Ordinance No. 77-80 � g
CITY OF TIGARD, OREGON
ORDINANCE NO. 77-.SX) __
ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY
HALLBERG HOMES, INC. FOR AN AMENDMENT TO THE 1970 ZONING MAP OF THE
CITY OF TIGARD, CHANGING THE ZONE DISTRICT OF A TRACT OF LAND DEPIC-
TED ON WASHINGTON COUNTY TAX MAP 2S1 11D AS TAX LOT 1300, FROM WASH-
INGTON COUNTY RU-4 TO CITY OF TIGARD R-7 SINGLE FAMILY RESIDENTIAL
AND ADOPTING EXHIBITS "A", "B", AND "C" , GRANTING THE APPLICATION
AND FIXING AN EFFECTIVE DATE.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: Finding that the land hereinafter described have been
heretofore and are now classified as Washington County
RU-4, and further finding that pursuant to prescribed procedures, the
above-stated application for a zoning map amendment was heard in a
public hearing held by the Tigard Planning Commission on July 26,
1977, and all interested perso,aa were there and then afforded an op-
portunity to be heard, and thereafter the Planning Commission filed
its report and recommended approval with the City Recorder, a copy
therefore hereto attached and by reference made a part hereof, the
Council adopts the following substantive findings:
A. There exists a public need to apply City of Tigard zoning to all
parcels of land in the city in order to ease the administration
of land use regulations and assure consistency throughout the
City.
B. The proposed R-7 zoning district is compatible with the surround-
ing zoning and conforms to the "Urban Low Density Residential"
policies of the Tigard Community Plan, 1971 in that it limits the
maximum overall density to four dwelling units/acre and with the
attachment of appropriate conditions, the adequate provision of
public services to serve the proposed development can be assured.
C. The extension of sanitary sewer and water lines will coincide
with development .
Section 2: THEREFORE, pursuant to the requirements of Chapter 18.88
of the Tigard Municipal Code, the applicant 's request for
an amendment of the Tigard Zoning Map of 1970 to zone those lands des-
cribed in the attached Exhibit "A for Single Family Residential (R-
7) use is hereby approved, subject to the provisions of Chapter 18.20
(Single Family Residential Zone) of the Tigard Municipal Code so em-
bodied in or exhibited by the document submitted and identified as
follows:
Exhibit "A": Legal Description
Exhibit "B" : Staff Report
Exhibit "C" : Program
ZC 25-77 ;
and further subject to the following condition :
1. 15 feet be dedicated along this property for street improvements
to S.W. Hall Boulevard.
Section 3: This ordinance shall become effective on the 31st day af-
ter its passage by the Council and approval by the Mayor.
PASSED: By IM44-1,111-1 vote of all Council members present , after being
read three times by number and title only this .2.2- day of
1977.
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Recorder - City of! igard
APPROVED: By the Mayor this oz.z day of Q„4<<s� 1977.
- City of-Tigard
{7i-cs.cJH. � v�<vurtc� l
Page 2
Ordinance No. 77- Zo
ZC 25-7Z
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DESCRIPTION
Proposed Annexation Parcel - T.L. 1300
Real property situated in the County of Washington, State of
Oregon, being a portion of the Southeast Quarter of Section
11, Township 2 South, Range 1 West of the Willamette Meridian,
-described as follows:
BEGINNING at a point on the Westerly right-of-way line of
STATE HIGHWAY NO. 217 (60'wide) , said point bears South
2189.26 and West 30.00 feet from the Northeast corner of the
Soloman Richardson D.L.C. No. 44; thence along said Westerly
line South 0'56' West 549.99 feet; thence North 89057'West
754.87 feet; North 0'56 ' East 549.99 feet; thence South 89057 '
East 754.59 feet to the Point of Beginning.
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STAFF REPORT
AGENDA 5 .2
TIGARD PLANNING COMMISSION {
July 26, 1977 - 7: 30 P.M.
Fowler Junior high School - Lecture Room f
10865 S -W , Walnut Street - Tigard, Oregon t
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DOCKET: Zone Change ZC 25-77
REQUEST: For a zone map amendment to change the zoning designation
from Washington County "RU-4" to City of Tigard "R-7" ,
Single Family Residential for a 9.15 acre parcel F
LOCATION: Between Sattler and Durham Road on Hall Boulevard (Wash.
Co. Tax Map 2S1 11D, Tax Lot 1300)
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APPLICANT: . Hallberg Homes, Inc.
I . BASIC FACTS:
1. The applicant is requesting the application of Section
18.20 (Single Family Residential) of the City of Tigard
Municipal Code to a recently annexed (June 8, 1977) , 9.15
acre parcel. s
2. The site is designated "Urban Low Density Residential"
on the Tigard Community Plan, 1971. Applicable policies
from the plan are as follows:
Policies and standards:
(1) The maximum overall density of development will be
four dwelling units or 12 persons per gross acre.
This amounts to a standard of 7,500 square feet of
'land per dwelling unit, allowing for streets and
other open space. Some areas will have a lower den-
sity owing to topography, existing development pat-
terns or the desire of individuals to own a larger
lot.
(2) Residential subdivision will be developed with paved
streets, curbs and gutters, street lights, and walk-
ways, according to City or County standards. All
utilities will be placed underground.
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(3) Development will coincide with the provision of pub-
lic streets, water, and sewerage facilities: These
facilities shall be (a) capable of adequately serv-
ing all intervening properties, as well as the pro-
posed development and (b) designed to meet City or
County standards.
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STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
July •26, 1977
Page 2
(4) Planned unit development will be encouraged on tracts j
large enough to accommodate -ten or more dwellings. t
Planned unit development will permit a degree of j
flexibility in design that will enable a higher
quality of development .in accordance with zoning F.
standards.
II. STAFF OBSERVATIONS:
1. The site is a flat, vacant parcel. Surrounding land use
to the south is a farm house and open field, to the west
and north are open fields, farm land, and to the east and
across Hall Boulevard are single family homes.
2. Water service is currently not available to the site.
The Tigard Water District has a petition before the Port-
land Metropolitan Area Local Govern-ment Boundary Commis-
sion to annex this parcel and parcels to the north, south,
and east into the water district. The extension of sani-
tary sewer lines either from the Summerfield Planned De-
velopment to the west along Durham Road or from the Pem- "
brook subdivision to the north would be necessary. The
capacity of these lines are adequate to facilitate the
proposed densities.
3. S.W. Hall Boulevard is designated on the Tigard Community
Plan, 1971 as an arterial street. Right-of-way width for
arterials is between 80-120 feet. Current right-of-way
for Hall Boulevard is 60 feet. Therefore, an additional
ten feet of dedication would be required.
III. CONCLUSIONARY FINDINGS:
1. There exists a public need to apply City of Tigard zoning
to all parcels of land in the city in order to ease- the-
administration of land use regulations and assure consis-
tency throughout the city. x
2. The proposed R-7 zoning district is compatible with the
surrounding zoning and conforms to the "Urban Low Density
Residential" policies of the Tigard Community Plan, 1971
in that it limits the maximum -overall density to four
dwelling units/acre and with the attachment of appropriate
conditions, the adequate provision of public services to
serve the proposed development can be assured.
3. The extension of sanitary sewer and water lines to .the
site would be necessary before this parce3 could develop.
IV. STAFF RECOMMENDATION:
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STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
July 26, 1977
Page 3
Based on the basic facts and conclusionary findings, the staff
recommends approval with the following condition:
1. Ten feet be dedicated along this property for street im-
provements to S.W. Hall Boulevard.
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A
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ZONE CHANGE APPLICATION
CONDITIONAL USE PERMIT
July 1977
Applicant:
Hallberg Homes, Inc.
Consulting Engineer:
David Evans & Associates, Inc.
1700 S.W. Fourth Avenue
Portland, Oregon 97201
Consulting PLanner:
Benkendorf & Associates
620 S.W. Fifth Avenue
Portland, Oregon 97202
TABLE OF CONTENTS
Page No.
I. INTRODUCTION 1
II. EXISTING CONDITIONS 3
A. Characteristics of the Site 3
B. Land Use Development 3
C. Population, Housing and Employment 4
D. Existing Urban Services 7
III. ZONE MAP AMENDMENT AND CONDITIONAL USE PERMIT 9
PROPOSAL
A. Zone Change 9
B. Conditional Use Permit 9
IV. ZONE CHANGE AND CONDITIONAL USE PERMIT 10
EVALUATION CRITERIA
A. Compatibility with Comprehensive Plan
and Policy 10
B. Community Need and/or Public Benefit 11
C. Alternatives to the Proposal 13
D. Development Impact 15
V. SUMMARY 16
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EXHIBITS
Page No.
1. SITE LOCATION MAP 2
2, EXISTING ZONING 6
3. SITE PLAN 12
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I. INTRODUCTION
The following research and analysis has been prepared to
serve as the basis for evaluating this application to
amend the Tigard City Zoning Map and to grant a condition-
al use permit on 9.15 acres of property recently annexed
to Tigard (T.L. 1300 2S 1 11D) located on the west side
of Hall Boulevard between S.W. Sattler Street and S.W.
Durham Road (see Exhibit 1) .
The applicant respectfully requests two (2) actions by the
City of Tigard:
1. Amendment of the City Zoning map for the subject pro-
( perty from RU-4 (Washington County Zone) to R-7 (Tigard
Zone) .
2. Approval of a conditional use permit allowing the con-
struction of 8 duplexes as shown on the attached site
development plan. (see exhibit 3)
This request is in conformance with the TIGARD COMMUNITY
PLAN for the area and is consistent with the nature of the
surrounding proposed land uses.
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Site Location Man
exhibit 1
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BATTLER
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DURHAM '
bite
II, EXISTING CONDITIONS
A. Characteristics of the Site
The parcel of land upon which the development site is
located contains 9.15 acres and is located on the west
side of S. W. Hall Boulevard between S. W. Sattler
Street and S. W. Durham Road (see Exhibit 1) . The
land is basically flat with a slight slope from west to
east. The elevation on the west property line of the
site is approximately 195 feet dropping to approximately ►
191 feet at the east property line.
At the present time the site is open and used for grow-
ing agricultural crops.
B. Land Use and Development
1. Land Use Plans
The territory within which the site is located is
designated as "Urban" on the CRAG Framework Plan
and the Washinjton County Framework Plan. The
Tigard Community Plan identifies the site area as
suitable for "Urban Low Density Residential Develop-
ment" . The land immediately south of the site is
designated for a community shopping center on the
Tigard Plan.
2. Surrounding Land Use
The lands surrounding the site are generally open
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and in some form of agriculture or livestock pro-
duction. Specifically the lands north and south
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are in similar agriculture production as found
on the site itself. The land east of the site
is devoted to large acreage residential lots
which are characterized by heavy vegetation in-
cluding oaks, firs and a variety of shrubs and
willows. The land immediately west is being de-
veloped for a single family and duplex subdivision.
The land further to the west of the site is being
developed as an extension of the Summerfield res-
idential community. Schools in the surrounding
area include Twality Jr. High and Templeton Ele-
mentary north of the site between S. W. Murdock
and S. W. Sattler Streets and the Tigard High
School south of the site on S. W. Durham Road.
3. Zoning
The site is currently zoned by Washington County
as RU-4 (single family residential development
with 7000 Sq. Ft. lots) . Lands east and south of
the site are also zoned RU-4 by the county. The
land west and north of the site that is in the city
is zoned R-7 Single Family Residential development
with 7500 sq. ft. lots) . See Exhibit 2.
C. Population, Housing and Employment
The 1970 U. S Census reports the following informa-
tion for Census Tract 308 within which the site is
located:
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Table 1
U.S. Census Data
Census Tract 308
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Characteristic Number Percent
Population 4544 100.0
Male 2245 49.4
Female 2299 50.6
Dwelling Units 1688 100. 0
Single Family 990 58.6
Duplex 30 1.8
Multi-family 668 39.6
Owner Occupied 866 51.3
Renter Occupied 620 36.7
Vacant 202 12.0
Substandard 33 2.0
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Persons/Unit 2 .6 ---
Crowded Units 37 2.2 ;
Median Value $24 ,200 --- F
Median Rent 135 ---
same Residence as
in 1965 1106 28 .0
Labor Force 2076 100.0
Unemployed 65 3 .1
Median Income $11,790 ---
Families below
poverty level 41 3.5
5 _ 4
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Existin Zoning
exhibit 2
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Settler 000.0000000.000000000000.000000000000000:
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RU 4
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® city limits
0.00....00.0.000.a0oe0000000000*0000010
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R-7 site 0 RU 4
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000.0...•®®0.00...,0
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RU 4
Durham 0•000000000.0.00.00-
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D. Existing Urban Services
1. Utilities
The site is currently served by the Unified Sewer-
age Agency, Portland General Electric, Northwest
Natural Gas, General Telephone and the Tualatin
RFPD. An existing 10 inch sewer line in S. W.
Durham Road will serve the property. The Tigard
Water District which is the only water purveyor
in the area, has a 12 inch line in S. W. Durham
Road. Application for annexation to the Water
District has been made and is looked at favorably
by the Water District.
Other city services such as planning, building
code enforcement, police protection, etc. , will
be available following annexation.
2. Streets
f Traffic levels on the streets adjacent and near
the site were reported by the Oregon Department of
Transportation in June of 1975 to be 4200 average
daily trips (ADT) for S. W. Hall Boulevard (near
Bonita Road) and 3850 ADT for S. W. Durham Road
(east of Hall Boulevard) . The capacity of these
two streets is approximately 8000 ADT respectively.
3. Transit
Tri-Met provides one direction bus service east on
S. W. Durham Road and north on S. W. Hall Boulevard
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from 6:30 a.m, until 10 :15 p.m. on weekdays and
from 6:30 a.m. until 7 :30 p.m. on Saturdays.
Service is scheduled every 45 minutes during the
day and every 20 to 25 minutes during the morning
and evening rush hours. Tri-Met reports that
ridership on this line -- #43 -- Tualatin Acres-
Tigard- averages 943 passengers per week day.
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IIS. ZONE MAP AMENDMENT AND CONDITIONAL USE PERMIT PROPOSAL
A. Zone Change
The site in question was recently annexed to the city
of Tigard. This zone change application requests that
the county's RU-4 zone be changed to the city's R-7
zone. These two zones are basically compatible, each
calling for about 4 dwelling units per acre. The rea-
son for the request is to complete the annexation pro-
cedure by affixing city zoning to the parcel compatible
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with the city's community plan and to thereby allow the
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residential subdivision and development of the site.
B. Conditional Use Permit
The site plan submitted with this application indicates
the development of 8 duplex lots adjacent to the south
property line of this parcel. The conditional use per-
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mit would allow this change in residential development =
patterns. The reason for the change is to provide a
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degree of transition and buffer from the single family
dwellings shown on the site plan proposed commun-
ity shopping center to the south.
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IV. ZONE CHANGE AND CONDITIONAL USE PERMIT EVALUATION CRITERIA
Prior to the preparation of these applications, a pre-
application conference was held with Mr. John Laws of the
city planning staff. Mr. Laws advised that the applica-
tion should address the three issues mandated by the courts
in the "Fassano" decl6ion and the other criteria contained
in the city's application procedure document. The "Fasano"
issues are:
1. Compatibility with Comprehensive Plan Policy
2. Public Need or Benefit
3. Alternative Sites
A. Compatibility with Comprehensive Plan & Policy
The Tigard Community Plan designates the site area for
Urban Low Density Residential development. The R-7
zone is the city's zone for implementing this plan de-
signation.
The following Community Plan Policies apply to the de-
velopment of the site:
Urban Low Density Residential
1. The maximum overall density of development will
be four dwelling units or 12 persons per gross
acre.
2. Residential subdivisions will be developed with
paved streets, curbs and gutters, street lights,
{ and walkways according to city or county standards.
All utilities will be placed underground.
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3. Development will coincide with the provision of
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public streets, water and sewerage facilities.
4. Planned unit development will be encouraged on f
tracts large enough to accommodate ten or more
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dwellings.
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Discussion: The Site Plan (see Exhibit 3) indicates the
proposals compatibility with the community plan
policies. The total number of lots will be 36
or just under 4 per acre. The density will be
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somewhat higher than this because of the city's
desire to have duplexes developed along the
south property line. All development will be
unc-�rtaken consistent with policies 2 and 3.
C Finally, following the desire of the city plann-
ing staff, PD zoning is not being requested.
B. Community Need and/or Public Benefit
1. Zone Change
The need for a development such as the one proposed
for the subject site is best demonstrated by the
city's community plan which estimates population
levels will increase to 74,000 by 1990. Based upon
this growth and other assumptions spelled out in the
plan, the proposed site was designated for urbaniza-
tion. Specifically, the site was designated as one
necessary for meeting the housing needs of the community.
Additionally, there is a general public and govern-
mental need to maximize the effectiveness of existing
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urban services. Water and sewer mains and other
city services are now available to the proposed
site. It is far wiser and less expensive to de-
velop sites with these services readily available
than to allow development of sites requiring costly
extension of services.
2. Conditional Use Permit
The development of duplexes along the south pro-
perty line of this site will tend to buffer the
single family residential development from the
community shopping center proposed for the tax
lot to the south (Tax Lot 1301) . In addition, the
proposed development pattern will be compatible
with that approved for the land west of the site
and west of the proposed community shopping center.
Finally, in this age of rising housing costs, it
is incumbent upon local government to insure a wide
range of housing types and sizes at as wide a cost
range as possible. Duplex development will only
aid in achieving this objective.
C. Alternatives To The Proposal
There are two differenct ways to look at the concept of
alternatives to the proposal. Alternative sites within
the city for the proposed development and alternative
proposals for the subject site.
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1. Alternative Sites Within the City
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This issue is not applicable since the land has been
annexed to the city and the zone requested is com-
patible with the community plan. Even though there
are several other sites zoned R-7 in the city, the
issue of alternative locations for R-7 areas was
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addressed during the plan preparation stage. It was
decided at the time that the proposed site and not
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some alternative site should be developed for residen-
tial purposes.
2. Alternative Uses of the Site
The only logical ical alternative use would be the ex-
pansion of the proposed community shopping center
site (Tax Lot 1301) . All other uses have been care-
fully provided for in the Tigard Community Plan. Re-
garding community shopping centers, the plan states
that the desirable land area is 8 acres. The site
reserved for this purpose is approximately 10 acres
in size. Therefore, the addition of a portion of
the proposed residential site would not be necessary
to meet community shopping center purposes. The
residential use of the site as identified in the
community plan remains totally justified.
It is also significant, that as time goes on, it
will be necessary for the subject site to be developed
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as planned to help insure the implementation and
economic viability of the proposed community shop-
ping center.
D. Development Impact
1. Public & Commercial Services
The development of the site as proposed will not
significantly increase the demand for public or
commercial services.
The site is presently adequately served by the
Unified Sewerage Agency, city police, Tualatin
RFPD and other city services and will be adequat-
ely served by the Tigard Water District following
annexation. All other public and semi-public
facitlies and utilities are available at the site
and development of the site will not create short-
ages or capacity problems.
r Commercial facilities are well established in the
Tigard central business district, near King City,
and east on S . W. Durham Road near I-5. As total
development continues in the area of the proposed
zone change site and the surrounding area in gener-
al, there will be increased demand for smaller
commercial services including retail and office
space. This need will be met at the proposed
community shopping center site.
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Traffic generation from this site will not exceed
400 trips per day. The existing circulation system
can easily handle this increased burden.
2, Property Value
The proposed improvements to the site will signifi-
cantly increase the total valuation of the site and
will also increase the value of the land beyond to-
day's $4,400. 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
public; particularly as associated with new develop-
ment. The site plan as presented fulfills this need
by providing a landscaped buffer strip along the
south property line between the subdivision and the
proposed community commercial site, and by providing
street tree plantings. The development will be in
keeping with similar developments in the area.
V. Summary
The site plan has been developed to insure a quality
residential subdivision compatible with its surround-
ings and with the Tigard Community Plan. The grant-
ing of the zone change and conditional use permit re
�4 quests will allow the implementation of these plans
consistent with the city standards and regulations.
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shoring nc• re-ative effect on wildlife.
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o Popp stated that he vas concerned with the apartments
and duplexes but saw reed for them. He further stated
tlla1i he Saw no r.'eed to hold up peel lm�raar,' appro J21
before runoff stud—; es were ccmpleted.
Wood moved (Ooldbach seconded) to approve the prelimina3-y plan and
progra:p review subject to staff conditions with the fcllowing
changes:
rlA be modified to permit development of general plan with
phased approval for detailed plans.
-j9 be deleted and adding the following conditions:
16. A thorough hydrologic study be made to ensure that
development produces no adverse impact on dcx%m-
stream properties based on 100 year floodplain.
17. Applicant address issue of adequate play space
for children, especially away from the greenway.
18. Applicant propose some workable maintenance program
for non-homeowner units.
19. A workable plan be developed to assure adequate and
timely maintenance of greenway prior to city ded-
ication.
20. That duplex and triplex units be developed as com-
monwall structures to encourage occupant ownership.
Tepedino reco—ended a modification of staff con-
dition ;"6 to eliminate the last- two sentences
specifying drainage conditions.
Uood amended his motion to include Tepedino's recem-
mendation.
The motion ti;as approved unanimously.
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RECESS:
The meeting was reconvened at 9:45 P.M. by Vice-Chairman Tepedino.
5.2 C 25-7 (Hallberg domes)
Request for a zone map amendment to change the zoning des-
ignation from '.nasi"li.ngton Coun ty RU-4 to City of Tigard R-7 for
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y e ye.• r—�. il�.
• V v C.—_—
cEr1 �2ttIer _n'- '112'n :Load or; Hall
io l � acrE parcel b2 Lot 1300 i
�. -= rd f-.z�h Co. may_ �J:ap 2S1 11L, ay -
Bcw:eva
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r fReport: Preser_ted by laws
,* ton rndrils (consultal
B. cnplicant Presentation: _,e.:
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C. Public Testimo �T: acne
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�co�, tion: approval v,,ith the follokir_g con-
%. Staff �. mmenda this
urope" for
feE't be dedica ted alcli:,
c,t;o::: (l) er.�c +s to S.1'. 'all Blvd.
street isproveW.r_
Commission Discussion:
hood mc;=ed and Sakata seconded to approve r,-ith staff
condition
Notion carried unar_imous!Y
iallberg =Homes)
1.3 CU 16-77 {--
ao .nest to locate eight duplexes- in a proposed R-ac? '1enEa21
e i be te:een S.W. .tattler aha L'�a_has
residential zone �. r lr Tax I,ot 1w., .
Boulevard. (:•;ash. Co. may: ..ar 2..1
-tari P.ebrt•
Presented bar Lz:tis. tr ; and out shoti;yng
r cr 5taf- recommendation.
applicant
d pattern of 2pr_' p"
revise. got
+ r?e�;mon rr�drus stated that all units
1 pplicant Presents ion:
�. X10 rent,-i.
are ir_ten .1ded f or e,-
o -avid =vans said a
pplicant i r�ter_d= to sell half duplexes
on individual lots.
C. Public me5tim6ny lone
+eons:
A nrcval Sdi t-- fcllo�+�ing condi.-
ctaif Recommend tion: F_
+� 1 5 and the area between ?cts 32-3o be allo:.=ed as
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1,
Lots
duplex l6ts.
2. hots .6-8 be eliminated as duplex tats.
y• commission Discussion
o Wood stated he saw difficult; because Parcels would be
,a