unanimously. .,..1 .* The President declared a five-minute recess at 9:30 p.m. ,..2. t,:■,%ri,; r ;".1 5.3 Zone Change ZC 22-79 (Lumpkin- O'Neel Properties) A request by V. Dale LUmpkin for a zone map amendment from City of ,:: le, Tigard R-7 "Single Family Residential" to R-5 °Single Family Residential ' ',..:. 't on a 3.53 acre parcel, located at 11340 W. 94th (Wash. Co, Tax Map 181 351)8, Tax Lot 5503) , 1,4 RoWard read the STAFF REPORT and RECOMMENDATIONS. The applicant had nothing ., ....._____—________................ to add to the information contained in the Staff Report. ,. PUBLIC TESTIMONY Was offered by Wilbur Shewmaker, 11270 S,W, 92nd Avenue, . who wished to aSk questions. The president carefully explained the applicant's :' request. Vern Christensen, 11540 S.W. Greenburg Road, asked about 94th Avenue, .1. stating there was a petition for the closure of the street aboUb eight years Is, H. qi " agog and inquiring about the permitted 10t size, He wag aSsUred that a petition does nOt dloSe a street o and this is One Of the areas redently reZOned R-50 4, t Smith MOVED for approval of Zone change ZC 22-79 based on Staff Findings „ „. and 1/ecommenclabions„ The motion was seconded by Helmer and passed unanimously. ...'; ione Change 3C 19-79 ( aolivette Construction) i A request by 8tevelL. &Dlivetto for a one map aMendMent from Wash, Co. ..s, P5-1 to City of Tigard 11-15 "Single Family Residential" zone on a .93 acre parcel located at 12800 S.W. Walnut, Street (Wash. Co. Tax Map 251 4 , Tax Lot 5500) IA A Y ,0 f)1 4 y 14,4110T.1,:r.,V:I.X7T.l77,,,,,,,,...,r,,,,4 ,got,,,,,oot,i ti,(71,40.0tttflm,Ev-,,,, ,,,,-,,,,p t i i;; °",.'i ,,. ,q }, , `ti''vt v',,j,t 1 [X ,Y... Cs 4: it try,{� f ., : t , v, i tr," + '.'ef'. , C, '44,„g, ' ,/,''7.,, `,''a STAFF REPORT ,I ,t ,21.'.',H% ' AGENDA 5.2 ; , r < , `1, TIGARD PLANNING COMMISSION +,', r t,,. �'p June 19, 1979 - 7:30 P.NI ", ' „r Fowler Junior High Lecture Room ', nt ' t+ 10865 S.�1, Walnut Street Tigard, Oregon �„ , y , �,yl +',/ Docket; Zone Change ZC 24 -79 PD (Winter Lake Ref ZC 25-78 PD) ;' 1 tiric,1 Applicant; Mr. Russell A. Krueger Owner: same "'t g ' `'t� 2041 Se�i. 58th Ave t " Portland, Ore 97221. '�r= 4l,;. t,+�r,t ln;. + Application Date; October 23, 1978 r";" �ti ff tk''A r , i ahf Site Location East of 135th, between Scholls Ferry and Walnut Street ,44'' (ry1 r`` (�i ash. Co. Tax Map 151 33D, Tax Lots 300, 500,600 > (��s, " [t �t NL ,4 f'" " „„ q preliminary p program. i ear of a resident.al planned ', Re uest: For plan and re vi ; develRent and zone map amendment from gash. Co. RS- J to City of ,a pS : i,',�, Tigard R-7 PD and A-2 PD on a 36.8 acre Site. ;^+ airrf Previous Action: On December 5, 1978 the applidant's request for a Zone 1Xti \„_%. map amendment with preliminary plan development review Qsr I 3, approval was tabled for two reasons: 1. The applicant `, ,, f,+'1,' g p �'�' eit, ,'� was finalltin a urchase of land adjacent north of the ,;4i '„s�4",�' subject site that he wanted to include iii. the total plan 1.,: ,"q 2 ti on City of Tigard and the Neighborhood g - 1 fik�" t i hbo�~hoon Plan: Oraniza E„+,N, tion #7 Were Still considering the land use and zoning 1,7; :.(-,,l'o designation for this area. , rye ,4.. I. Findings of Fact: ,2i, y t _ 1. The site is designated R--5 Sin le Family Residential on the north, ry+r� p 11 g Family 'I north, at ,sj fatcr l” twelve d e].lin un�,ts a site designated A`2 '�l�Itiiti ", si X�,K West and east' anWthe southeast, rhgross ;The site is presentl.,y 't ; ,, 0.YY� zoned Wash. Co. R8-1 The land use is designated. by the NPO 47 Plan. 1 r, '� ;` 2 The applicant is requesting P. , . ry plan p g� 4 4G '' "' � Stzn�, reli.m�:na tan and ro rant review in ( aX accordance with section 18.56.020 of the Tigard Municipal Code ., 3. The applicant proproses to Construct 96 single family dWelliny `'", i='.,� units, 16 duplex units and 180 apartments �; b ction 18,56:110 of the Tigard Mt r idipal Code provides the density ,„t r 7, �� Se �« factor calculation as follows: N ), • , g , Single family Noss acreage sites 24,8 'a ,µa Minua public improvement; 20% 4,,: 4 . buildable net acres 19.84 1;*�; xf. . fi t: ;a?, t W'i 1;1 1 11. 1,1■ V",'' , .,...i m . .w'''', ,M .+m. ,. •tense-"1-"'.w T",. r n a. ,.rc. X. dl :,' l u .y T + w r0}µ:. ,. d ,ry r,� Lv trok.trv. �X e rn r�t,.., tn+ �+, ; wP!r n; +a b,��G� "�a t Ecru� �+” . . ,� " �• '+ ,! .;r "„'1 ....9q...... ;. .-. ,.f^YV�m�t''',.• Ca9rau.Jt? ,:. � �.., . +"h g� , ” ,CI. r " � T�., . ? �' ;j!,'t�" Pz'ct,..�' ,A,,. at n+ .i ri , `,t; •"' a i •� .!.,-� _ .„ ..:. - �x " �... A w .,._. .. .. t,..,., . p .. .. ., F� :4� � .. 1.- .� .., . �;�.1 .,.. Y ::.. . ,. _. «a..... A i . w�� +" ;'1 . .. 4 ,., ;,,,..,.,,, -A zt; \,...,.,,, Az,. ifg,,,,,, :,,,,,,... 4,,„ : �j S' . �t y{1 (4./., t v p_ .f a 3 6 r 1 j C Pt`. STAFF REPORT r.!,4 AGENDA 5.2 Nfy' s tiA t,41 TIGARID PLANNING COMMISSION Y ; June 19, 1979 7;3Q P.M. '3 ? ',',,, ( Page Y3 'if' ZC 24-79 A 4) 1 1, f,, Divide the total net area (in square feet) by the underlying zone {' , ('P' (in square feet) . 8642 30.40 divide 5,000 sq ft = 172.85 dwelling Pilo ■ ,, units. Additional .17% maybe permitted for dedication of open space '4fM ,`� 172.851x20%11034)57 dwellin its are er. t,,. g un z ar per leis total 207.42DU t r si The applicant is 79.42 dwelling units below the maximum allowable ,4t.is dwelling units permitted. ;1: 5 t r,,i Mul':i-family acreage site 12.0 rA F ,. Minus public improvement: �"ti �� ;.; BUi:i dable net acres; 9.6 ,,,4;. RY ` q , (in Square feet) by the underlying zone r, Divide the total net area ,$ (in square feet) . 4.18,176.00 divide 3,630 sq ft •= 115.20. dwelling �'a '': units. Additional 20% maybe permitted for dedication of open space 1'."s (the pond 3.67 ac) 115.20x 20% = 138.24 the applicant is 41.76 . '"fi dwelling units over the 1S.tax±mum allowed dwelling units in the A-2 etc. �,4; ;gone �,, r x�'' 5'. Applicable policies of the Comprehensive Plan for development .n the .,,., }, NPO #7' area: ,A�,A, ' el i;,,, Public improvements; Policies 2 and 10 - page . and 5 , , Planned Unit Developments: Policy 4 and l - page 3 and 5. a`. , 3. ,t..0 Site and Open Space Improvements: Policies 8 and 13 - page 4. ir" r,r w i High Density ` Policy 5, page 4 �E,,: i.•� Y `Residences: 5 11` Location of Hi lz Dens�.t Residence � 1, 'bensity for multi-family Policy 9 - page 5. ,,;°, i •n`'t.' 6 A description of the site area is explained on page 4 of the applicant's tt'.. attached narrative. f x, 7. The surrounding ,land. uses are single family units` to the south t Y ;r,Ipl (eorziing II3... Planned Develop menu) east (Sumer �,alte Plarined Develop-, }`' C.,, m nt and proposed Summer Lake Park) to the north e s ,. �' P p_ Park) i r and west across ;, v. 135th is Vacant land designated for re5�.dential use. ,.;•` t �1Y S sewer and water services as we ll as other utilities are explained t o " � r"4 starting on page 1S of the a p licant's harraVe. ,� 5. 5. 125thd 130th will serve the traffic needs in this development. Y1y' presently a county road and is designated as a collector , ;, ,xR, street on the NPO #7 Plan. 8.W, 135 is in substandard condition hay- ;4. ing inadequate paying width acid right-of-way with r o s3 dewal s or durbs. ,{ u PPP (•.:;,,i: k .',. r n°,..1... . _ �1 fM '10', ,d1.0,..t'0- a”'+'0•0 e'''urt't'rrnH`=_;^ar,.xl ,fin T 0 09'1 r, h1"'0"* :r140 Ri^ ri",y'"'g'r"44W..� 41 a`_"lit a ',} tf,',"h1R.r, 7 (d P" wW,x,r N of r{,rrr�r ■ „�" .7. t:1.1 \ ti 4+tl ,, i.; ti,,,) -:4..,...:;:.,..m.._... ....:;_;....._.,:_:.:;r„_...:.,..:!l...,_.,...-..._......,.._.:..:,..._._.:.::......___............ .__...............Ja.u..,•w......1-«...,w , .r......r.+.. .n.,...,..Jil.... ..,nE.....n,.....J....,I..rr-...,.............. ._ ,r rm ,. b' 14 STAFF REPORT �,r AGENDA 5.2 ;. ; TIGARD PLANNING COMMISSION ,i),. sane 19, 1979 - 7:30 P.M. kf LC 24-179 ,„W Y,',' , r ,,ti ',4 4 , S.W. 130th is presently a private road. Summer Lake Planneed Develop-• 1 i,` meat iS improving it up to the northeast corner of the subject site. ,1 ,t�r S.W. Both is designated as a collector street and will serve the 0 rth to south. The street needs , o�berreMalm edeandsdedictedfrom no i p p ,y u' t re-aligned with full street .�m rovements (see lan) . h,.. ut ,t l0. The Park board has requested that the applicant dedicate a 3.4 acre ,?a`: „p'. parcel (see' plan) adjacent to the Summer Lake Park area to the City. t, , r id the The applicant is considering request. ,;z A°"r II. Conclusionary Findings: ,`, Y `',x h demonstrated t ;N l. a � ec g narrative a thatheis conforming to onceptofa planneddevel pmentinthe l4 : three parcels as required by the T4 gard Municipal Code and the Compre }k', ''1,: hensive Plan. ',0 �'• '` The applicant is well within the,density permitted for singl family 1 �Mr, `�'6 Howe`ver he has exceeded the, multi-family density by 41:76 units. ";,; 3 p i t?'-',1���, The Plan shows a � 4 acre parcel of land for park use which is called. J� for on the Summer Lake Park Plan.� ,� an ySA r• :' Iil t, hp III. Staff ReCoi mendation 1't �� i " pp i of the preliminary plan and program as presented VA;• Staff recommends approval oi, ,sa h,. subject to the following coi ditions: ,P„ t. �`' 1. That the total number of dwelli i ng units in the apartment area not J' 07,E exceed 138 dwelling units: i,!rj' ' 2. That the a p” liCant a eaxa before the Planning Commission for approval a ;`r� o. a site plan of thepa apartments pri o any development taking place ;' ' �, r,, � plan P pri y � in the identified apartment area. " >` the adequate distanc + ,, ,� applicant dedicate.., th along S.W. l e (as determined by the !` r city Engineer) of right Of-way l g S 35th and construct half i e -�e ,:tor street standards prior to approval.roval of ,s Street lmprov Meets to `�olil C p Pp ;�r ` final plat. rt k ,r• d .,,: di That the applicant provide the 130th ettenaion as shown on the plan a+; 44 prior to approval of the final plat. {+,G j; ! a O.Ew :.4,C ( 4r tr ;i ti 4 Y etr x� •�.�..,�I . '.�'+v .•!-n,-; , o<., -m, "'„'. n n Gp, -1 ! i ,1. d.. + .1,'Y.."•!,!,l ,;M ..._, ,r,.,'r n,,,,rM na A.i C �4j., ... Nfl'w�(wi'N'�2' � rah mrnw+i.yi+iv;.... 'w9'..ter..Y.aa. 1�. #~n:r�! ,.- . .e,-. , .�: �� ""!�!"��F .,.. k...,. , a,JP. � '� , k � ., .. v '�"1r°TP rr`v,�tMa. ,;AkF�+�t,, ;°rri<,fi-W. 'ir '+ 's,b.� 1 . 4. , h ,� ,ry 1�:: a . ;,! . .,u f, ..:� ,,t,' a�•r: i ,rT" .,, ,..«�:., r rm Cs'�' �t,�d�� �� r ':1,. , , �. ,r �, J f'+L..yr. 6 + J 4.'+s y 9 ,. 1 4,z. ,„!:,,',,,z7,'r 1ii4 '; ,I.r 1u;, , r i Wyk 11 "4 r,7,i #'. " L',,lit tb' II (C , ' tt STAFF REPO .T ) ,„,%°,,4i;,. ; AGE NIS . 5.2 ,r�,i 44 .,t' TIGARD PLANNING COMMISSION },.. „ii Ili 'June 19, 1979 -- 7:30 PM. ,y Page 4 r + + r �r, Y f}Mi�' 'ty, zC 24-79 3 + y. �d r �+"}r, izf . +""nh ,, ,' 5 That Section 18.56.030 (General) of the Tigard Municipal Code be Y 4�',A, ,aE: complied with prior to applicants presentation of the general plan , y �— .• and program, ! r 'y',': r ,,;,; 6 't'h'at sine construction and drainage plans be reva.e wed cand approved b i I,;} ,'T' the pity Engineer and Building Departments prior to issuance of build- t `,,,,',},'. :rig permits with any bonds or other agreements as required I�r�, ', ," 7. No changes will be made to approved plans or specifications unless ;Y4,r'' +�� forrttsl application is made to the appropriate forartxnonesanil.I: be ' ”, s, 44).,,; are approved by that departmen Application g :,.4.4',1,,, , ,�"4. made ill Writing an,d shall include applicable drawings, engineering w',`' +gige>'` specification s and other details requested by the department No r�"�"4t 0 construction shall take •-lace in these instances until after the e4.r�4�k r p ;e ,g. pp y is condition will �; n the immediate ostin o p } � sanultls�have been a rovd. Ang deviataon fromer on the project ,,,, a s to work ti rd ,, 41/44,4.'‘,iYi, or any portion of the project: y ,1 "t" i�, "k 1 iF S l 'sa l P.I ei,i Prepared by` Ken Se .by Reviewed by; Al ie 1ward /4'.(' Associate ty Plannder F].. +n: - Director ° r » lrpWa y r s i U " �I r ,�y ;(!}i a' ql fl ,I Yy 'I "c���y t P it r 'i !' t !tit" 'el",i rvi" Yt ' ■ . ,ail +rl x 'Y q 4. S a i V r i . ,,,r 4 j NI W H 4 1 Y Y rr rw a awA I I k w ci,, ikit t`' rr n. , . . .,...w r 'I 1 t ._�.t „,-1.:.,i'i:s; r v, 'd' , 7r d„..•-..(r 4 Fa_W+r.:.,..k..,r '�!�: 7..`. « " ,.. � � r.m ±a. ' r' - ice . ' 2w 5f4 7. "r, t i PWF r 1 i +., 4 3 .5 " „r twrvl" f, G„ " ;:,,,it,,,,,,,,,,,,,.: M �w,Iw x if r Y„�r t4��,, .t,,k+�i41.Ir , !, dr4, I M d�,J k .1fir. .t rzi�' `r ,,Y + pl , r+ a Y'! Y'tl R 0 ,r„ il 11 Y i X 4.1 �+ ii 1 w' u�LIC NOTICE 8r TIGARD PLANNING CO MISSION AFI3V1 uPUBLICATION;, June17,1979-7'30p.M. ' Fowler Junior High School-Lecture a", STATE Off' OREGO1 , 10865 SW Waltiu Tigard Ore ran •I °`' �' COUNTY OF 1NASHJ�V TQN, ss: , g r^. ,,7 5. Public Hearings: , .0'., » 5.1 ZONE CHANGE ZC 23-79 PD , ; (9CCoy,Marshall,Ka ,, I, ..,,..,,• ,...,,,. ... ...,..,- , . veto e z bee Planned De- ><,� ���, J'��'epl� �c�C�-f�e-r pment) NPO ,p. w,q , yt k 1.4c:'.'1.' being first duly sworn, depose and say that I am the publisher ,...............:.._..��..:.„ A,request by Jerry T. Marshall, ' James L.and Irene McCoy,and Stanley �," 1 . . L. Kazebee for preliminary rls� ',:t. .,, of The Tigard Tines, a neWspaper of general circulation, as defined 1? ry pldn and ' program review of a residential ; ,a ti' by ORS 193.010 planned d'evelo merit and zone ma ` ,, and i. 3.oa0, published at 'Tigard, in the aforesaid county and amendment from R-7 "Single Family 4 • Residential" zone to R-7 PD on a 1.9 , �S ,• State' that the legal notice, a printed *spy of which 1s hereto annexed, was Ave. parcel,(W s located a ate$0 5S W 98th i ,,.; 4,ti�? „, fb 2S1 lICD,i +,`d 4 published in the entire issue of said newspaper for 2 successive and ?Cox Lot 700). {{ ,,1a '�',, 5-- f.Ll`3E CHA T�G� ZC 2 79 PD 1 y -Vim,.-..�... f consecutive peeks in the following issues ,.,.,,..•.•..,. ,,...y,,..,,,:w.,................. (Winter I eke Planned Developms7nt , c June k9 & .3 17� NCO 79 :I �� ' Are 4 _............... ..,.,.,... ..._.........�.:.......+..... ...�. ».. .�. .min �Y plan and i program Krueger fo P Y Russell i ; ..:.......•... prole ar r ,' ti4rM „y._,: ...» _..» ;t,/'/ .,,....Y• of a residential planned development meat `;: J 4 ......�:....... pment ati ,x`�' ( aturel on a zone map amendment from Wash. ` Co; RS-1 to City of Tigard R-5"single., 1 „� =Family Residential" and.A-2 1'n�; ,'''';`,'4'' ,,•'' f�, , family �, .. "Multi; ; f 'X sworn to before me this ,.., 4th:.: flay of ......,,,.:. y Residential on a 36.8 acre site, , , east of 135th, between Scholls Ferry °� Stiliscribed and sti ' 1 June r 9 and Walnut Street(Nash.Co.Tax Map.; i 1: a* .:.....:........... ....,.........�......,,,...19.,..:,».. 1st f 33D �',, ` Y.. 602 Tax"Lots 20r),500,60D,60I & ' ONE 2 y. 79 ' . , 1 ,' i.«.::•:.,.. .., ..b ,,,,4-::... "Y.,:..:.. `..¢.•..,,.. ,.,..•x.•:.,,,.�., n ZONE a j L!.'"I�7 L °� „ ,� -•, i a0'Ne l,Pro e ' s NP At (Lump-CHANGE � � l;�otary ubhf of Oregon qu y Dale Ltimp'kin for A re uest b F. a , 1 zone map amendment from City of Ti- j" I°.,f� . , .. gatd R-7'' '� M commission expires ...:.::........ / Y � ,, Cp „. � ... "Single Family R1'r;�tdentiaf"to ,;�r� {� R-5 Single Family Residential" on a °�?, 3:53 acre parcel, located at 11340 SW ,� 4th (Wash. Co, Tax Map IS1 35D13, ks ' Tax Lot 5505 Y;r+ 6.4a ZONE CHANGE Z(+ 19.79 (Jolt '; '. Vette Construction) NPO 3 t`'. .,, a zone Map by Steven L JoliveEte for r e Areue amendment from Wash,, 0.C.", S-1 to City of Tigard R-15"Single " t, ; { Co.a: Family Residential"zone on a.93 acre '','J parcel, located at 12800 SW VWalnut '' Street (Wash, Co, Tax Map 2S1 4AD, 't l'.'.,'.,4, Tax Lot 8500), a,, {» 5.4b CONDITIONAL USE CO 12-79 , (Jolfvette Construction)NPO 3 `f` A request by Steven L Joiivette for P AI a Conditional use permit to construct •. „Ft ",' tit a duplex fn an R-15"Sinle Famil tw.i k id.ntlal6 zone O parcel,y „ r 'S�,: ' ",1, a .93 acre lo. ..14`41''., � •�, Res- j A' ... L ft':" J , Bated at 180b SW Walnut Street ., �;` (Wash Co.Tax ;, Nt t 3500) Map ZS1�AD,'Tax Lot rl j f 6, CONDITIONAL USE CU 11.79 ti 7, ;`k f•' ,, (Canterbury Crest SanatoriUni)NPO 6 'F l l',, man rot by Wanda Taylor Linder-. '; i, 'tu w operate a conditional Use et it of l', i t%'1 r=` ar a facility » ,,, ursiti ity . . y I?,;sidentlal zone on `r In h ," "Multifamily A �� A°� ',' on all� raw,..'.w tc.. d t.. ;:,',:°'., acre parcel located at 105755W Cate- I. ► tet'but'y Labe(Wash,Co.Tttx Map 2S1 �,, 1 UA Tax Lat 50 , 503), " . 5,6 M1scgLL . PARTtT � An ICON MLP 10 79 . . by NPO 7 LA ' appeal 4 Ken Bauman in regards ,, ,0,4:,,,,, to denial of his snit or land partition by i' the Planning!bfretitor oh May..9,.1979, - ;M ‘.14„,.. 4: The Site s Io ate,at 92nd Y,' ,,' Road(W'usl Co Tax 2nd 2 aurl7a i , �t,; Lot 40o) Map A,Tait ry,; ,, (TT 4166,Publish, 6 ' �.;' �turte ,1s,197 ..r ., +7'"T••., _ .'-..' .,. ..,. . , .', ,., , . •, .... .,.. .. .. . '•1 ,• 4.G 'f+�"� ,. Y, t'R,X*,'. . A t ''�'�r.1..x '',e, ,. .a+.t tiry. I!^^a5 r P.«r,Y�?,�'ry W 1�Nb ,,Pa.+i�T k.F ti,,,:,n"•I4.-.0 1t.i,.yc�1.t J,, A. 4 F Mrr N.Y,+:n».kA 1Citm.w' �nAYa a MtUW A h� �nt�F„1+.d �r7 . , ., Y... .. . is ,4,11 !Al y¢i 1� Y rt:r � r._:.:, ...__,.-... ..':... - ._... _ 't .._.. ._,.«... .,....».. ' ._..,....,,...,... ♦ fir .. ...._.... # . _._... -p. ,.~ i.. .t,w.r..u, li•� is i t f r I s r , . 5f r, i'o� ; Js, P:> AFFIDAVIT OF MAILING , ;1p, a , r • STATE OF OREGON ) . '1;E +y County of Washington ) ss . . �°' City of Tigard ) • , tY r I ''„sr I, Lorana• I arra . being first d►- y sworn, on oath depose and Sa t say: .,,p That 2 am Secretary for the Planning Departnlen't for f1; ' I the City of Tigard, Oregon " 1�. That �,P: served notice of hdaririg of the Tigard Plan-- ar}.. nittg ( ornmissio17 �, M" . of which the attached is a copy (Marked Exh hit A) upon each of ;;I.: r1,: the following named persons on the X day of ,r ,4,, -� ..._.—...._r 197 9 by ma ling to each of them at the r'V �� address as her -hOwn ril ached de Cosa` ted inathe (United States Exhibit ail on said the a", ry, y day of .• > , l9 7 �, postage prepaid "i t1' ' r .._ . - 1{ ,I 1 ti..„,$,,, „..,: ,.,„,..,,,, . and sworn to before me on the day of Subscribed 1r; vti'.• r I i b 2,r. {, P vb a xS s„ G *. t i,x r r r t i 4 K X J ,.y $. y / yyy� ` ;'....0 a! ; "7 � ra ✓ ,{t SU a "r/ Notary Public of Oregon n A tt 'I I Wl�r. lf, { My s � U cdrm cion e p es ICEE Y �,''� Y' t : ' 1I.A'1 Y ,3 " t 1 ly it St. k t..,. .Y R'�:"xrw n rer rsanY.Mk;l�i,sn....>,w F+.,r,n,r f,rc s,.fna p7.a..�..�g«»rr +r•4:•:eo.nw,r.;..>,•.,'7N.hw w a�m..niww,r�sv+^«•••:we r,a,v.k-"9 v�4+'A rw^�r.' bra a v4, MS.;�r w r�u dk ,. y a/v^:.a •,,h.1 I�«. .r , r :t�+a, t.A�A� 4 r. t I.v. �,•a r' 4,44'.:t 1i 4,!,* , , . i 4. �, N''''., I,ta', •.0q.' J ri. as 4.,v u ;u xr.v, (p •41,4 i Z M w y'' n• ., i ( '. 44, t -a `roa 4 i prlYrFriYi RI:i, I' r :' .f ,,,,.„,,,,,,,„4 , r' P.O. Box 22397;; y 12420 S.W. Main .F ,r Tigard,Oregon 97223 1'i ',it'. ',1: ` :, r y, arr�1 r'; p}rj. f rhr y!�, : .,... ,.- - , .. ,,>,, ...... ,:. ..n,,.a, ar ri U ■ ,, r5, tiff0 Fr; ~ ,I., Dear Community Member: °' f;'sr ti 4°°« The enclosed agenda for the upcoming meeting of the ,Tigard Planning _` !, Comrt�lssion should be of interest g 9 ,,,°, serest to your Item(s) circled in red concern proposal g property y your. ,' {i oral changes in ro ert s n .: �,.� It immediate area. rye '`, p ' 40 `,� We encourage you to attend this meeting or fib written,tten commenta with Jin ? j this office prior to this meeting. r, - � r If you have q�xestlons, please contact. lair. Ken Selby, Associate City ',,.; p x, . y I' Planner at 639--4171. „. y'4 r fir,;', t, . Ala 1i; Aldie Howard 4 Y Planning A .xector w . qi r , r ��+�•��fteFq 7 r�y$17��Mr i n'e p« r' Q 1 tg �drrp•ia,µ rr'Y4 , P a? '9 rL F rr ,«.raw;'{p j' Rh; w"11, f , ,Vary+ °a' � ry i t4 iw 071,�" Ft , ".1 1 v p; ' r:, • w r4,,/ . •,Y, w t?'Y�bx,r iM1"n"4.17".n ig1„'C''L(4.rM Ik.aAn r«,"Pr kf'''''','"7%”r.•''.r'.”" „"..sa 4 4',rv.•;."'"':.,:"A* n m PGhY:H.Mrn.S 1 At t,�arl+.j s .wu�,:A^Yu^. +x N3:w,"'...,�° 4 a�i i rr ?`7 r .. C.-a .t,y x,a� { � , r.,j. 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SEE i\� s re lEE MI ,. ":. 1 S I '63A r a 9'BASEMENT W' / w .Illtiltiritlli a Itlittliterrtif q r,,. �1,�a way. n4 alp • 102 „!,• Ar 3I.6J 11c. "�:w u. • rii.'`,,. a ,Y ,..• i 4,:''''': 'I "x. e ,,..-4 I..� .r .ava ,,y day, f" yam ., to4 .,,�..QQQ�++... C i,� {)`q/1 �,4 £► e. 1. ',, _ l .rl V�.VJ �: "• - .rerw u,.«w,+.w ' 7 '' (C.:;, No.13( (A ] ,1;� �..r!lGIL:'l 111 /f�.�>ilti,�/1frlilirr/il4�!•cif ut✓.l!/.Ul�t�r�,�/:��t�t�//,f%r%l#/l,�ir� �!�J� -'.�.�f#�'Itl� �'E'��F�&r %% 1,`,"'y,+ . ACA 7 3 IS,f 2 F;M,° 7' t` I f T 401 Y i . � 19S4C ,> , . i xrtmetrpnnratitttr nrtv mti ilm t � 9.d F1 9^Rot7ti-,1»�w tC..a.. . .- ti tl564N'w1"1 , 14 5 .. 100 ti •" t '' : 11 u�1 w. .,4usiffri oFsfi p_ '' 64 01 502 ,,> m bets Ac, ., Y. n.....+W«.4.A«.�iN•+i�a-..+a.Ma.0 - , R kk q Y �1 f t �• 6 ., N ' i,C' t y�N 501 ' `�• ,1w ,l1 ..:,..„.1 ,,,,,.76+,41e, Ni/ a a¢+ c;r1t"4 ' ' »1 ` wer� «a.n 1 x9 L' v h04/560 :w �00 „ ,' y�,. " A 3, iii: a ` 444, rr� ,^ 0 w�, I11'. f ��i.a�; a 7 � p w V/ hf c r�u jj li Y. s n V Paw-, ' #. , w 444 tt ) trit5r i r r t birth ittittieirttile itttiit Yt» .,.;, l teat trtir, . litt ttotll is i ", --- ---.� - " t tttfDa rlt rt tt � A w at c W T :!�t CK r,,n 13 f t tt y1, ''tiw, 1°' i 1. M �� * 1 11.�. CI Y 1, ..1t " t,' .',v`�lli,,ev r r,,:.rb a 1 l'„ "r ' ' 4: w '' k t .� 1$e4‘24-: " ,r i^,!`s 111 i,141 ',/t,,`el" :�'. :a , ;a, u�tafrps"a., .r0,,, 1'`C L.Ai!5tl -.,i-,uk, ,.,, ! ', ,, ) q,... krYJ `:,)jk 3`%. 1.e., ,'ry..y"1(..t' 1 1:,,..'."-.,,i* r);,'�� •.,�� CITY OFTIGARD k ' f�, .. Pro,pox 23397 ! ,... 4420 S.W.Maid,Tigard,Oregon 97223 d',p fir' Mr atid Mra Harty W g t 11035 3,W, 135th Ave tigarc`ly 0regoti 97223 yn5 yp ia , . r, .-.,r_ / �' �i. +-�y1 t '�' � ?,��.11r�1,.ran. < l" ��:�yd% * °s.P:��i� � •��"�*J..AX"sPi,�� _ ��s rnA. ,�+, � ��F ��x"1'., d � y ., r. �,�.=N.•as� �. _W:.±Kx..;a x�.c:.:' b16 1(41i0 "") Y101 �� t y �H..MWM l$ :, `,A l tt a;t.o' w "' 1,1R115 11.AL31~,11At GIB • • • H., • • 411i• • CITY OP TIGARD Box 23397 ,•{r , USE '7-'7" • 420 S.W. 1ain r TI and Ore tin 97 " r Z.' r ♦W �/i:FM:M I+A t II»♦»�WMyVR11Y d1".k,'ly/YJfl1 • ort 6' Nb 4 , ;0 Mr and 's karry Wxlight h 1r. i 720' S+W' Washington 5t ,r O 1i-4 Forty Orel on 9720,5 ■ i ......:.J,\..«.r...,.a« _...,.x..,.,:,.,..,..--....;.....,-,,.,..,+n:.1....:.,.._...,....M,....,,,,,,..,.'.„L—..r.,..»..w..�w;,':.w.t.w....,=i.:.+«.—..:,.-,..„m..,., .,...,.,..,a•»r:..,fin,.;+...:,. ....,.,,,:+«..J,.:,..:.-.,:.,..,+. ..«.f.+.,.e.....w.. ..,.,.;„ n L, ..,;.«n'.:.,...h•w„r.r.+.,r4..+.,,......:::.:,.,,I.w.s.:i,...«_...,w.w.,..w.,;;...,._.,. «..a..,...... .. • t +i: 'fir ley KRUTEIG IOR D111VE . . LOPMENT Co, $ 2041 5.W.98TH,SUITE 1I4 POFIrLAPID.OREQ0N.0722j ,�. 292.5t70 { 'y i • April 30,, 1979 ,��� i M r.A ldie Howard_ Tigard,ard- Planning Director 1 Z 42 n S .W. Main S t ; k .._. ..: � Tigard, or-!ens 97223 .. ;,1 Winterlake and City Development charges i' 1D � . ti' . , t,46,v.iii1 uwnnrpaw• • This letter is a follow up after this morning meeting with you r . and Ken Selby and in particular your System DevelopmentFcharges w '' propose the time the buildertgoes. what I wo�,,ld life to ro ose is that at to the City for his building permit I receive his De 'elopme_n.. Charge as compensation to me for the 3.4 acre park ° ite The amount I would receive lue I have plated ive would not emceed the va ]. as Market Value on the site. ,',,I believe with the Develops eht Charge. on. the single family and multi family I would be adacquat.,ly comp � comp- ensated for mY loss of acreage, f . I look forwclyd to discussing this with you during our next meeting . Yours truly, '-'” - '':- A ' . . . , . . 1 '' '','',,'' ''' (Aw'''''\' ''' ' ' , . ,,,,, ., , 1 , „ , ,,. ... ,, , , , , , ), ,, ,1 , , , ,, , ,, , ,, ,, ,..,, .. . , , . , , .,., . .. . ., ,. , . . , „ , iii , . .1, i ,. , . . . i. . . d , ., C • tv Benkend®rf Associate • 620 SW,Fifth Avenue,Portland,Oregon 97204 (503)226.0068 • January 5, 1979 RECEIVED IAN - 8 .1979° rA Ken Selby 5 Tigard, Planning. Department CITY OF TiGARO 12420 SpW. Main T'i gard, OR 9722 3 • Dear Ken This letter is to confirm our phone conVersat-ion of anuaty 4, The Zone Change and PD application, Winter j Lake, was tabled by the Planning Commission December Sth. The boundary Commission is scheduled) to act on annexation of tax lot. 500 of the Winter Lake proposal Oh February 8th, Add rding to our phone conversation, Winter Lake is on the�Tigard Planning Commission agenda for Tuesday, � •• ' g 9' ua •y 0th Sincerely; 1 ry'• Tim Holder . a1 p dOt Russ I r, u. e..g er - KR U` G L R DEVELOPMENT Co a . Dave FranS DAVID E VANS & ASSOCIATES i4 t. i , vc.r.Mw4!'•^t••w""^'++wn.:�•-n+•n vrekl ..•. •••• ...n,•, ,.. ��'Y•dd•MPt1YRWrY¶"+ 'RM.w��'J� WAy�cw,+b+�priwMw�,rer�4.�iWWdwM/4. t_._.• 'r ' ^-w��� C � . rl:4h • • (. . O ! I WINTER LAKE sw • Tigard, Oregon :`. • October, 1978 x: i . Applicarit: Krueger Development Company t • . is d S 't 4 w f 1 , ('1:1'.1 Ii r rt ,. ,. , . , . .. . , 1r' „; ij i doxi s u� g o , .. f b; 7 l��.n F�.ari�er GonslaltYng �ngneor ��'� tcrikendorf & As�sociddes David EVans & As3oeiates PoOw S � W 5th Avenue 1700` so W 4th Avenue I r l iir�!. O egon 97204 pottlfiidi oregoh 9720;1. Ill+ .., , v A r I . • •' •. y,....sra.:...«k.a.xr+-...:,.. ......k-i.. a. ...•. R,..•.'".: .. „'.,,:..s.r..._e...,.. ._t,c ,E .... . _ _...,......,c... .,..-..t..A.-.:N,.-...-.N--,F:J::t.. ...w, rnk.t,.sr.,..Y...t .. a...,4-,u r... .:r .+x-.&.a,_.:4'-:3:.i1.,.. a-•.1., } it .. . ( . (-1';'.1' , ' . , , , .i..; , ' d 'r TABLE OF CONTENTS Page x —___, Introduction `1 , ■ s i Existing and tint s 4 . . A. Characteristics 4 , f 3 Land Use Planning and Development 6 ? i. C Population causing and Employment 7 '; D. exist ng Urban Services 10 .. Tx. Plan and Program Elements 12 r A, Plan Elements 12 , B. Program Elements 15 ii` 1. Public Paci1itie 15 is 2, Community Facile ties 1$ f' 86 Market Anal Y sis 21 4. Development Program 22 '., . ., 1,, ( .III, none Map . zmen.dment Proposal 25 �' } A. Zone Change 26 B. Evaluation Criteria, 26 IV zone Change Criteria Eval cation• 26 A. ContpatihilIty with Comprehensive 26 Plan Policy r' B. Coanmianity Need and/or Public Benefit 28 . • 1 C. Alternatives to the Proposal 29 1. Alternative Sites within 'the Area 30 L. 2. Alternative Us of the Site 0 �° . ,, . D. 'Development zmpaet 3l 1 ,r 'gig ' nay 1jr ■ • y fir. ''.II' J (M f'. ■ ■ ,l '''i F z '. ! o'. Il11 i j ., f k # (�.Ik,„ ' 1,. • N EXHIBITS Page EXbibit 1 Vicinity Map 2 • 2 Proposed Zones and Tax Lots 3 •,' 3 Existing Conditions 5 .. ,. 4 Site Plan 13 5 streets and sidewalk Profiles 16 . l• k, . TABLES y 1. i ,�. Table 1 1970 Census Data -- Census Tract 9 ( ' ' 319 r, ' 2 Proposed Land Use_Distribution 14 i "" h '1 ,i • ,, r t" t' , I 1,4 `I. l I . Tppp 1 a A "ill, .... . ... .. . o; i r, •• (: INTRODUCTION This application deals with 27.32 acres of land located within the City of Tigard east of S.W. 135th Avenue between Scholls Ferry Road and S.W. Walnut Street'. (See Exhibit 1) . The • applicant's request is twofold: • 1. To obtain Planning Commission "approval in principal" of a Preliminary Development Plan and Program, and • 2„ TO amend the Tigard Zoning Map designation for the H property from RS-1 to R7--PD and A2-PD as shown on Exhibit 2 . • The plan, program and zone change application has been prepared for: Krueger Development Company 2041 S. W. 58th Avenue Portland, Oregon 97221 • The requests are in conformance with the City's PD regulations (Title 10.56 , Tigard Zoning Code) , the CRAG, Framework Plan, Interim Immediate Growth Boundary, Washington County Comprehensive Framework Plan and Policies, the Tigard Community Plan, And the City's Framework Plan for the area, approved by the Planning Commission . .,• J. on May 17, 1977, NPa 07's Plan is currently, in draft form. The site in question currently has 5 tax lots (see Exhibit 2) , All but tax lot 500 has been annexed to the City of Tigard., Annexation of tax lot 500 has been approved by the City of Ti �ard and at this writin., a decision on approval is pending before the Boundary Cotmission. it the Boundary Commission has not acted on tax lot 500 before the City actsF on the ro�� osal the ai p licant re,. uests the Cit y of Tig and for . (:, proposal;r pp g �'` g approval of the Part of the site within the -city limits fil M"4&i*MdaikN"H•M4" IYCV^t'M?arNm,.,.w..,..u...y..,p. _ i..,:..e ..v r. ,. .,... .:• .. • i ' ' .,„_,i. «_.... .,t t'=i t .... _.......:4J:...... ,.....M.:«..A,.�......�:u:—.�..:„.:u. >.«.,.:.«:..,._ A;+.G>A.I.w «i«.':.,—a„..tnr...,. ..E:...-,. j C>�` mow ' 'kt1 • • VA.,y. k, . Ohl .lc, I(1‘� 1'x' 1 . W 11 It p �j .� i A. • call x �? i''.” ‘ii `tk 1, ;twin, • ��. i e►It It n >�,11 y... '•' �1' t_...-..-R • ti .. �t� Grp ih\l ®��,,. h 3 All 1t •�'�r,'�'� Scl� ll .li 6 • Ilse'" `i �� r-i; 11 �� ^. ii �- t, 1131 .I • t ,o, ,�� 11 ti 1'. l ` x..11 ! 1 v....5, .0. .. c1i •It I ,,, 4 i II r .'51 j �4-•1 • U ''"..•-r. Siit tl � .. II jj r �. l Y I 1,. .0 1 N0 GAL • • h.,, 1161HI_► Y MA r 4 . • i, • . . , . , : ,i,: . ,. . . . .., . ,. , . I II ',, 6 11T fl 12 . 1 1 ,A ap r�uur sir .,.ee.7e�ir.i e a W�.�a r a,w Ts•asw.a.a+,exa.nWr»«q w,:�.eru-r�:..rN..w.a W.„:,.w.. r:r•- ..:gip':.,».,,+...1..:..,. A, ..,. .,,,,, .,.,..-r_...... ,n Jn ......w,, .,.. l,e.•.mow .-.....,...,,,,,.-«.......a_ n,...._ ' i R .. • g '''' 7 (p r)) . , • .«,.: •. r • TL ••SDi9 • ...1 r , �.-.-......• i , , .Y••••64.4....61•• ;,:,........:{i......■•, Y.�.,.... .44444•4444..,4.r..:p......+......te rr .. • 6 �IY1 .MIS.h..� • ■r i 1 1 ti.+•+, (h, 1 1. ■ I .;i..wrrcrwwrrw.�.:i........mow "- i,........Y .; 4, i+rr..4, i i.+.'.....,1 i L .,..- i...."..o.1...............4 i '44i r `� j 1 • I I i i oo.] , Y L....-..........14L e bit:3 k ) , 1 A t fl Lc)Tar*.) ,,, ,,., . t. . , , .,, .,., ,,.„.. . ., , , ., .,. 14,,,,i., exHibt.ir 2, , Ti4,.,,,,, a S fi , .+ 0 I. EXISTING CONDITIONS . °s` A. Characteristics of the Site The subject property consists of 27.31 acres located on the • east side of S.W. 135th Ave. beginning approximately 1400 :;, feet south of Scholls Ferry Road. (See Exhibit 1.) The property is generally rectangular in shape, running approx•- • imately 1000 feet along S.W. 135th and 1300 feet deep. Two %, home sites in the middle of the S.W. 135th frontage are i. excluded. (Portions of T.L. 601 and 603) . generally 1 P p � ' The land is level. with a slope of about 3 percent �� from southwest to northeast. The elevation at the southwest '' corner is approximately 222 feet sloping to 176 feet at the` . northeast corner of the property. , } . The dominant physical site characteristic is a shallow pond ,': of water near the east property line which has a normal water level at 191.8 feet. This pond serves as the collecting point for most surface and storm drainage from this property and ;; that to the south before it drains into Summer Creek , ". approximately 1200 feet to the north. *,. Vegetative cover on the site 'is generally open pasture/meadow-r,. , ., land consistent with the former use of the site a horse back riding academy. There are 20 to 30 older filbert trees 'n• on the f rout por tion' of tax lot 600 . They are generally in `. a wild state not having been harvested or tended in any way ' for several years. • '- -(''' V J :8,i.iiDii Il}j'i ly 4rk.tw.`x 'is, ..Lwarti*;:..,7.4t..,w«Xwr.cM 1<�r..,,.:.,n wj,r-,+...r-..»,n...w...... ,+,..aww:.,z.:w-wwrwMwn.4a.,,-...v.....e.m awaa..m.wv,--...;.r..-;;aw..P.r.,.t,?. w ;;:..iwa«sS:ao 1 * w a—M .-a;;N»w,''"''• u.0.a''''""*.'' ww'lw*"""."- u:-''"Ld 1 .L."4w""- l .5.r a,-.y....-�r'i .-.«........:...... ;....,....LL:.,_. ,..:.�%.iY�..-.. _.:. ..... r.....J «+.:..-.....,-w...-..0 ..,...:�...i..:..�.�ti......_,.:tK.G,a.i..,F«....�.»i:...�....-t�...Fb:»..-...A.«k.«i_....k.�_�..+.a».�.-n-.,..dn.r -�..e.-.,..,.�.n4R .._..:_.Li«.iry..-...4....v............4 .r.:.:N....•. ..._..._ ...i..Js...n,.3�r..»..."......-'ti;.n.....tt..� - � I ,', - . . [• • I rti..���_ •♦., •• cur��all fr4S11111.4.1:1,161.0.1114-. , ' , •t y ._ • ' • f •. 0 ' M1 i r ' . FV-----..'--a-1411 , + . . -------------* . ------'-'',.) . ,,,*. 2 . drablieilill 1 . ') ri� � poNn r P 111° ill o r a,, C7 4,T,N / ,-, ,,,,•1.,.. d�P r, 1 + H • SOittil ry , T• 1, 1" , bo r ii • • , a XII 'I rye , t. •w .rytM1+�TY�+ 9f1w.M r7♦M•�.nM xlAtl •i,•, a ♦� , � r 11 �, •. M,r..vmat«x,n.•.,�n a r,.Jt« �...�.w• •. ••.� ,,,♦, ���•.qn.�.a.« w...�..,-� ,' r... ,t;++5'R^.1 racr�aoraau4k •'ua..ir-Fr- w�,•w� 0 .. ' Spa B. Land Use Planning and Development 1. Land Use Plans The property is designated as "urban." on. the CRAG Framework Plan and is included within the "Interim Immediate Growth Boundary" approved by the CRAG Board and LCDC March 10, 1978 The property is designated as ''Urban Intermediate" on the Washington County Comprehensive Framework Plan but was recommended to be changed to "Urban" by a joint Washington County/Tigard Urbanization Study in October, 1977. The Tigard Community Plan designates the site as suitable for "urban low density residential development." May 17 1977 the Tigard Community Plan was refined by the preparation and approval of a "Framework Plan" for the area within which the Site is located. The � "Framework Plan" designation for the. site is single 4, family residential on the west portion of the site and for multiple-family residential for the east portion. (The use boundaries are the basis for the proposed zoning designations.) N.P.Q. #7 is currently developing a plan for the S Their preliminary deli site area. Their designations for the site are consistent with the Framework Plan, i.e. low density ¢' residential to the west and medium density residential (multi-family) to the east of the site. 2: surrounding Land Use and Development At the present time thero IS no intense urban develop 1CCerlt on 1andS adjacent to the zone change property. However, the general,area is experiencing extremely rapid development activity pr,,a ma_ r I 1� for single family resy - dential Uses .,,,w xa..•••••,.Lr,,.;-;..r .x..4w„ w'.tbY.r:r.x:h,i++Lw;«,«,,... ,., iru, _,,.w.,. ,,,,...,, '+r rw,•u v••' .,qu,..w Nrrti'". :.W.,i t+-u wuw:y.:wit4:t...iFvw.:+uNCu,x fM^^+.++w+:wawyhL:i . .�-... r ,.. ., ♦. ,. s..ot"',.�u;ra .s+ucn.exr%:>Jxc..s-i h ,y w •'•• \ • • • err' +, North of Scholls Ferry Road extensive development has taken place and continues within the City of Beaverton The. area so`sth and east of the site (S.W. 128th) is • already developed and the City of Tigard has recently approved two large developments adjacent to the site: Summer Lake to the east (100 acres, 387 units) and 'r Morning Hill to the south (66 acres, . 287 units) No proposals are pending on lands immediately to the north or across S. W. 135th Avenue to the west. These • • lands are cUrrently utilized for �, Agricultural, purposes. 3. Zoning The site currently carries the Washington County RS-1 zoning designation. The lands to the north and • west that are still under. Washington County jurisdiction are also de, r �ignatec� �.. The area to the east carries the Tigard R7-Pp zone designation as does the property to the south. C. Population, Housing and Employment Table 1 contains pertinent information for census . o tract 319 which which 'waS cram p p filed as art of the 1970 J.S. Census for the area within which the site is located. since 1970 the population Within census tract 319 has increased sgnificantlya The figures following rePresent Population growth f.'. projections for census tract 319 and for the stib-area in which th subject ste 319 e is tra of census tract 3 located t ; tti fA :MO 7 464 , + 7 n..++++r4*....«w9a..a won riYNwN,nFT.la1J+.` n'9f•Sx'•,....MW.,.,-w„pp. ... .—i >la+.. ....wy^I `Ah M'4!h 1`�f�! PL4. "�L":..++Ml a.Jpa.y� il : ..., • d • PROJECTED POPULATION, GROWTH, Census °ract 319 • ye+ r' Site Sub-Area Census Tract 319 _ ; , 1970 7,457 N.A.. • • 1975 944.3, 1,644 • , 1985 13,750 2,30Q` • 2000 18,150 3,300 . ' The Tigard Urbanization Study prepared by the Washington County and Tigard planning departments identifies 64 acres of vacant land in the area surround- Y; ing the site, This acreage has capacity for 257 new dwelling units and 822 people, $It i M •. , ; • J 1 s N'y,H I 1 - Y 1 e i{1 «. n l' J,-+^V�r .* a .Yt,,,,,M •,7 l Al w„M e.wK,�r+ia+,,,,,N K.,W,yVeN,,rtsld,eq;•.:Ev,,,,,,)f�.,,o,,,,!*iYt,,,,,.,a uW :ilf`.n „fie wr+r!wa,:,Y,�M9iK a,w.a,Yw ow •la•a; • ...r d.l,l, a-+J ka.ad".Wr wL NY«$"wh+J rl;/M'rKJ+=+"yuYK ii'd Y,+«.Na.YY•:'M,it iY4,"4,11I'l+i+�}4'+r ,T'f^',''• walk�;y Yi is.Yi,�• M,w W ,q'41Y� '�., � .. ..... .. .....�.� ... �, ,.....,. .. �., , . ,. , H„Kw1,YHn.VIF'veri,x.,N,1.'!'yr lu.•kt'/'tJ,YI•rrvMm?x,y.,rgpu;twr w.,-,*,n.. ...n«_...,.� .,MVC,+,+'9.4nJ•.+»,+.wt r*n'�,++^Y,nwaG:TIaM�M I,pf ty"RJ k'73'tpM1'fS.W0 FY4d..b,kASM`.v,.K WM+,.u:w.+.,,uJ c` t 1: ' o.— ,,..� .F ......,,.. .. ..L.,1.-':..�-,.«.Lw�.+:xwS,.G.�...,,...,.:.....,'.1.�»::�i.t;rF'....+r..4'.,:F,.tG...-..1...::J. _ ::..t�.t'l...wL.:'�a.�..awe.Ar-,L..:............5...:.n:«.:•i-.».L�4.t��,-�:,�L.«k..fX.:.:�-:..:1 � • 'AB L l ' • 1970 Census Data j r .(Census Tract 319 . • Characterst•ic ..�..,�..�..�......_.... Number Percent • Population 7,•457 100.0 1Male ,5 4 . Female 3,866 51.8 Dwelling ri.i s 2,624 100.0 ,r Single-Family 322 2 0 88.5 � ,a: Duplex 27 1,0 ' • ' Multi-Family 275 10.5 Owner Occupied , p. e. . 2 052 78.2 Renter Occupied • 476 18.1 Vacan .96 3,7 Stx standard 16 4'.6 persons/D'nit Crowded Units 69 2,6 •Medan Value $23' 30., .....: Median ten $ 131. w.,.. Same residence as 1965 1,857 . 2d , Labor' Force ... ,867 w p �' 14 5 �Tnem lo: ed 5 d 1 Median Cncame ' Vatt1ile8 8e1.oW Pbver-Ey tiette 1 45 2 2. , , i, _--41• K, Y r rir,,rt w.4,,y`I M I + •i mot'`.. F .,, is IV i ' •'n'14nMr1.v5wi W.:NpnsM m K+rP., rwti;a wM•wl 41:h+5 414,. a:k,r. y..,.:—. .e • ••Y ''.,,—,..r �r- .h,..ow,,. n•,+_.n,.r!r n+nYlSti tA{!t,tSNyiyBy a n"bWiYsk,4;;>hYa.',wN..+fi• r";"'"--:;''''"'''''''"''''''",:'''''''—'''• n.+kr ,.. r , r • .. -„,' ., ,r, t.r '—,-.,,-,-,,,'"41 µ D. Existing Urban Services 1 Urban services for the site are available =from several jurisdictions :.. '. 1. Sanitary Sewer Sewage collection and treatment is available from the City of Tigard through an agreement with the Unified Sewerage Agency. , The Durham Treatment Plant ha s sufficient capacity for the site. Collection will be through the Scholls Trunk which will be constructed in the spring of 1979 by a group of developers. The trunk, When built, Will be a part of the Unified Sewerage Agency. This . trunk will provide sewage facility and capacity for all of the lands between Scholls Ferry Road and S. W. Walnut �' Street at least as far west as S. W. 135th Avenue 2. Water Supply The Tigard Water District is the source of water supply for the area. The Tigard Urbanization Study makes the point that the district now has sufficient water and storage capacity for this and surrounding (/. sites. Water lines will be available at the east and south property sine as the Summer °Lake and Morning Hill subdivisidns are developed: 3. Stor=m Drainage «' 4 Al h^i5 �i Y I din Y ',r..e There are no storm drainage facilities in th ilittediate, area other than the hatt ral system of ponds, lakeS and "' y streams. Storm run-off will be handled pursuant to existing city regulation including on-site retaxnage if necessary° to r ,uu,;,1:u„#UuJ..lriy' T«w Nii+:n»r a +4Yi1:Gij:F:,Y/al ,.-a.4..;v la.wLL4.µ4: Yi 11r+/4:ury4V wa1. ,IV,.......».. ,,. •. ,1. .y.,...,.:Mw.:.u-.:.wF:sJwt.J...,wzt..... - ;,,., ..,,_ s "^'T' ^�47"tla'lf°,»a»w.MUwm*a«a,np^Y hvux.,v t,yM•r«w»h-iTm•,::.tiw.w...,W....n, .....,-»,.:......,e=.,mw........v.,u-_..,,,u,. kP.4 lbijeu"Jg.Yk..G..K.R'.e�u , w.r•c:kiG+l..tw.L.S:i.,L.« {({ ,�1 .;. ti l' _ C ' A • . ( . V, ; . ... t 4. Schools ` Ar ' The property is located in the Beaverton School District. The schools that serve the area and their ^i enrollments are:o , school Enrollment Ca Pac �i ! f i Elementary McKay 406 432 Intermediate Whitford 904 1,000 High School Beaverton .1,810 1,800 ! i' r ,. . , 5, Traffic and Circulation „ The vehicular access to the site is from S. W. 135th Avenue and a proposed southerly extension of S. W. 130th. M • Traffic levels on S. W. 135th and its two connecting i • roads . Scholls x'e rr Y and Walnut are as follows .Avery L 2Daii .. Traffic Se W. 135th 1,075 Scholls Ferri at 135th 2,900 i Walnut a, 128th 1,025 1 •, 1, The only transit Service in the area is provided by i Tri'-Met'S line 45 -» Greenburq/Tigard. This route provides • service to Washington Square and downtu wn Portland from ,1. Canterbury 'shopping Center on Highway 99W' The stop nearest: to the ptopetty is locate' .. tersection d at the in ,' of Si W. 121st and Walnut streets. Service begins at • 5:25 a, r1, and `uns until 10 30 p.nl. 6 days per week, i • is The Sunday schedule is f�rot 7:40 a iii. to 6 : 0 p,ni. j` 7 y q . -l1- a J: h n r jf II. Plan and Program Elements A. Plan Elements The proposed development is viewed in two parts: a single family residential development on the west portion of the site (R7-PD designation on Exhibit 2) , and, a multi--family development surrounding the on-site lake on the east portion of the site (A2-PD designation on Exhibit 2) . The single family development will constitute Phase I of the site and the multi-family area Phase II. A lotting plan has been prepared for Phase I, while Phase II remains more conceptual. Development of Phase II will be in accordance with design criteria presented as part of the development program. r« , 1. and Use The planned development of the site is fox resi Y dential purposes and will occur in two phases over 2 to 3 years. Two types of residential development are proposed; 0 Single family ° Multiple family �;. The uses are proposed on approximately 24.56 acres of the 27.31. acres available. Single family development will occur on a roximatel y 16 .i acres west of extended pp �' ` W. 130th Avenue (See Exhibit 4) and multiple 5 ? family: development on approxin ately .8 46 acres east of the extended S. W. 180th Avenue. Table 2 summarizes the r p distribution .of ro p p osed land tses w., 411, -r y Z l � ••.uw»•:r6+N«+:aG'w>:sn.:aacw wl4vtbrr.,cyyM4,,.n n.,,ww.._.,:i.«.,.-..........,«.....n...ror.-. w.,'s-rx..r.w..aawr;Aw.ukc.R,wanLVrrsWfw1"+M @4ry,✓t rya 2f1 ('tCxyYtYR.M1SW.SrsiedW;aJL.ti4wwi..7w.sw,.Yq y,.: , U ' ••;.•�••••• - -:-','..,,«,.w.,....r+•.+......+'r.4•i"..1`diiJ/:lt•,,,,44:il::.„r.��44.„ �w:�t,.,..4'404.11 14:4,4,1 1.:•�:.w:•A ai,w w+L•,«.Ni«,•.a.,.....•••.u.ra•.x,M+wuw.•44w•:M.ww.Y.•:,x rxwa rJriww.►,www.k1+e:,0elw.Mi+evavALtY's2. - ',,, •„ . . ■ 1 ; j; • , . . ,, FG • .. 1 o Mt., . • f, 1 .,, .. —, ' k,. . . i 1 ,, • i . • . . • ."41140111 •••••••••••...... ■ . v . ./~' -”` 't ; , `-ed" . \ (I ."...„......, . + , ....,_\....s.N.....• b . Ai .... , ... ''',...,,,,,,.....:... 1 • N. ; I% Le. ) \\*...........'...."'*"..,\'' ......„..................,,*,./ N4‘,....,\\,. 1 •. ! ter.•.. , • e \ s .__ . _ ' ' . • =.xx ` . '� f 4 u • ttf''' 4.: *s''''......., r ..4 ♦ 4 '14 ( 1 • Q rr,, ,r.. . s c 404 P * 4a +..+• !'. hynr�.. yam;'' - x ' , i 4.... /..."''' ••••• CA ' d' fat 411114111*44r lei 1 %e r \ \ 1 , tif 4 • 444, i 1.1111111 -4 r x 1 Z a"... )tt‘4 411111, I ,, \ kitty � r f ix ,,Th, ...x• / ' ,C. 1111 q ` 4; . .. """' ~ '`, J! t+1 ( Q ` r'" " J y IC. ' 1! •If/ • ■ y lomoorl 1 1 E, �1 LAW i ,X1dIbill 4 , 1 v�r•.., �ro.'� P).?..r« wx.sJ w,o- ;. ..+.:;� •.� .. ,m •.� r W., r ,h ., :t �. r . •neflh9,r`*.s>mr-w141a,w4 xn rr.ya'c10 59nettrr Rero!,m,w«+a,r,.»,n.••,».f•..,y"•''+ ,w..sss k:« w.^4-'tw°'"'.n+..,rnba:.,r.rw,rvIwrA,N,'St�'1d4Xtt1♦11.44J1'• .:.6Sfb t'tS7.�°�' + t , • • Table 2 Proposed Land Use Distribution APPROXIMATE MAXIMUM NO. . t OF USE ACRES, OF UNITS SITE • Single Family 16.10 64 59 .0 • Multiple Family 8.46 134 30 .9 Water and Open Space ' 2.75 rT 10.1 TOTAL 27. 31 198 100 .0 The average lot size for the single family residential area will be approximately 7500 square feet or more. • 2. Buildin g Type T Single family residences will be developed on 64 lots. These will be ' Primarily for one and two story ' ,�w dwelling units. This building type will occupy approxi- mately 16.1 acres, the R7-PD area. The balance of the w ., site's buildable area (A2-PD) will be developed as multiple-family units, 3`. Circulation • o Vehi'CUlax Acce'ss:. The Framework. Plan established both an east/crest and a north/south traffic collection + system for all of the property between S. W. 120th and 8 W. 135th and Scholls Ferry Road and Walnut Street« Two Collectors will serve this Site : l a The westerly extension of Mountain La ire l Drive from the summer Lake planned deVelop- tent to S. W. 135th between tax lots 500 and 600 b. The southwesterly eaten ibn o S W1 13Oth Xy. through the site to the Morning Hill planned development f .+,.-.,.r-:..,..-..,..,...,.,:...-,...t....,.\:..w....«.r-+rv-:........w....-.r.....r.4.-...w'«x,.:1..,..u.,-...,•,-.r...-,K«,.., .. .. r > µ ;1? y These. collectors provide access to S. W. 135th, Schoils ' Ferry Road, Walnut Street and S. W. 120th Avenue. The major entrances will be from S. W. 135th Avenue. Neighborhood •streets and cul-de-sacs are used to provide access to all single family lots. An internal IP circulation and parking system will be utilized for the multiple family site. • • o Pedest:ri:an Access. Sidewalks will bsi provided on, all streets. The location and size �.ze is indicated on • Exhibit 5. o Bicycle., P Bicycle paths will be constructed on Y collector streets with 60-foot rights-of- way. Pedestrian ways may also be, used for bikeways 4. Open Space • The small lake on the east part of the site provides • a significant open area unique to this development. Approximately 10 percent of the site will remain in an • essentially natural open state. As noted in item 1 above, pedestrian rights-Of--way and sidewalks will Connect all residential areas With the lake and open areas. B. Program Elements r , 1i Public Facilities o Sanitary •Services.` A group of developers Of property in this area have joined to construct a trunk l i °� the off-site Sanitar..• sewer facilities ine to provide f� y r �.�e l s d other surrounding developments. This t • to serve. t �..;,��F , ., ., ,� .,, ��;.. . will I line is identified as the .►c1lulls Trunk which will be ati r wilab1e in the spring of l") 3 ■ • • ..,,..1 , 7.:(,. ....s, , -1(4. N, 1 . ,1 4 IA i 1 i i 1,71 rk . . , . '.\\p..,..\\\‘‘\ • • • .N $ • . • ` y IIC • 'ti....it. .:,..4•tq r..; x`4.14....4..0','i54�+:.,.1l"irr r'`�•'.'... 744741.' ` '.' ....44'." , . . e . • 46 • deL.........._.......,,,., yr, •1. I I , , ;)' . , • l . 1 M . A e Ar tiw• • w■,:,j.4 `. .. C?n5" j�,d'r'`.AW6,3 i°! .�i•i ky.+«-�".`r".,5,+ mss`-„ 1 iti FM ' , • !i 16,,. 1 1 ' .101k I It ` .. .4....., toy ,..... 1 . . t . • f f11. w , ��,�T „ i' , . 7.'1 .te,t ,r ,1",M�vS L+' : � ,. , W't N u , f '' c, 4,-, .. 1 r r.Lo-.i y � .. Gr _ 1 ... 2 j 2 fir` 1 i i Zit. cd N 4 o"Nj. b 4 � tob,i4bed g,441. a, o 4s r' • f ,. •. ,.. ,,,,. ..,. ...,�.. ...-.... . .,... �,.,.. .,-... ,,..,. ...... ...,.. .,....., ........ ...,.. ,.,,... ...stir. ,..,> ,.. e-.�. H ..,,.. +• ��•yr ,..-.+x w♦ w. .:�w,v..,µ,.,•r.wH ,wwi1x54W.1.,,,.,y,i,y�le,µ4 FisM�.1•f ^'WNW14 w4 wWi{a41'.'MM,i.'W++U'w+W JNt Y r.ivaHM'V..::'+4.r .....••.,,{,......w."reKAwkvw,„..row.+rnd .�aR'f�? 'r7;�:•m+nrrmec an.,.�.,-. +wwyurw.av>,+xepfeKfSre ,9d,`,04,sdfbn7..w,:?:.x Yr, 41.u:46 • ,�w,w ...,. ., rcr,:'.$c.C.Y,J6.♦..- .. ., : -' - A+ti.i MN • • • • u. •? ' ' The sanitary waste water collection system that will drain by gravity into the Scholls Trunk will be main-• tained and operated by the City of Tigard. 'Public • • sewers will be extended from this collection system to each dwelling unit as part of the site improvements. The average daily sewage generated by the development when completed is estimated to be 0.046 MGDC 0 Storm Drain'age. Storm drainage facilities will 1 • be constructed as part of the project in accordance, with the standards of the City of Tigard. The storm water runoff Will be retained on the site. The 'pond will be modified and improved where necessary. 0 Hittr_LE9jejalim Water will be provided by the n lines will �., Tigard Water Dstr�.ct internal. d�.strlb �; t�.o be by 6 to 8 inch loop systems with 6 lines Servic- ing areas with fire hydrants. The facilities will conform to the Tigard Water District's standards and specificatiOns. The development will demand an average daily flow of approximately 51,600 gallons per day (35. 8 gpm) . Water pressure will vary from 40 to 80 psi. ; o Street Lighting` Street lighting of the roadway •areas Will be in acdardance with the reqUiteMehtS of the city of Tigard. Portland Genera] E1ectrio Company will provide the design and layout of the iig1 t'ing System and undergroind service. Prior to development a light standard will be selected Which will be utilited throughout the entire pro ectr • 17 AIWYIARY�A\ !7!WIYPS 'w^Oa�Yt•t4. .. .. " .tiel '+. r •,� • ( 1( ) ' , • ' ( • O 'r .nsportationo The Washington ,County Public Works Department maintains traffic statistics for the • streets and highways surrounding the proposed develop-- ment site. They report that traffic levels on Scholls Ferry Road near the intersection with 135th were 2900 average daily trips in 1975. This figure increases to about 5, 300 near the intersection with 121st. ., • Traffic on Walnut Street was approximately 1,025 ADT H . and on 135th it was 1,075 ADT. Traffic generation from the proposed development will be approximately 1,152 average daily trips at full development. An average peak hour loading of 198 vehicles can be expected. I' ,,:„... .' C 2. Community Facilities A ° Schools The development site is located in .. the Beaverton School District. The schools that serve ... H the area are: Elementary - McKay • Intermediate Whitford ` t sigh .- Beaverton School capacity in the Beaverton School District will 1 increase significantly due to the tassage of a recent bond issue,, The $11.8 million program will provide for ccangtrUction o f three new elementary schools, purdhase or two school sites, improvements to existing Schools' and other items. One elementary school will be built in _, i thy=: dreenway area and the second n the Cooper Mou taro, Batty Road area.. The site for the third school has not 4' boon determ ne as being considered are ,, f d. the three .are t gle wood, Cooper Mountain and McKinley. The Englewood' site at 121st and Scholls Ferry is relatively near the ..-18 .ao.i4YUlr.4+4'J4Y,WIU4,W 11Y4u.Y"M,t1Arf C.t«+V f'iNlnwh#NraYNrINUWrWi4J4'ri^Y.I A'+Nw'•+f"^ ^u ,a.i.-.. ..,,..: '-,i.:'.r w0..S.Ira.Wur.1.Y..1+.•M+4 iL.r.ljiYt LJ ...r... .w h• I Y....,. . - .wm-awP,Wwr' iTMWtii.rH+ I tw.y.,«ro•Mw•4•...+., uugaA' � ,3..Jt, ,I rl i ' , f N.wr r«E^aMP,m..tttnam'rr.,rr., J ..,,-_. «.w..• s..a,.+««m»wur.wpnl !xe4efl.It!A°,a"ta'A"AM�PI'nr6: ,�wj':r'Y.+lei , j 6 site of the proposed development. The selection of the site for the third school is scheduled for 1979, construc- tion in 1980 and opening in 1981. The passage of the bond issue allows the school district more options for providing adequate schools in an area with increasing population. The projected enrollment increases attributable to the .I project at full development are estimate to be: Grades 1 - 6 46 students . Grades 7 - 9 23 students Grades 10 -- 12 23 students Total: 92 students a At the present time the McKay elementary and Beaverton High schools are enrolled over their rated capacity and Whitford Intermediate is enrolled at 90 percent of its capacity. However e, the school expansion program will be generating new capacity. VT projections discussed below do not reflect the increase in school capacity enabled by passage of the bond issue. The most current projected total enrollment for the Mc,- a'ay attendance area and school room capacity is as follows: • r„L Projected School %Over or Date Enrollment Capacity Under z 1' 1977-78(actual) , 505 432 17 1978-79 675 764 12 1979 80 853 764 12 1 I 1980-81 1006 764 32 1981.82 1156 1152 0 .. . . W 1982-83 1315 1152 14 1983--84 1284 1152 11 i'.. F r s„ki, source: Beaverton School District 19 , 11 • 0 1 . C This data shows that the only critical enrollment year for the school district will be the 1980--81 school year. Other than that year, "student to capacity" ratios will be within today's limits. The impact of the p proposed development will be minor on school enrollment. The development schedule will generate approximately 92 total students. This is well within the expansion plans of the districts • ' o Libraries. The development site is served by ,, both the Tigard Public Library and the Washington County 4 Cooperative Library service'. The city of Tigard funds the Tigard Public Library as does Washington County through a serial levy. Discuss ions with library staff. indicated that facilities, while somewhat crowded, are adequate for future residential growth. The passage of the serial levy in May, 1978 will provide adequate funding for the next five years. The serial levy will fund increased operating expenses, including staffing `! and books 0 shop a,' � wide range of shopping facilities are currently available to the planned development. Regional ,., i facilities are available at Washington Square 'I which is within 21 miles b the develop me nt. Grocery and Other daily consumer goods outlets are located adjacent to the Washington Square comple�t, yin Tigard's ,.a. ( + central business district (appro)timately two miles , F r x r. wa•Mwx♦w..,: r Y ar,.,.-«wWr.p.wa v+H•ri!w IJ KSaw.agYiii.na+.rua4t a ....�._y1"+4•."Y�._, +w+, �y i ,.� r., ' .' „-:....auw r«wv .a •;a;-..r. ..u.r ,t,s.w E' Mw+.w4W FU r-H+1.v:�n,7.L.A.Fdn•{dy;«:«'.»« + • • away) , and on S. W 145th at Allen Blvd. in Beaverton. Finally, a neighborhood commercial center will soon be • constructed at Scholls Ferry Road and S. W. '121st f, • Avenue. • Protection. A Lull range. of city services became available from the city upon annexation. Both city police and fire departments are able to provide adequate protection, to the proposed development. • .3. Market Analysis • The 1978 market demand for new housing units in the Portland Metro_.olitan area p has been forecasted at 19,600 new units 11,700 single family (62.9%) • 6,900 multiple--family (17.1%) . The' following data is pertinent to this analysis: �. Market Volume Data Per Year 1960-70 1970-76 '1977 1978 Population Growth 18,500 20,000 24,000 24,000 (Annual) , , Demand for Nevi Housing 9, 300 1� 200 20,700 19 ,600 Units per Dwelling ..Unit 89 2.58 �, Persons er Dwell�.i'� U��t 2 .99 G a 1. the data indicates that the demand for new housing has been strong.. Related to this �s the fact t g that costs of new housing have been ti , ,.. � .. sing faster than the general rate of inflation. HoWever, this appraa ently has sta;mu p h p,a , ,. • . has '�a�r a :°p�,+� :. _ housing � ��'' �, fated c�,emand rather t� an de r.essc�d it. �`e�v �► ha �' g been absorbed into the market Very quickly after i , has ` become available p ` ...,.. .... ............ ,:,. i < ,,....«. .m _ . JJU+ bpr •.rhniN r t.3 • r ,e ...,. hr+'�N•, Noe mn.0'?xa,r ...,,. ,..... ,. • " ' rr;.c.mworw.anya roa ryyr.&rrr.4n,.w!•,.n.ts?»,.�•+„v , u,i,;Y,•n'•• .,„..... • � •a • The demand for housing in Washington County is similar, • if not higher, than that of the rest of metropolitan Portland. The following data is ` instructive. • Housing Data -. Washington County 1975 1976 1977 • Deeds Recorded' 9,922 12 ,914 16,078 Mortgages Recorded 7, 863 11,188 14,612 Lots Platted 2 ,141 2,749 5,016 New Dwelling Units 2,711 5,009 5,947 Vacancy rates are also important to an understanding of • g future demand for new housing. The rate in Tigard in 1977 was 5.79 percent for single family homes and 5.49 for multiple family homes. These figures include living units tinder construction or never occupied. � „ Tigard and Washington County will maintain their share of the growth in the metropolitan area -- Washington , Count y - 29 percent; Tigard - 4. 5 percent. This mean s that at a minimtum there is a demand for 5,684 housing units in Washington County and 882 units in Tigard. Recent development approvals the northwest P Pp portion • of Tigard will account for about 100 to 150 units per ear leaving a great amount of deMana still unmet. year, g �J Recent local real estate activity only bears out these figures as most new housing made available in the area is either re-sold or sold in an arera e of 20-30 ,.� p g 30 days from going on the market. w4 4. Develop rient Program r ,ys o Cwnersh ip Single family lots will be sold to indivIduaIs or builders The lots, purchased by builders -22 ! 1 y nr,r ff w as-f.*N wr«z u 4 R.,.,., w, '. ":" w.ca.,,wwawr Nk uo•w oww kr1rN1M W.i+, ..n r e.Pm,K.�.....Iw.,.repw..wy.wa«�e.Nwwr _ ��lICy, .7L4Fap•,.YC�p :ra 4 � ��" b 'R. e ' will in turn be sold to individuals as a place of residence. The multiple family area will be sold to a developer to be developed according to design criteria specified in this application. Schedule. The development is scheduled to be con structed in two phases beginning in the spring, 1979 . g family The single �atnil area (Phase I) will be constructed over the nest two to three years, depending on the 1 absorption rate actually achieved. * The multiple-family area (Phase II) will be developed subsequently. 0 t3peration and Maintenance Proposal. The single family area will be operated as any City subdivision, i.e. , public lands will be the responsibility of the city with individual property owners responsible for w their own property. A Homeowners Association is not � d. planned. The multiple family area will be-developed as an, apartment complex with the developer maintaining operation an d maintenance responsibility. m ulti= Fa M ily Areaagn Criteria. One hundred thirty-two (132)' multiple family dwelling units are to be built during the second phase of project development. Those' units will be constructed in accordance With Title 18 (the revised zoning code of the City�' q of Tigard) unless specifically provided otherwise In addition to these v ,standards, the Multiple family Units will be .) i subject to the following criteria a. AccessiEcireSS and Circulation. Vehicular • access and egress Will be provided in Such a way • as to eliMinate' or miriiiniZe the risk: of vehicles- k, pedestrian conflicts and accidents, Points of «- w«^�r.p:.„ceq.,.+yr,.�.,ap.u.Ata:.tl.+4rrV'!Ex*tr ..,.,..•n.,.w..y,...,..,. WrN...wr•..>w1....r ro.r..,µrw'!nx„eu14` .. ... �:8'S�111xC19x�LW4.:AffiF{2Y,fyy+. ..•,.., 1 •,.,� A , �, mow! - • . �.Ja Y; access and egress for pedestrians, bicyclists, C , and motor vehicles shall be clearly marked and located so as to be visible to all transportation modes and so as to facilitate transition from one mode of transportation to another and from any dwellin g unit to each of those modes. At least two separate points of vehicular access from S. W. 130th Avenue and/or from streets in Summer Lake or Morning Hill to the multiple family complex are to be provided to reduce possible 'traffic 1' congestion in the complex and to assure ease of access for emergency vehicles. 4 ' PPedestrian circulat ion shall be p rovided connecting the dwelling units with activity areas on the site. " b. Open Space and Landscaping. Open space and landscaping will be designed to enhance the livability and amenity of the site. Buffering between structures , With multifamily units and, between these structures and the streets shall be used. The multifamily tures shall be oriented to views of the pond where possible. The pedestrian and bicycle routes will be separated and buf fered from the streets. Open space and pedestd an routes will be developed to complement and connect with open space and pedes- 1 trian routes on adjoining sites There will be at least one concentrated area of •.w { relatively .ie'V'el cleared open space in the vicinity. �, ` ' of the pond -fct active recreation uses and several smaller concentrations for passive recreation Uses. +..,yw...;.w.wn.«am..M.+ra;ryrww,.pans.«..:..Mn.,wG+r't^'rr,•+,..,.a:..,. ..«,.r ,...r norp.a.+w r.ofw.-f.4:.,.... ..r«..rw...vow.:+wWH.M71^+wkA'ffi ..Y?AA.}"x•�'R•."i+cG7.is+:::vb..w.N: , • •• }} J '�� .• .. .ta r w.rrr. �.,� wa�,/wmr.wrr.a•..rr - aw..Yirr:.r- «......w. ..w.r.•......-. .. , ., .. ,. • a 1 I - r yaq . y .. ... w.x n Mi w . ..Y •.... a, . ^, Y - ♦. r. .. .• t rr,w«+�rw ww,r.w�tiw.�' ru • Energy conservation and user comfort will be , oonsidere.d in designing- the landscaping. L'and- ra scaping will be selected and located to provide maximum privacy between individual units and f Y complexes and fram, adjacent activities detrimental • p t.o the maintenance• o� rx.vac y (eo.g. , refuse collection areas, active recreaton areas traffic 4` i ht, lighting, parkin interseGta.ons nig .g ht� n g parking areas etc. ) i � k c. 5,tectioz`t. of pond Ecolo . Buildings and substantial paved areas shall be Setback from the pond to minimize the disruption of the ecology of the pond. Design Team Qualifications (Resumes attached) Benkendorf & Associates • -� av ,d Evans & Associates, Inc . III. ZONE MAP AMEN b ERV P P.COOPbSA1.1 Am' zone Change • + he` site in question was recently annexed to the City o Tigard, This zone change application requests that the County's RS--1 zone be changed to the appropriate city zoning designations compatible with the approved . ... w i ..1 �' M T gle w er ht� y3.+1t! Framework Plan. f the a�.ea. �t `� PB for the sin le or th gamily a'teas and A-'2 ,Pb for the multi rea a fa ly r,F,f m . S (See Exhibit 2 ,,,R ✓ x �w x»25- it .• a..rrwa..rwnx..yf.pw•+.u.y,„ n,+nr 4..«n,V„d,..a,..wµF.µ.,..,.-,.4„w ..w..... .wee. '�?i'arW+lXapYNP7AN+ K -�Nf,�1'tY'^�'"'�.t',47twtlk Stw�OU ,,..... ,.e..,....,+«.+...,...r..arws it r ' D. Evaluation Criteria Zone change requests must be evaluated according to criteria established by Tigard City, Oregon 'case law` ("Fasano" decision) and the Land Conservation and Development Commission. These criteria are: 1. Compatibility with Comprehensive Plan Policy 2. Community need and/or public benefit 3. . Alternatives to the Proposal 4. Development impact 5. LCDC Goals and Guidelines IV. ZONE CfiANGE CRITERIA EVALUATION A. Compatibility with Comprehensive Plan Policy The Tigard Community Plan generally designates the site R e area for Urban Low Density Residential Development. This plan has been refined by the approval of a Framework Plan for the area that designates a part of the subject • w1 site for multi-family residential use. The R-7 (single family) and A-2 (multi-family) zones are the City's Zones for implementing these two plan designationso The following Community Plan Policies apply to the r,. development of the site. Urban Low Density Re'sident'ia , 1. The ntaciratim overall density will be four dwelling Units or 12 persons per gross acre, 2. Residential subdivision Will be developed with paved streets: curbs and gutters; street light , and w (: alk�rays according to City or county standards All Utilities will be placed Underground. rr M�,r..e.. .,Ya..,,v „r :..mn, . , ,Y rr iq..w?. w,rr r,w:.r,.xkN"`"'vr.1.M.wn u,WeV':i.sir#a Nair<wwrWls .Y�r..rYN.+J'-l'14 i,Y.." ,wwws.+K. L .r...nn 3rry rxMilrMw"+ 0." i1f;&Y�x4ln9`�Tl ... a .'HI[a'99°44.85 IVkt V v1�d,+:Y'0•-MrF t4a;�..ir ,..r+... r ..H..+ri.ad:u<HU-.r+w...«`°"""�"'."`•`W°'u 6tW a4ws,H'AS+Ma .�:`:�H1Yaa,.>t-�.ryyr r tl 3 Development will. coincide with ,the provision of public streets, water and sewerage facilities • 4. Planned unit development will be encouraged on ', tracts large enough to accommodate ten or more dwellings. Discussion 1 Based on the Framework Plan, approximately 16 Of the site's 27 acres can be developed for single family residential purposes This acreage will provide for a lmaximum' of 64 dwelling units (16 x 4) based on the plan policy. Eventual development wi ll comply with th. i s provision of Policy 1. Additionally;, all development will be undertaken consistent with Policies 2 and 3;. qt�•y Policy 4 will be Complied wi th upon approval of this . application.. ?r i Urban Medium Densa.tY Re s adenta.al This is the Community Plan designation for multi--family i development and the A-2 zone designation. Applicable 7, policies are 1, The maximum overall density Of development will be 12 dwelling units or 29 persons per gross acre, 2, Site plans will provide for adequate open space ' s to (a) protect adjacent properties r and (b) provide ample yard El pace for residents' and play spade, p Y `P o youngsters jd oning standards will provide enough off street ,, parking space to adcommodate the total demand for y Parking generated b y the apartment • designated for urbanization. Specifically, the property was designated as one necessary for meeting the housing needs of the community. r A further indication of the community need for this pro" ?� posed zone change is indicated by the results of the Tigard Urbanization Study. This study was completed in November of 1977 with the pur ose of establishing a p establishing P" ,. propriate urban growth management techniques. It is reported in the study that the result will be establish- ment of an Urban Growth Boundar y for Tigard (immediate and longer range) , amendment to the Washington County Comprehensive Framework Plan and recommendations of urban growth management strategies to CRAG. Based on a detailed analysis' of all pertinent facts including areas of significant new development, the Tigard Planning Commission has approved the site area for immediate urbanization. The study °found that within area 10 (the area Within Which the site is located) .` there are 64 gross vacant acre s, a. potential for 257 additional dwelling units, and capacity for 822 additional people. This study and the action by the Planning Commission confirm r°evious actions that indicate a public need �� p" P for this land to be, developed ed, for residential C. Alternatives to the Proposal 4 There are two different ways to look at the concept of , to the proposal: alternative sites within alternatives t ) the area for the proposed development and alternative proposals for the subject site -29 . fl .+.•anw+...:wwaK+a+�....arm'hkkll ktYtF7S7ik'76^.k{MSXki+, [w@ i:i hu:IC::NGrF-FY,"iRMILS..I.,yi I. Alternative Sites within the Area The issue is not applicable in this case since the property has been annexed to the city and the zones requested are compatible with the Community Plan. • Even though there are other sites zoned A--7 and A-2 .r in the immediate area, the issue of alternative ,• locations for R-7 and A-2 areas was addressed during the plan preparation. stage. This was reevaluated and confirmed as recently as May 17, 1977. It was decided at the time that the proposed • . property and not some alternate site should be • developed for residential purposes. Additionally, most of the R-7 and A-2 sites in the area have either been developed or have recently been approved • for development. 2. Alternative 'Uses of the Site The consideration of alternative site uses must ' • include us et other than low and medium density residential development. Possible alternatives Might include commercial or office developments. Both of these uses have been carefully provided for in the Tigard Cot unity Plan. Regarding community shopping centers, the Plan states that the desirable land area is 8 acres. Such a site has been approved at Scholls' Ferry Road and s. w. 121st and for the future on Sdhollls Ferry Road at ro. r app �a.zriatel S. W. 145th. Office commercial develop ent- is planned for the central business district along U.S. 99W near Washington Square and along Ore. 217. The total area provided for will -3d- ., ..,-a.+iT.r"w.y...P,,,.„+i.a.,,.w.rr5 4 .r+rre ,w..,.,..<.,....-..... _,,:;,.•,,,+..«w...,«.,r-..,_..»...,.....w .� .. .,.. .....•. r.., ' .. ` , - 4 r n..n ., ,.Tr...rf.• .4.r..........ne-r-.r...t lr-x. n 1 • 4. Urban medium-density residential area will be developed loped with paved.. treats, curbs and gutters, and walkways, according to city or county standards.. All utilities will be placed underground. 5. Development will coincide with the provision of public streets, water and sewerage facilities. " 6. Planned ,'unit development will be encouraged on ` tracts large enough to accommodate ten or more dwellings. 7. Establish high design standards for signing and appearance/ f ; including the landscaping of setback ► areas and the designation of access points. Discussion I. • sa Policy 1 allows a maximum of 12 dwelling units per gross acre. For the 11.2 acres designated for mUlti-family on the subject site this equates to 132 units. The proposed i} . ' . • development will be compatible with this density provision. Policies 2, 3, 4, 5 and 7 are performance standards that will be met. Policy 6 will, be complied with by approval ` of this application. B. Commtnity Need and/or Public Benefit p •. The need for the residential development of the subject property is best demonstrated by the city's COmmunit Plan which set citywide development Policy, The plan estimates population levels will increase to 74 ,000 by 1990 Based upon .this growth and other assumptions spelled out in the plan, the subject property was �nmm'Anw.wxg5 k ✓'N4p.el'+hfiL"4^Y YM^'rsNY�*+•W+Mb. ««n5,. «r».• r+-°• «r+".mhw.«ww „ruwytw.acs.u.+.wuwwµi•�Mr qwl „AA"L'A:3A.«eYl+'tl:N[91'.,::fgWwr.r.^.tit..N;wY{..MwW ,1r - • meet city needs for a long time in the future. The residential use of the site as identified in local plans remains totally justified. D. Development Impact 1. Public and Commercial Services The requested zone change and subsequent development of the site as proposed will not significantly in- • crease the demand for public or commercial services. The Tigard Water District has stated that water service is available throughout the Tigard Urbaniza- tion Study area. It is the district's policy to allow extension of main lines, at the landowner's expense, to provide additional connections. . (-47 The Urbanization Study reported the following with regard to sewer service impacts "The City of Tigard and the Unified Sewerage Agency have a Contractual agreement for the provision of sewer service whereby most service faclites� vr by the USA the city, and major lanes are provided b y . . . According to USA, there is adequate treatment plant capacity at "'. DUrhat and sufficient interceptor line size to u serve a much greater population than projected." ' Sewer service tO the site area Will require construc- tion of the Scholls Ferry Trunk which will be provided; by a group of developers. Becatse of this the ]impact • on sewer 5erviC' e can be accommodated. Polide'lr fire and other public serVices are already adequately rovided to the site and development will.. 1 (4,„ hot create shortages or csPactY probyerii5 -31 orrrto pAwnm"NH,+�nni,r•rta4trbWm,,;,� V,wwsYrr`.'rYC•c4r..,r -r yam. v R• ' ::- Commercial facilities are well established in the Tigard central business district, near King City and Washington Square Additionally, adequate neighborhood commercial centers are now available or will be to serve this site without undue impact. Traffic generation from this site is estimated to be 1,152 trips per day. The existing circulation system should be able to accommodate this increase. Refer to TI. B. Program Elements, on pages 15-21, k' inclusive, for further description of impacts on lo} a p P 11 public and community facilities 2. Property Value 9 The " im rov signifi- cantly to the site will s� ..�w, proposed p g cantly increase the total valuation of the site and will increase the property tax revenue way beyond today°s" levels,, The effect on Tigard's tax base will be positive. 3. Natural Environment There is a need to provide healthful, safe and aesthetic surroundings and conditions for the p particularly...particularly as associated with new develop- ment. The development of this property will fulf ill • this need by providing quality housing Within a . nt will be in compatible The development• table setting T p keeping with similar developments in the area. ..,....,a,.....,.... ....:,,_ ...... .."., :.• :.i,:: .'.y' A3_4••YI:4 i4:-r'4•4-rlW :,L 4ki•';' d M car:i:+W14i..4Li.:..lL'r-w,:{'.'.W-•+-v«x•.•4-4C",.44••••.. y.•+Rw++v YtY.L li4ww}•w.1iM4 4•44YMA,jy..:'.,• 'LlWrriklt ', r.k. !a.«mtir'Pear NnV,ry.•hwnr.wy..... ...,......,_...:.........c..,,..u..y,•.`;...-.,n.+....,.yri,a-- ,.a..:"c W[.H?! ,, , K *Y'Mn?""^°I' w•rvH•«..p}.n,•rxtp �' m..�fit.'n'sdbaww.�::daas.w.s'�k, • ( / (: 4. Adjacent Sites, Occupants, Activities, • and Immediate Neighborhood The proposed development will have some impact on the adjacent area and residents. The single family development on the south and north P parts of the site. is the least intensive type of land use category and thus will have the least impact on adjoining j residential developments and the residents. The multi-family area, as part of this proposed planned y development, will be developed according to stipulated design standards. These standards are intended to r minimize any _negative impact on surrounding land and residents. The Pedestrian and vehicle circulation systems will be designed to provide for privacy of residents, minimum pedestrian-auto conflict, and (: convenient access to activity areas. The traffic i generated from development on this site will fit into a collector and arterial system that has a y s minimum impact on surrounding areas B LCDC Goals Based on tCDC legislation, all developments in the CRAG M Y area must be in cohformance With all CDC goals. A discussion of each follows Goal 1: CITIZEN INVO `rV MENT and. Coal 2: ILA/q) USIE1 PLANNING Y41 f 4k1 These gals are friet by the ct of Ti gar g y g s and Washington County's ptthlic involvement and planning v33: 1� NY+IW .M•.RlAj L,'Y w..e,ynw. ~ n i •.�1M.• F.L.f•+n^iaz,lA+'n,+a " T "'••`r',Mr.xAa 4w+r: '.{»vv/6'..6+:J. ':.11• I, s ' • T • , y processes The N.P.C. and .C.P.O. programs, informal •, '. ; ' meetings and public hearings provide the basis for adequate citizen involvement in land use planning decisions. Goal 3: AGRICULTURAL LANDS March 10, 1978, LCDC approved an ,Interix► L. Immediate Growth Boundary (TIGB) for the CRAG area. property The subject ro , ert is within this boundary. All ' .. . lands within this boundary are urban and exempt from E the P rovisions of this goal. The I1GB is to be re- placed by the Urban Growth Boundary by the CRAG Board , in October, 1978. The subject site is well within '4,1110 CRAG UGB, • i Goal 4: FOREST LANDS { There arse no "fores t lands " s on the property. Goal 5 : . OPEN SPACES, SCENIC AND HISTORIC I, AREAS AND NATURAL RESOURCES This goal z,e uires that these resources be preserve and protected to promote healthy and attractive environments. The property has a parcel which Wi1.l be preserved. The Site is planned for Urban development by • public agencies y also public park and open space 'lane r will be avai,lab :e on land adjacent to the east (summer d� Lake) acid to the south (Morning Hill) , f' • 6 Goal AID, WATER AND ZW+ANtJ gESaURCE QJALSTY,' 14., The proposed development is in conkot ance With • 1 i I this Goal, • • V Vi ® Housing will be provided on land designated for immediate growth which is in close proximity to employ- , ment shopping p p and educational facilities. •This will r ll reduce the need to develop on land further out. thereby reducing the air pollution potential connected with . ;- ,,• • it •..•, longer travel distance. o Drainage e and water run-off will be controlled in j� accordance with applicable laws and regulations. The development will not exceed design capacity of public facilities available to the site. o Approved sewerage disposal will be available �' a through a public sewer system. • Goal 7: ARET,S SUBJECT TO TO NATURAL Y ,; DISASTERS AND HAZARDS Due to existing soils, topography, drainage and other physical characteristics of the property, natural disaster or hazard potential is minimal. No new hazards will develop as a result of such things as 7: r increased storm run-off from street paving, etc. E,. . N, NEEDS Goal 8 S a RECRFATlO AL Adequate recreational prograrris are provided b y local Pkiblic ag encies. Additionally, ws lr. kways tare jogging walking and bike riding will be grade available • A as part Of ',the developmont as will recreational open space, pa.rtid.tlarly in the multi-family areas. •..4..».�.......,1,•L...........r..m�wrw«�x;tiir .` c.r. o r ..,,m. _..»... „ waew.i.ar.wrrrw.rrrrw...uww .., .,., ., ,... a ,,::r. .. .... u ` is Goal 9 : ECONOMY OF THE AREA The site was formerly the location of a horse, back riding academy. This has since been discontinued. Economic gains from the site are therefore limited to tax revenues generated. These will increase substantially • with development as well as providing several construction related jobs. Construction of on-site improvements will benefit the economy without detrimental effects upon materials, labor, .transportation or non-renewable resources. Goal 10 HOUSING The whole concept of this development as a single and multi-family residential environment meets , the intent of this goal. , C. . Goal 11 : PUBLIC FACILITIES 1'. y The provision of public facilities to this property can be made in a timely, Orderly and efficient way. A detailed discussion of the provision of sewer, water, drainage, police and fire protection, libraries, and schools can be found in tithe., arts of this zone Change proposal. } Goal 12 TRANSPORTATION Current capacities on 15th when compared to today' s traffic levels indicate no problems serving the property. Future impro ale,nts, including the extension x ' ti ,0 .135th to the south, . ,., only improve the current kj f; level of 'service. , r' .�f�;kei�wtglCfl"ffi gr„CS'rTC'�;',..,..-.,a.,.M.,w,..«..• ,.wa+w.r.»..... .W. ... ..�,• », ,. _.._ � ,. � �� , a Goal 13: ENERGY CONSERVATION The provision of housing within the proximity of existing employment, shoppingf commercial activities, recreation and educational facilities decreases the need to expend energy resources to reach such needed services r from land not now designated for urbanization. The actual housing construction will also include many energy saving techniques and procedures. • Goal 14 : URBANIZATION The intent of this goal is to provide an orderly and efficient transition from rural to urban land uses. This process is well underway based on the urban designations placed on the property by CRAG, Washington • County, and Tigard. Additionally, LCDC has approved the .arid for immediate urbanization. This latter action has, in effect, met the provisions of the goal. In conclusion, the proposed zoning action aad subsequent land development meets LCDC goals and conforms to the other` zone ,• change criteria mandated for consideration in this decision. The regUes ted action i8 in the best !itterest of current commUnity I '.__ ]_nvetments d the environment, and economic and social need of c< 4. the surrounding area0 A W• , . ,. ZONE iICINGE - CONDIT ")NA1► USE - ,VARIANCE 'FE( )RARY USE NON-CONFORMING ' USE REQUESTS .. APPLICATION ,,.,. . File #r '24 44/-9 9/ b • Fee Recd. Tigard Planning Commission 639-4171 Receipt #`_ Date Rec'd , '..' 1 2420 S.W. Main St. , Tigard, Oregon 97223 .� By_ PLEASE PRINT IN INK OR TYPE 1. "Appr in Pra.ncipa o 4 unary Development Plan and Program. • Action Re quested 2. Zone change from RS-1 County to R5-PD and A2-PD. Applicant 's Name Krueger-Developw n --' y Phone 292-5178 ho Applicant 's Address 2041 S.W. 58th Avenue, Portland, OR 97221 (street _ (city) (state) (zip) 0 - Owner's Name same Phone • .,• Owner's Address (street) (city) (state) (zip) Applicant is: Owner X Contract Purchased Developer Agent . Other Owner Reco ni .zon of 'a 1 cation. g pP k.. • DATE: May , , 1979 signature of owner(s) Person responsible for appliOation A.P. nkendorf, Be.nke..ndorf & Associates '620 S.W. Fifth Ave. Portland, Or eg on 97204 ' (street) (city) . (state) (zi p) Tax Map #1S-1-33b Tax Lot(s)100,'‘500,,. 600, portions 3. r PROPERTY INVOLVED � �, ' s P • Are 3�o8i- 601 &602 acres , ' Address Fist o 1.35. Perry r ( ) 135th' ��-ureen Scholl,. � � Walnut St Existing Buildings - n,�`s ( and type) yne .ter :,.y ...... ,., ... .:..... ... .... Current zonin g RS=l (Wash. Count} ) , 'u r r e n t s �� former' acarieny n Applicant's P Applicant 's Single family & rniatifamiiy Proposed Ztnin R5 PD and A2 D Proposed Us;e reSidential planned. developt7ent with park ,.. SUBMISSION y Title Report � `asanow Reuireient Iy �t ry��-� }�,�r s ntQU I RtagN 'S a..^ ' r , . .. .Legal Description ,._. Vcxnity ma,p' Tax map Site DeVeiOpment Pia Site Plan lam i4 .r ,._.. I 1 FLANNEL) DEVELOPMENT FILE CONTENTS ` PO l:; • ���///��� II � •, SEA: AE. ,C? .Ix..N..rN...ww..Nr.�«« .,r....«K:.r«r.w{.::1.»N. . IL Er SIDE RIGHT SIDE ? • 1x.x•r..iw....•»,. •x.Nru.•x:i:»u•«xiNY:Nlxrx•wNJN1N«•NNxw» xxx«,N«Irr r•x•r. »uu•IY�rlrr.uxxl.w•x•«•«•xx«:x»•«x•1NMwwN•»x...w.NNiN1M /1 •u..::l.«x«N IIUN11 ur ' Assessor' s Map Maps/prc+l:i.mi;riary Plat , , r � . 4� Natv fir ation Legal Des Lp ian/l' »( a Surrounding Property Notice Lotter of Authorization Affidavit of Matting Copies of Correspondence with Applicant ■. Ac r�y/NPC Notic Public Input Affidavit of Publication Agency/N1�4 Crirtlm�airt3 ■ / 1 ' {ei.l Ar1iclSr/N; tic fr om I zit-�" d .xw:. xx.» .......i.4.... 1 /Application/Narrative '/ Minutes of Meetings jinni Action Notice` .. pl arir� i"igraritniils .r�r�..Nbtc ' j� �' , City ty Count i l Nl,l ate N.N.4.u:u; 1.444N16.4.4N.14.4101...1w.Nr.:. , •. Re so l ut icr No Date ,. . ................ w».,N».Nl.:w\:.»N,N1N: xr..:ll»L...I....1 I:.... f . Ordiharito No. Date '.. . «.«w.l«I.«r ..Wr.W1....:i/.u.{U..4� 1N+rwlxNlwl lw11Ni1N.{:,»�N.N{I.:fi.+ jt ,,.• E d60 gam p A p♦ tr j N .I, SUMMARY I'Appovod „ Denied it No. of Lots ..wl{«.«r.4$.1.. y • f No 1 o of 1 has ;�p �.i 44 tb`^ /`J 1li.NNtif:::i».:11'. ',:,1:W N...1ri WUNIW4+x.NW:.»....wu111.\4Y......+.. , h ?, fir' ,1 tat R000rdirig Nme '...wuura+.Iw»..r.:.acwuwo.,5.,1. ,,,. . Otio ago No. & 1at ixw.i«w14..44,1•i.41i.iii{..�I{1.1...I+iiWi1.14w1w%��.IIN.Ii.illiiYL Z Add it iohat Phase! Recordo ...__ ' , way 1.� _.,�..... 1, (pate) (Book/Page No.) i :F, , (Date) (Gook/Pagr No. ) < , 1(L,/bjs(O8i6 p