Ordinance No. 77-38 ,r
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CITY OF TIGARD, OREGON
ORDINANCE NO. 77- JY}
AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY
URBAN VILLAGES FOR AN AMENDMENT TO THE 1970 ZONING MAP OF THE CITY
OF TIGARD CHANGING THE ZONE DISTRICT OF A TRACT OF LAND DEPICTED ON
WASHINGTON COUNTY TAX MAP 1S1 34B, TAX LOT 500 FROM WASHINGTON
COUNTY SUBURBAN RESIDENTIAL (RS-1) TO R-7 PD, RESIDEN-
TIAL PLANNED DEVELOPMENT, AND ADOPTING THE ATTACHED EXHIBITS A, B,
AND C, AND FIXING AN EFFECTIVE DATE.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: Finding that the lands hereinafter described have been
heretofore and are now classified as Washington County
Suburban Residential and further finding that pursuant to prescribed
procedures, the above stated application for zoning map amendment
was heard in public hearings held by the Tigard Planning Commission
on March l and March 15, 1977, and all interested persons were there
and afforded an opportunity to be heard, and thereafter the Planning
Commission filed its report with the City Recorder, which recommended
denial, a copy thereof hereto attached and by reference made a
part hereof, and, further, finding that, after due and legal notice,
public hearings were held for the City Council on April 25, 1977 and
May 9, 1977, and that at said hearing the applicant and all the par-
ties desiring to be heard were afforded an opportunity to be heard(-
and present and rebut evidence with respect to said application , and
further, finding that, based on evidence, both oral and documentary,
and on the record of said hearing before the City Council and Plan-
ning"Commission, the Council has made the following substantive find-
ings:
A. That the application conforms with the Tigard Community
Plan, 1971 as adopted in that :
1. The request will permit densities that will economically
support the costs of necessary public services and
facilities, such as paved streets, pedestrian ways, and
utilities.; and
2. It will permit a variety of housing types to meet the
needs of different family size and family income.; . and
3. Adequate water and sewerage facilities are available to
serve the proposed development'.; and
4. With the attachment of appropriate condition, which
Will assure the improvements of abutting streets, ade-
quate street facilities will be available to serve the
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proposed development; and .
B. That the applicant shown a community need for the proposed
zoning through oral and written testimony by providing va- '
cany rates for existing apartments in the neighborhood; and
C. That with the requirements embodied in Chapter 18.58 of the Ti-
gard Municipal Code (Design Review) there will be minimal
adverse impacts on adjacent sites, occupants or activities
or on the immediate neighborhood that cannot be mitigated
successfully by the attachment of appropriate conditions; and
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D. That the proposed location is most suitable for the applicant 's
proposed development in that it will provide a density buffer
from the proposed shopping center on an adjacent site to the
north and is most appropriate for the site in that it is t
bordered also by a collector street; and
E. The proposed lotting, building grouping, and location af-
fordrbetter development than would be available under stand-
and zoning and subdivision requirements of the Tigard Muni-
cipal Code and can best be developed as a planned unit de-
velopment; and
F. That the applicant has submitted testimony which state that
the project can be substantially completed within one year.
Section 2: THEREFORE, pursuant to the requirements of Chapter 18.56
of the Tigard Municipal Code , the applicant 's request
for an amendment of the Tigard Zoning Map of 1970 to zone those lands
described in the attached Exhibit "B" for residential planned devel-
opment is hereby approved subject to the provisions of 15.56, Planned
Unit Development Zone of the Tigard Municipal Code as embodied in or
exhibited by the documents submitted and identified as follows:
Exhibit "A" - Staff Report
Exhibit "B" Legal Description
Exhibit "C" - General Plan and Program
and further subject to the following conditions:
1. A half street improvement be installed to City collector
street standards on S .W. 121st Avenue,
2. The applicant agree to the vacwtion of S.W. 122nd Avenue if
and when this is deemed necessary by the City.
3. That the sidewalk constructed adjacent to the street be
eight feet in width (minus curb width) to accomodate the
pedestrian and bicyclist'.
ORDINANCE No. 77-38
3
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4. That a berm be placed adjacent S.W. 121st Avenue and S.W.
Springwood Drive.
Section 3: This ordinance shall be effective on and after the 31st
day after its passage by the City Council and approval
by the mayor.
PASSED: Byajo vote of all Council members present this
���_ date of 1977, after being read three
times by nuRer and title on y.
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Recorder - Cit f Tigard
APPROVED: By the mayor this 13 day of -111 n 1977.
Mayor - City of Tigard
{�rri�A�CI+7�ltiCR No. 77-3$
STAFF REPORT ! j f l �✓
AGENDA 3, ,
TIGARD PLANNING COMMISSION
March 1, 1977 - 7:00 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: ZC 14-76 (Commonwealth/Glazer)
REQUEST: A request for a zone change from Wash . County Suburban
(SR) to City of Tigard Single Family Residential (R-7) with an
overlying Planned Development (P.D. ) to permit six quad houses
(four plexes) .
LOCATION: S.W. 121st Avenue, south of S .W. Springwood Avenue
APPLICANT: Commonwealth Properties/Howard Glazer
I . i BASIC FACTS:
1. The site is designated "Urban Low Density Residential." on the
Tigard Community Plan and zoned "Suburban Residential" (Wash.
Co. Tax Map 1S1 34B, Tax Lot 500) .
II . FINDINGS:
1. The applicant is requesting a 24 unit planned residential de-
velopment on 2:755 acres parcel.
2. The site was annexed to the city in 1970 (Ordinance #70-8)
but city zoning was never applied. A C-4 , Neighborhood
Commercial Planned Development has been approved for the three
acre parcel to the north.
3. The site is relatively flat with surrounding land uses of R-7
Planned Development (Englewood) , C-4 and county zoning RS-1
(one acre minimum) on the recently annexed parcel west of the
site.
4. The Planned Development zone requires a minimum lot size of
four acres unless the Planning Commission finds that unique
site characteristics are present which justify consideration
as a planned development . At the �bruary 1, 1977 meeting
the Planning Commission found that this site qualifies .for
planned development consideration because it is bounded by
streets on four sides and is adjacent a proposed shopping
center.
5. The applicant proposes a density of eight units/acre. The
Tigard Community Plan specifies an average density of four
units/acre. In the past the Planning Commission has inter-
preted the density limitation to allow some duplexes inter-
spersed throughout the low density areas when abutting collector
and arterial Streets. Accepting the fact that the location
qualifies this property for duplex density of one duplex per
10,000 ;square foot lot, 12 duplexes or 24 total units could be
constructed with an approved conditional use permit. Using
the density computation in the Tigard Municipal Code for a
t
STAFF' REPORT
AGENDA #3
TIGARD PLANNING COMMISSION 1
March 1 , 1977
Page 2
i
planned development this site could support a maximum of 25
dwelling units. The applicant's request for 24 units is there-
fore in conformance with the density standards of the Tigard i
Municipal Code, provided the Planning Commission finds that
this s -.e is appropriately situated for duplex densities.
6. S.W. Springwood Drive is fully improved. S .W. 121st is in
a substandard condition and S.W. 122nd is roughly more than
a gravel path which is being contemplated for vacation. The
applicant has stated his willingness to complete a half street
improvement on S .W. 121st to City collector street standards
and to consent to the vacation of 122nd if and when this is
deemed necessary.
7. In addition to the site development information submitted with
his preliminary application, Mr. Glazer has provided the
attached response to several issues raised by the Commission
during preliminary review of this project. These -issues were :
- appropriate density for the site
one story vs. two story units !
r
- methods of assuring children ' s safety ¢
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_ - vacation of 122nd.
The applicant has addressed each of these issues to the
satisfaction of staff.
M E
8. The one omission from the applicant 's submission is a list of
deviation from the requirements of the R-7 zone. This zone
permits duplexes on separate 10,000 square foot lots . Mr.
Glazer is requesting 6 four-plexes on one 2.75 acre lot. If
approved, this code deviation must be listed.
III . STAFF RECOMIENDATION:
Staff recommends approval with the following conditions :
1. Half street improvement be installed to City collector
sureet standard on S .W. 121st Street.
2. Applicant agree to the vacation of S.W. 122nd if and when
this is deemed necessary by the City.
3. That the sidewalk constructed adjacent the street be eight
feet in width (minus the curb width) to accomodate pedestrian
and -bicyclist.
4. That a berm beplacedadjacent S .W. 121st and S.W. Springwood. -
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Planning iJi►i i:nc inaorin liIfIJSUrvcU n
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REGISTERED {'
PRO>i ESSIONAL
LAND SURVEYOR
OREGON
JULY 17. 1970
Legal Description L HRIA94OE1GART 10953
For
Commonwealth Properties, Inc. June 21, 1976
South Englewood Commercial
Situate in the northwest quarter of Section 34, Township 1 South,
Range 1 West, Willamette Pleridian, City of Tigard, Washington
County, Oregon, and Leing described as follows :
Be-inning at a point on the east right-or-Way line of S.w. 122nd
Avenue said point being N1390 54'50"E a d;_staitce of 1077. 94 feet,
and 1\10005 '42"t•1 a distance of 40. 00 feet from the west quarter
corner of said Section 34, and running thence NO005 '42"1-1 on
sa_i91 east right-of-way line a distanc, of 545. 10 feet; thence
.-09 5227"E a distance of 220.00 feat to a point on the west
riaht-of-way line of S.?J. 121st Avenue (CR ;12005) ; thence
SO 07 ' 33"E on said right-of-way line a :distance of 545. 25 feet;
thence S009054 '50"W a distance of 220.30 feet to the point of
be�i.niiing containing 2 . 755 .:ores more or less.
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I'rngrnw and Project Development \LL
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Howard Glazer AIA
ARCHITECTURE
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2068 nw Flanders Street PORTLAND,OREGON
97209 E
(503)227-3176,223-0902 1
February 14, 1977
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City of Tigard
P.O. Box 23557
Tigard, Oregon 97223
Attn: Richard Daniels, Associate Planner
Re: Zone Change ZC 14-76
Dear Mr. Daniels:
As requested by the Tigard Planning Commission at their February 1
meeting and as outlined in your letter of February 10, I am provid-
ing additional information concerning the specific issues discussed.
1. The site plan has been modified to include landscaped islands
in parking lot and additional landscaping alonq west and south
perimeter.
a
2. Appropriate Density for the Site
The staff report of February 1 indicates a maximum permissable
density of 25 units under the existing terms of the Tigard Com-
munity Plan and the Tigard Municipal Code. This is using a du-
plex density which the report indicates is appropriate for this
site.
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In my professional opinion a density of approximately 8 units
per acre is considered light to medium light and does not begin
to approach the more usual apartment density of 12 to 16 units
per acre. A density of 8 units per acre is particularly ideal
when the units are two story tcvnhouses and can be grouped to
allow very ample open play areas. This density would be less
desirable with single story units on individual lots. ,
3. One Story vs. Two Story Units 1
The recent marked popularity of two story townhouses is the re- F
sult of a number of factors.
A. Land coverage is reduced by 50% - sometimes more. This re-
duction permits much more landscaping and usable open spaces.
This is especially desirable where there are children who re-
quire ample play areas.
B. Two story townhouses are well suited for fa*nily living since
the separation of activities is easier to achieve without
undue wasted circulation space. It is also possible to main-
tain a sense of "houseless" and individuality.
-2- February. , 1977
City Tigard
Mr. Richard Daniels
C, The increasing awareness of energy conservation adds to
the desirability of two story construction. The great-
est heat loss per square foot of surface is through the
his area
roof. Minimizing trelaTheequadhousevolume to the plan utiliz-
building requires less energy. '
` Con-
ing common walls on two sides also contributes to this con- i4
I servation. These common walls are of double construction
and sound insulated to insure complete privacy.
D. The design proposed incorporates a private covered patio
for each individual unit in addition to a fenced open
patio. This combination would be difficult and expensive
in one story construction.
E. Two story construction is common in the immediatere
houses and apartments. Thep posed
both single family
townhouses are completely compatible with the surrounding
neighborhood. Moreover, the site isseparated
sfrom
single
)
family
housing by both the abutting collector
and the church property directly to the east.
3. Economic Impact of Reduced Densit
A. Fewer than 24 units would make it economically impossible
to provide the on-site management that is desirable.
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B. Since the total cost of the site is fixed, a lesser density f
would raise this per unit cost prohibitively.
4. Methods of Assuring
Children'
s Safet
A. The relationship to 121st is minimized by locating play
areas at the opposite side of the site. hetownhouareases
themselves are also set back beyond the parking
which
acts as an additional buffer.
B. The topography of the site pro JL
a fairly steep bank at
the north end adjacent to Springwood Drive. This bank will
be p_lanted with material that will act as a physical as
well as psychological barrier between the site and the shop-
ping center to the north.
5.- Vacat-ion of SW 122nd
it is an excellent idea.
Sincerely,
i
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Howard Glazer, A A
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RE; 12.1st near Scholls Ferry Rood {
Pielimin-cry Development Plan and Program
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1 . Plan Elements
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A. Residential family units in the form of 5 quad 'houses. Density to
be 8 units per acre, a total of 24 units.
B. Six separate buildings with four townhouses per building.
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C. Circulation patterns - see site plan.
D. __ Parks, playgrounds, open spaces - see site plan.
E. No unusual natural features.
2. Pro,roin Elements
A. Head for this housing deiermined by the State of Orecon Housing
Division.
B. Develap,.ent to be built and mcnoced by Urbon Villooes/Greoan.
(' See above. .. _
D. City sewer.
E. On-site lighting throug''out.
F. City water.
G. NO publtC iron5pvrivitan W'Ithin lone-mile at presis
ent. Tri-!Viet
expected to extend run on 121St within -�tvvo or three years.
F. !e distance
H. Com nunity rocilities are all evarraole within o reasonDbt_
N=ichbarhood snz)oping center planned directly nortn.
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I. Canstructton is ptcn^ea fig Begin in Mi y, to,.7
7.
J. The Architect for the protect is Howard Glazer AIA. He is also a
member of the group who will develop and menage the property.
Londscooe Architect and Site Planner is William Roth ASLA.
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