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Ordinance No. 78-67 ` CITY OF TIGARD, OREGON ORDINANCE No. 78- (r'1 AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY WEDGEWOOD HOMES, INC. FOR AN AMENDMENT` TO THE 19 7 0 ZONING MAP OF THE , CITY OF TIGARD CHANGING THE ZONE DISTRICT FOR A TRACT OF LAND LOCATED � AT THE CORNEROF (' -W- 135TH & :"KLNUT STREETS AND DEPICTED O2V WASHINGTON . COUNTY TAX MAP 1S1 33D AS TAX LOT 500, FROM WASHINGTON COUNTY "RS 1" TO CITY OF TIGARD "R-7PD" SINGLE FAMILY RESIDENTIAL PLANNED DEVELOP- MENT AND ADOPTING EXHIBITS "A" , "B" , & "C" & ."D" GRANTING THE, APPLICATION 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 "RS 1" 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 September 19, 1978, and all interested persons were there and then afforded opportunity to he 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 apart hereof, the Council adopts the following substantive findings: A. That the applicant is in conformance with the Urban Low Density Residential designation of the NPO #7 Plan, and B. That the proposedzoning is compatible with the surrounding neighborhood. SECTION 2:` THEREFORE, pursuant to the requirements of Chapter 18.88 of Tigard Municipal Code, the applicant's request for an amend- ment of the Tigard Zoning Map of 1970 to zone those lands described in the attached Exhibit for Single Family Residential Planned Develop- ment (R-7 PD) use is hereby approved subject to the provisions of Chapter 18.56 (Planned Development District) of the Tigard Municipal Code so embodied in or exhibited by the documents submitted and identified as follows: Exhibit "A": - Legal Description e,n,�. Staff Report Exhibit - Exhibit "C" : Site Plan Exhibit "D" - Morning Hill Plat with study area And Further subject to the following conditions: 1. An agreement and bond assuring full faithful performance shall be executed and submitted to the City for approval prior to recording of the final plat. ` 2. A site drainage plan must be submitted and approved by the building department prior to issuance of a building perIn.. t. ORDINANCE No. 78- ZC 5-77 . (PD) i(( E s 3. That the developer execute an agreement of dedication with the appropriate fire and police departments for emergency easement access to align with applicant's project and the Bellwood Park project; to be contructed with full improvements by applicant as directed. 4. That the final plan and program be submitted and approved by the Site Design Review Board prior to implementation SECTION 3: This ordinance shall be effective on and after the 31st day after its passage by the Council and approval by the Mayor. PASSED: By hvote of all Council members present this ? 5 day ofT,. , 1978, after being read two times by number and title only. Recorder - C ty of igard APPROVED: By the Mayor, this a,r day of Cle�tk- 1978. ayor - ity of Tigard PAGE 2 ORDINANCE No. 78- _ ZC 5-77 (PD) EXHIBIT A Tile °PrpJCrty" CJnSiStS ^' Ali c-c real aropert located in urea_... 3rt?r rr_ _ of Sect'_on Four (4 , To:...=.._ South of Range One (1) tSast of t:.- Veridian; also that part of the ast One Quarter of North=east One Quarter c' Section Four (1) , Township Tc•:o (2) , South range One (1) West of Willamette :•leridian lying imumediate North and East of Count:• road i•:o. 934 which traverses said Sout`xest One Quarter of the '.ortheast One Quarter of saic Section Four (4) Township Two (2) South of Rance One (1) test of 11illamette Meridian from .he Northwest corner to the Southeast thereof (Tax Lot 500) ; and Lot 8 , SH VALLEY TACT, as shown by the duly recorded maps and plats thereof on file in the office of the Count.: Recorder of tvashinaton CountZ', Oregon (Tax Lot 700) ; EXCEPTING THEREFRO.i, HOtCEVER, a portion thereof consisting of a tract of land, on which three residential houses are presently located, together with related outbuildings, the westerly boundary of %..hic: trach is coincident with the centerline of S.1•:. 135th Avenue and is aparoxi:n_=.tel.• 400 feat in length, and the easterly boundary c , :hich is parallel to and approxi:-atel'.. 300 'feat easterly from said westerly toundary and of approximately the same diseance. Tae exact boundaries of said tract s:_all be located and fired by agreement of the parties, , i:: .cocperation with. the land sur%-e•;or angac ad by Grantee as provided in paragraph 6.2 of pis option, to the end of legally describing sa_d tract in such a manner as will permit Grantor, in the event this option is exercised, to retain land of sufficient size and configuration for t: e continued use of the said residential mouse and outbuildings in a corn enient :canner and in compliance with acc_icabl.e laws, ordinances and codes relating to suc: natters as building setback and septic tank drainfield requirements Page 1 of 1 page EXHIBIT A to OPTIO_': TO PURC14_7�.rE REAL PROPERTY STAFF REPORT AC-r,IDA 5. 3 T'IGARD PLANNING COMIMISSION ' Septamber 19, 1973 - 7:30 P. I. Rowles Junior 'nigh - Lecture Room 10865 S.W. Walnut St. - Tigard, Oregon Docket: Zone Change zC 5-77 Request: A request for a general plan and program review for a Planned unit Development of 281 units and a zone map amendment from Washington County RS-1 to City R-7 Planned Development on a 68. 31 acre site. Location: Corner of S.W. 135th & Walnut Streets (Wash. Co. Tax Map 1S1 33D, Tax Lot 700; 2S1 4A, Tax Lot 500) . Applicant: Wedgewood Homes, Inc. I . Findings of Fact: 1. Wedgewood Homes preliminary plan and program was approved on April 18, 1978. The Planned Development is presented again tonight in public hearing for general plan and program approval with the following conditions having been met: (1) A half street improvement to county collector standards (44' pavement 8 foot sidewalks be provided along the 135th street frontage) . (2) A half street improvement to county collector standards (40 feet pavement 8 foot sidewalk or an equivalent improvement per Washington. County Public Works Depart- ment) approval be provided along the Walnut Street frontage. (3) A landscape architect (with acceptable expertise) be included on the design team for the planned develop- ment. (4) A detailed landscape plan be submitted paying particular attention to drainage areas, -the buffer on S.W. 135th and S.W. Walnut, street trees, sidewalk locations and landscape islands within the cul-de-sac streets. (5) The street tree and sidewalk plan for S.W. 130th be coordinated with the Summer Lake Planned Development. (6) The units along S.W. 135th and Walnut Streets be allowed a minimum 12 feet front yard setbackforthe house and. 20 _feet yard setback for the garages. (7) The applicant work with staff to enlarge the width of the buffer strip wherever possible. _ (8) An 8 foot wide asphalt pedestrian path be provided through the "greenway" STAFF REPORT AGENDA 5.3 TIGARD PLANNING COMMISSION September 1.9, 1978 - 7: 30 P.M. Page 2 (9) The number of attached single family units, approximate lot areas and proposed setbacks and access points be shown. (10) That Phase II be subject to Planning Commission review. 2. The site is designated "Urban Low Density Residential" on the Tigard Community Plan, 1973-, and on the NPO #7 Draft Plan Map and the Framework Plan (for the area bounded by S.W. Scholls Ferry Road, 135th, Walnut Street and 121st Street) as Urban Low Density with the southeast corner of the parcel designated as Urban Medium Density. z 3. The applicant site plan shows a total of 281 units which is within the allowable number per gross acre for planned developments; 84 attached, 24 multiplex, and 173 single 6, family. II. Conclusionary Findings: 1. The site slopes gently from south to north with an elevation of 290 feet MSL at Walnut Street along the s dropping ME southern property line, uLvypig to X710 feet s T.CSt,T at the t north property line. A natural drainage swale traverses the eastern portion of the site in a northeast/southwest direction. The applicant is proposing to retain this area as a "recreation tract." The property is currently in agricultural production (berry field) 2. The parcel is surrounded by s;ngle family development to the east and south, proposed "Summer Lake" planned develop- ment to the north and essentially undeveloped parcels to the west and across S.W. 135th Street. F 3. The site plan indicates the location of 24 "multiplex" units in the southeast corner of the parcel which is in accordance with the 1977 Framework Plan and NPO 47 Draft Plan. Single family attached units are to be located along the east property Tine about in the center of the parcel. 4. Applicable policies from the Tigard Housing Plan: Policy 12 "Revise lot size requirements to allow smaller lot sizes in designated areas. " ., Policy 15 . "Provide greater diversity of housing density (e.g. , duplexes, 4-plex, attached single • family units, etc. ) 6 � . STAFF REPORT AGENDA 5. 3 TIGARD PLANNING COaLMISSION September 19, 1978 - 7:30 P.M. Page 3 Policv 16 - "Provide for a diversity of housing type in large residential planned unit develop- ments which offer the opportunity to plan for their compatible placement. " 5. The Beaverton School District states that student space will be provided although some schools in the area are at reaching capacity. 6. The Beaverton School District uses six (6) pupil yield per single family dwelling unit (K-12) and three (3) pupil yield per multi-family dwelling unit. Bussing students may be necessary as an option. 7. Washington County Fire District No. 1 has reviewed the proposed development and have found that "the project is compatible with their standards relating to fire apparatus access." (Their letter is attached) . 8. The applicant is proposing to provide approximately 6.15 acres (9% of the total land area) for recreation and open space purposes. This area is to be maintained by a homeowners association. III. Staff Recommendations: Staff recommends approval based on the compliance of the presented general plan and the following conditions: 1. An agreement and bond assuring full faithful performance shall be executed and submitted to the City for approval prior to recording of the final plat. 2. -A site drainage plan must be submitted and approved by the building department prior to issuance of a building permit. 3. That the developer will phase his construction as approved by all the utility companies prior to construction. 4. Construction and building plans shall be submitted to the police and fire department jurisdictions for approval prior to construction. 5. That the developer execute an agreement of dedication with the appropriate fire and police departments for emergency easement access to align with applicant's project and the Bellwood Park Project; to be constructed with full improvements by applicant as directed. AL3 9/�9 ' G• .i-�-�/P'"Y''e,�u( t''r,v��- .a�-L,�..� '� .� cEc�C<<�.f�,..a•� �... �..�.�.•C�� .�-vu.� 17 880 S.W Blanton St. Aloha. Oregon 97005 503/649-8577 zi o n•.1 February 27, 1978 +F rti + Mr. John Laws, Associate Planner City of Tigard P. 0. Box 23397 J , r- Tigard, Oregon 97223 P '` Dear Mr. Laws Re: Bridge Hill Program S... W. 135th and Walnut Streets In response to your letter of February 23, 1978, we have reviewed the Bridge Hill Program in conjunction with examining the proposed site plan and as a result find that the layout of the project is compatible with our standards relating to fire aparatus access. One other primary_ concern which we have is the provision for fire fighting water supplies. Fire Code regulations relatinq to the same subject matter 4 in a project such as this where multi-family residences are mingled with single family dwellings prescribe the placement of fire hydrants at 500 foot intervals with minimum water flow requirements ranging between 1,500 and 3,500 gallons per minute at a minimum residual pressure of 20 psi based upon building floor area. That is, in small multiple residence buildings of less than 5,000 square' feet the minimum fire flow requirement is 1 ,500 gallons per minute. On theother hand, where multiple. residence buildings exceed 20;000 square h� TL f. 1K Fire prevention does not cos!...it pays z 1 ,r , Mr. John Laws } r, February 27, 7978 „t Page 2.:,. r iw feet the minimum fire flow. of-3;500 gallons per minute is -required. . -Individual : ire flow requirements for- each building -in the site. will be determined at, the- time -the he.time -the construction plans are examined.. , 'fiery truly yours, W S.II�ICTnM' C0UINTY FIRE DTSTOTrr nin JAS. 1 Vi• VII W l RM IAV• T WY 2 t�. E. ldcEvoy, cc: Ginther/Sea t .. - H,Y°.-.- t t 1-"..,tad}aa;•r,t X '. _ '�:-,tt��i�}�t+•y! t}'T. .''��err ." ;. .. _ .' . .a .fit ?�.."L • -4r. '�` s�� . ,a s di..- ' . '. ..r•�� �!y "It' a•kms'--t tis`c ZONE CHANGE 5 .77 :i I P Ywtiwrs...✓.r-,rar.w�.e.,.w...a I .,...... -.n -�.�+ri�`�+]a�a•-y--•L'�O:S$w+Yj`.�ir��. i Sa.G � ; �-`-----�---' 1. ~' ,,', tom' >: SUBJECT ` ` _j t'_ , � i f `- 1{ i 1ti t � . .. ..... ...... .. ...... MI N11TE:S TIGARD PLANNING COMMISSION September 19, 1978 - 7 : 30 P.M. Pa(.1e 3 o Brian moved for approval with staff recommendation rl. o Corliss seconded the motion. Motion carried unanimously. 5. 3 Zone Change ZC 5-77 (Wedgewood) NPO r7 A request by Wedgewood Homes for a general plan and program review for a Planned Unit Development, of 48 units and a zone map amendment from Washington County RS-1 to City R-7 Planned Development on a 68. 31 acre site at the corner of S.W. 135th & Walnut Streets (Wash. Co. Tax Maps 1S1 33D, Tax Lot 700; 2S1 4A, Tax Lot 500) . A. Staff Report: Read by Selby B. Applicant' s Presentation: Gene Ginther, Engineer for project stated that 280 units were proposed. He accepted the findings in the staff report. Stated that he wanted a public easement between the Wedgewood & Bellwood - not a dedicated street. Staff stated access would be denied. Wood asked what is allowable density? Staff stated that with a total of 68. 31 acres, 273.25 units were allowable plus an additional 10o for a planned develop- ment to give a total of 335 units. Wood asked about the open space and recreation areas. John Kline with Wedgewood Explained the recreation areas. Wood thought that the recreation area had been reduced in size. Corliss asked if landscape tracts would be maintained by the homeowners and asked about the play areas. Wanted a description of the townhouses. _ Nancy Chase stated play areas would be in cul-de-sac islands and would be handled in Site Design Review. John Kline described the townhouses. Wood questioned the narrow streets. C. Public 'Testimony: MINUTES l TIGARD PLANNING CO(tISSION September 19, 1978 - 7:30 P.M. Page 4 4 Proponent' s: { Charles VanKipple - objected to the increase in density. Stated that the Beaverton School District was at capacity. ' Thought that the traffic impact would be too great. Victor Kazinsky - Saw no benefits to the community from the proposed development. Did not think that the play areas for children were adequate. Asked about the storm i water system. Val Helm - Requested in CPO #4 that the Suburban character be preserved. Henderson asked for a traffic study on Walnut. j t D. Staff Recommendations: Staff recommends approval with five conditions as written plus two additional conditions: 1 . An agreement and bond assuring full faithful performance shall be executed and submitted to the City for approval prior to recording of the final plat. 2. A site drainage plat: must be submitted and approved by the building department prior to issuance of a building permit . 3 . That the developer will phase his construction as approved- , by all the u-�ility companies prior to construction. 4. Construction and building plans shall be submitted to the police and fire department jurisdictions for approval prior to construction. 5. That the developer execute an agreement of dedication with the appropriate fire and police departments for emergency easement access to align with applicant's project and the Bellwood Park Project; to be constructed with full improvements by applicant as directed. - 6. That the shown private streets be dedicated public streets. I i 7. That all streets meet street city standards as to width. t Wood thought that applicant has too many dwellings on under-sized lots. Ginther objected to the two additional conditions in the staff recommendation concerning streets. Dennis Grimes was concerned with the increased density and traffic. Asked about the through street dedication. MINUTES TIGARD PLANNING COt114ISSION September 19, 1978 - 7: 30 P.M. .Page 2 1. That the house be left vacant of human use or occupancy. 2. That the dates of permitted termporary use be for the period of September. 20, 1978 - Fehruarj, 23, 3979. E. Commission Discussion and Action: o Wood moved to approve. o Smith seconded the motion with staff recommendations. f Motion was passed unanimously. 5.2 Zone Change ZC 18-78 (John Knueppel) NPO #3 A request by John Knueppel for a zone map amendment from County RU-4 to City R-10 "Single Family Residential" for a .56 acre parcel at 114th south of Gaarde (Wash. Co. Tax Map E 2S1 10A, Tax Lot 3001) . A. Staff Report: Read by Selby B. Applicant's Presentation: r John Knueppel stated that the lots in question met zoning requirements and were oversized. C. Public Testimony: r s j Proponent's: j None < p Opponent's: None D. Staff Recommendation: p A. Staff recommends approval with the following conditions: ' 1. That five feet of right-of-way along applicant's property fronting 114th be dedicated to the City for improvement and that the applicant file an agreement to participate in the improvement of 114th. 2. That the developer receive approval from the City Engineering Department prior to construction, E. Commission Discussion and Action: t �. i.. Mir P'lU iN1i� OV HILL ' Planned Development Narrative MEN 1. Nature of Proposal The proposed development intends to provide housing with a mix of densities. All dwelling units will be offered for sale individually, using common property line walls in the attached units. The dwellings will be provided with on-site recreation space, a park, and landscaping. 2. Conformance with the Tigard Comprehensive Plan The proposed plan of development conforms to the Tigard Comprehensive Plan of 1971 which shows this areaurban low density residential development and greenway. The . property is within the Urban Growth Boundary. 3. Community Meed and/or Public Benefit 4 FM The most evident contribution of the proposed project is 97 to add aboi}t r dwelling units to the housing inventory in 1gar d. This responds to the general need in the Portland SMSA for more housing units. The design of the planned development, by providing houses for smaller house- holds, meets the need expressed in the Portland Bureau of Planning's "Housing Market Analysis" publication: "The average household size in the City of Portland for renters and owners,has shrunk from 2.70 in 1960 to 2.56 in 1970 to k 2 38 in 1975 The number of households has increased greatly since 1970 (by about 8,600) . This increase in households is due primarily to the increase in small (I and 2 person) households , and apparently concentrated in elderly and young persons and couples between the ages of 15 and 30. The increase of households in the country and metropolitan area was greater than that in the city, and appears to be . . . with more families."' � ' In addition, Dr. Fred I Weber, Economist for Portland General Electric, says "While vacancies on single family homes are .rising, it has riot risen as rapidly as we expected. Vacancies on multiple housing are very low. We are amazed at the ability of the market to absorb record amounts of single family homes being constructed." (Quarterly Metropolitan Housing Completions Forecast,, December, .x.977.) 9 7 I 1 4 i Besides satisfying a quantitative need for more housing units, the proposes development's high standards of quality will be corsistant with the character of the City of Tigard's residential areas. The quality of architectural and landscape design in the development, as evidenced by previous work by the applicants, will provide dwellings which effectively respond to the demand for more dwellings while maintaining the high design quality and community integrity Tigard enjoys. 4. Impact i Natural Environment: The site does not present difficult Xtopography or water courses which might be adversely affected by the proposed development. It is not a unique habitat for endangered species. Economv: The development contributes to the economy by providing employment and a building materials market during construction. Later, it will contribute to the local retail market. Social Conditions: It is not expected that the development will ave greatly felt social impact. Tigard's excellent access to the major transportation corridors of the area F encourages a metropolitan and even a regional life-style TIMW: for the residents, spreading the social impact of living I throughout northwestern Oregon. Impact on the schools will depend on future building programs and district boundary redefinitions in the future. Although the property is not in the Tigard School District, it may be included sometime in the next three years. If so, elementary students would attend the new Northwest Tigard eleme .tart' schook, to open Fall, 1979, which will be located at 124th and (Catherine. Bob Greenwood, of t: e Tigard school system, said enrollment is high presently and expected to continue in this manner in the future. -Junior High age students would attend Fowler Junior High on Walnut, which is presently enrolled 175 students below capacity. The Senior High School is enrolled 50 students below capacity. Based on the projected number of dwelling units , it is anticipated that the proposal will house 473 children (based on an average of 2 children per single family dwelling and .5 children per multi-family unit) The project will take at least 4 building seasons to build out, making an average of 118 new children in the area per year. Sixty percent (60%) or 70, will be elementary school .age, while 40%,or I 48, will be secondary school age. Clearly, the impact on i i IL A a broad enough time _ - -� OM1 the school system occur ever lapped period that the added students an.beAlso , the tpl planned impairing the ouali_, lapping development locating a Predictable TMe:�t contributes significantly to the p process oc the school districts by knoT,Tq place. iinimize the difficulties of shifting school source of new students in a concentrat.. ear due o This twill schedules year-to-year boundaries and bussigsche erratic settlement patterns* 5_Si e cui*— a'�i1-int is accom The proposed planned development Dalen space and nrecreation types only by being located purpose of providing coordinated open space with a mixture of housing arcel of i and to allow design on a sufficiently largep, the natural toP g ■ F, ,v;�„1 ity and coordination with L1c ilbi1 -'� to bP located in the clro ect' s of the site. It also ItGeuaart in the p i allow the city to havfuturee its D development - impact impact on the city' s 1976 ing The report for annexation hear of December 15, stated, "The city's point is that the area should be so that the property can he cit allowed to annex part tof theycity's planning process. : be an intergral p a1 v; since it Tient gener�-1. Tigard, and The site is suitable for develop'h the City of has urban services assured W?th respect to transportation is located advantageously development. corridors and existing planned development The site is especially well-suited to S.W. alnut, by virtue of its size and its relationship to • . oIIununity but it is clinked Sth, and 130th. The site will "read" �•rell in the land-t 13 planned c scape as a distinct, P re facilitated by planned residential sc Tigard so that it will contribute qualities a= community integrity which growth. 6. Impact on Ad' acent Sires, Occupants or Activities J will have an initial unsettling The proposed development sim simply due to the construction p effect on the area, wired to install services andmen�e ill enhance houses. ". req base of develop The landscaping P s commonly found objectionable in non- Hill' s appear'aT1Ce and will take off the brand-ne�.�, are appearance which 1 planned residential development . i It can be expected that the development will enhance property values in the area and will contribute to the economic stability of nearby retail commercial areas . Upon completion, the proposed development will add approximately 473 school-age children, which will have a large influence on the character of the neighborhood, making it even more family-oriented. 7. Public Service Sewer and Water: Sewer service is available to the territory through the joint use of existing City of Tigard facilities and the proposed extension of the 30-inch U.S.A. North Bull Mtn. trunk. The majority of the territory is in the Tigard Water District which has an 8-inch water line adjacent to the territory as well as adequate source and storage capacity to serve the territory when developed as proposed. Public Transportation: Bus service is not currently available at the property, but Tri-Met has a bus line on Scholls Ferry Road, approximately 3/5 of a mile to the North. Community Facilities: The site is in proximity to the cities of Tigard and Beaverton and also to the Washington Square shopping center. Fire protection will be provided by Washington Countv RFPD No. 1 , their nearest station being at Progress, approximately 2z miles northeast of the site. The City of Tigard will provide police protection and road maintenance. The City of Beaverton's school system presently serves the area, but common sense strongly suggests that Tigard serve the area at some time in the future. ,r a, -4- . 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