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Ordinance No. 78-77 k F. CITY OF TIGARD, OREGON ORDINANCE NO. AN ORDINANCE AMENDING ORDINANCE NO. 78-44, ADOPTED ON JULY 24, 1978 WITH ; RESPECT TO AN APPLICATION BY WESTERN RACQUET CLUB FOR AN AMENDMENT TO THE 1970 ZONING MAP OF THE CITY OF TIGARD, CHANGING THE ZONE DISTRICT OF A TRACT OF LAND AT S.W. GARDEN PLACE AND PACIFIC HIGHWAY AND DEPICTED ON WASHINGTON COUNTY TAX MAP 2S1 1BB, AS TAX LOTS 200 ,300,800,1100,1.101 & 1200 FROM CITY OF TIGARD "C-3" AND "M-3" TO CITY OF TIGARD "C-3/M-3 PD" CONM?ERCIAL INDUSTRIA., PLANNED DEVELOPMENT; AND BY ADDING HERETO ADDITIONAL CONDITIONS AND ADOPTING EXHIBITS "A" , "B" , "C" 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 City of Tigard C-3 PD and further finding that pursuant to prescribed procedures, the above-stated amended application for a zoning map amendment was heard in a public hearing held by the Tigard Planning Commission on October 3, 1978, and all interested persons were there and then afforded an opportunity 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 thereof, the Council adopts the following substantive findings: 1. The proposed C-3 Planned Development zoning conforms to the plan designation requirements of NPO #5 and, 2. That with the attachment of appropriate conditions, the adequate provision of public service can be assured; and 3. That the applicant has shown a community need for his proposed development on the site herein described,• and 4. That the proposed location is most suitable for the applicant's proposed development. SECTION 2: THEREFORE, pursuant to the requirements of Chapter 18.88 of the _Tigard Municipal Code, the applicant's amended request for an amendment of the Tigard Zoning Map of 1970 to zone those lands described in the attached Exhibit: "A" for Commercial Industrial Planned Development (:-3 M 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 document submitted and identified as follows: Exhibit "A" : - Legal Description Exhibit "B" : - General Plan & Program Exhibit "C": - Staff Report And further subject to restating of conditions in Ordinance 78-44 (1-5,) -with following additional conditions: ORDINANCE NO. 78-27 2C 36-77 I. That all buildings, building locations, landscaping, pedestrian access, vehicular access to parking areas (to include driveway widths) and signing be subject to design review. 2. That a dedicated street, built to commercial street standards with 36 feet of pavement, 5 foot sidewalks on one side of the street (location of sidewalks to be determined during design review) be provided through the property from Hall Blvd. to Pacific Highway via Garden Place and that the applicant petition to the City Council to vacate the remaining portion of S.W. Garden Place. 3. That a left turn refuge lane, to include striping be provided along the Hall Blvd. frontage and that a half street improve- ment (to include curbs and sidewalks) also be provided along the' Hall Blvd. frontage, All improvements to be subject to State Highway Department approval. €, °s 4. That no parking be allowed along Hall Blvd. from Pacific Highway t' to SW Knoll Drive. This will require a no parking ordinance via City Council action. t Y 5. That no left turn occur from Garden Place into the westbound Pacific Highway traffic and that approach street improvements to Garden Place from Pacific Highway be provided per State Highway Department requirements. 6. That the construction and site drainage plans with retention pond illustration be approved by the Engineering and Building Departments prior to issuance of permits. 7. That soil compaction tests and soil analysis report of the site be received and approved by the Engineering and Building Deparmtent prior to plan check approval (especially in regard to development of the flood plain) . 8. If the Planning Commission chooses to locate the "alignment on Hunziker at a future date, then a street plug must be located _. at the end of Hunziker on the property linea Also, public 4 road from Hall Blvd. through to Hunziker alignment should be , standard to local collector 50 feet right-of-way with 34 feet of paving. 9. Due to the heavy vehicle use, the cross section view of the on- site roads must be improved to 8" 2F5 and 3/4" asphalt (commercial street standard) ,,' 10. The proposed service alley must be marked "one way" traffic. , " 11. Remove the proposed medium on the east side of the egress area Nn from the service alley. f, 12. Service alley must be a minimum of 34 feet wide, paved with egress and access being 34 feet. +` 13. If improvement for parking lot on flood lain is P P 9 P approved, the elevation must not be altered. Improvement to "Flood Plain District .t Standards" must be met prior to building department issuance of permits. ; Page 2 ORDINANCE NO. 78- :17 ZC 36=-77 3" 4 t 14. Driveway aprons must be shown as approved by Engineering Department prior to final plat approval. 15. Access road from 99W must be dedicated to the city with minimum paving of 34 feet. SECTION 3: This ordinance shall be effective on and after the 31st day after its passage by the Council and approval of the Mayor. PASSED: By „•:, vote of all Council members present this this day�of �, �k , , 1978, after being read two times by number and title only. Rec rder - City o YTigard APPROVED: By the Mayor this X27 _ day of 1978. Mayor - City of Tigard Page 3 ORDINANCE NO. 78- 'I I ZC 36-77 -f-f-- 4 I {ip DESCRIPTION SHEET See page I for vesting and encumbrances,if any. I Description of the tract of land which is the subject of this report: i PARCEL 1: A portion of Lot 1, TIGARD ROAD GARDENS, U:ashington County, Oregon; more particularly described as follows: Commencing at a point In the Easterly .line of and South 20® 18' 10' East 47.8 feet from the North-easterly corner of said Lot 1 and running thence along said Easterly line South 20® 181 10" East 125.00 feet to the true point of beginning; thence continuing along said Easterly line South 20® 18'10" East 378.8 feet more or less to the Southeast corner of Lot 1; thence South 69® 50' 00" West along the South line of said, Lot 1 to a point 10 feet Easterly of the West line of Lot 1; thence North 200 10' 00" rest parallel to and 10 feet Easterly from the Westerly line of said Lot 1, a R distance of 377.9 feet to a point South 200 18' 10" East 150 feet from the Southerly line of the Pacific highway; thence North L2® 57® East 201.48 feet to the true point of beginning. PARCEL 11: Lot 2, TIGARD RUAU GARMNS, Washington County, Oregon, EXCEPTING that port3.on conveyed to the State of Oregon, by deed recorded July 7, 1965, in Book 559, page 305, Records of Uashington Comity, Oregon. PARCEL III Lots 3, 7 and 8, TIGARD ROAD GARDE1.S, '�Jashington County, Oregon. 'Report No. 34-A-•85646 } PIONEER NATIONA"-TITU INSU CE COMPANY a PARCEL IV s A tract of land in the George Richardson Donation lurid Claim 14o. 38, located in Section 1, Township 2 South, Range 1 Went of the :jillamettea Meridian, Washington County, Oregon, > re particularly de; cribed an $ollow82 Beginning at a point on the South boundary line of the Richardson Donation Land Claim South 83• East 310.90 feet from the Northwest CO=er of the W. W. Graham Donation Land clatim# said point being the Scmthwe:st corner of that tract of laud conveyed to A. E. church and Asrusa churcli by deed recorded in Book 238, page 559 Washington County Records, running thence North 200 269 west, along the West line of said Church tract, 403.70 feet to an iron read at the t Northeast oo=er of Lot 3, TIGARD ROAD GARDENS, Washington County, +C,egon; thence North 20* 260 West, coaitinuing along the West lines of said Church. tract 74.10 feet to an angle point In said Cbusch tract` thence Worth 20. 269 West, along the Went line of that proper c:onveyed to Lakeside Development Co., an Oregon corporation, by deed recorded in Rook 847, pages 826, Washington County Records, 675.50 feet to the Northwest corner of said Lakeside property# thence South 78tl 10® West along the north Bare of said Lakeside Propewty 57.34 feet to the: Westerly boundary of that tract condemned by the state of Oregon, by and through its State Highway Comm#.sssiom, in Carse No. 27-171, and in Case No. 27--169, Circuit Court of the State of Oregon for the County of Washington; thence on a spiral curve 'right (the long chord of which bears South 35s 27' Vest 221.90 feet) along the Western boundary of said State of Oregon tract, to Engineers Statim 410+80.28 Back equals 411+00.97 Abea.d; thence South 53* 44* East continuing along the Western boundary of said State of Oregon tract, .315.4 0 f'eetg thenen South 420 490 East continuing along the Western boundary of said State of Oregon tract, 302.66 feeti thence South 350 1311 Vast continuing along the Restern, boundary of said State of Oregon tract, 714.13 feet to a`point on the. South line of ,tJhe above =entf oned Cburch propexty; thence Worth 6311 oo, west, along the South line of said Church tract, 558.84 feet to the place of beginning. EXCEPTING that portion grantees to the Cit of Tigard by deed of dedication it mor dam+ �. Book 557, cage 9. Records of vaasahington County, Oregon.._.... ..._-.w..®._ ._.e�. w.___...__......��e_.._.�....... Continueri®n.Shee,$R�tpart No. 34 A- 5846 r 1 t�hAnnn =i)n ----,:,'.r=—---,- DBusiness_ 5 y� t�` C t 4 ' Y d ff.. "N i h' Ct r y � f � Y \�1 WESTERN ` RACCUET CLUB 8785 S-W.Beaverton-Hillsdale Hwy. Portland,Oregon 97225 503/297-3723 November 8, 1978 eCity Council City of Tigard 12410 SW Main Street Tigard, Oregon 97223 E-- Subject: ZC 36-77 Park 217 Business Center General Development Plan and Program Review Dear Council: On October 3, 1978, Western Racquet Clubs, Inc, appeared ` before the City of Tigard Planning Commission requesting an amendment to the General Development Plan and Program approved by the Commission June 20, 1978 , and the City Council on July 24, 1978. The material submitted for their consideration is bound in this booklet and consists of the following: 1. Letter to Planning Commission from Western Racquet Clubs, Inc. dated September 11, 1978 outlining the reasons for change and proposed amendment to the approved General Development Plan and Program. 2. Figure 1: General Development Plan as approved by the Commission on June 20, 1978 and the City Council July 24, 1978. 3. Figure 2: Revisions to General Development Plan e as described in Letter to Planning Commission of September 11, 1978. 4. Letter to Donald J. Stastny from Carl H. Buttke, P.E. regarding traffic impacts due to proposed revisions. .. The Planning Commission approved the amendment to the Ge-:eral Development Plan and Program subject to specific conditions. These conditions have been incorporated in Exhibit A: General Development Plan. Please note that the Flood Plain :.��. a`" 't�'�,_.,��-sem .. , � ,. • - �- l. WOTERN RACOM CLOS 8785 S.W Beaverton-Hillsdale Hwy. Portland,Oregon 97225 503/297-3723 (r area treatment of Exhibit A corresponds to the earlier �~ configuration shown in Figure 1. Thank you for your consideration, Sincerely, WESTERN RACQUET CLUBS, INC. wu< Ronald G. More, Secretary .. /c lw Enc. r. �.a Exl - It A f f � a 0 8 Z r f ® I ( 6 ggY 5�qg if j 1 I �IN / , f xs � �+.tadm- �fi-s 3_ �cv ,1`Il. c._4x..._ c � .+ -w o i._ �» � .✓, r. i x T_ s +� _ { SUBMISSION TO t : CITY OF' TIGARD PLANNING COMMISSION FOR CONSIDERATION ON OCTOBER 3, 1978 AMENDMENTS TO GENERAL DEVELOPMENT PLAN AND PROGRAM f . t t x , F WESTERN f RACC 'CEVB 8785 S.W.Beaverton-Hillsdale Hwy. Portland,Oregon 97225 503/2973723 September 11, 1978 Planning Commission City of Tigard 12410 SW Main Street Tigard, Oreqon 97223 Subject: ZC 36-77 f Park 217 Business Center I General Development Plan and Program Revision Dear Commissioners: Western Racquet Clubs, Inc. has recently completed a thorough economic analysis of the proposed program for Park 217 Business Center. Due to our findings, we are requesting a revision to the General Development Plan and Program be approved. The economic analysis is a joint evaluation j based on our experience with marketing recreation facilities I at our complex located at 8785 SW Beaverton-Hillsdale High- way, an M.A.I. appraisal, and lender evaluation of the � . proposed use "mix". The history of our proposed development is as follows: ! 1. Western Racquet Clubs, Inc. received approval by the Commission of its proposed Preliminary Development Plan and Program on November 1, 1977. 2. The General Development Plan and Program was approved and recommended to Council on June 20, 1978. 3. The City Council, by Ordinance No. 78-44, amended the Zoning Map to establish a Commercial Industrial Planned Development on July 24 , 1978. Attached is a copy of the General Development Plan (Figure 1) as approved and a Revised General Development Plan (Figure 2) indicating the proposed changes in the development. The adjustments in the proposed plan and program are a result of the Planning Commission and Council "Conditions of Approval" as well as further "marketability" and economic ffanalyses of the project. The adjustments are as follows: t. WESTERN RAICAUBT CLUB 8785 S W Beaverton-Hillsdale Hwy. Portland,Oregon 97225 W3/297-3723 I 1. The incorporation of a dedicated street, built to i commercial street standards with 36 feet of pavement and 5 foot sidewalks connecting Hall Blvd. , to Pacific Highway via Garden Place (Planning Comm- ission, City Council "Condition of Approval") . 2. Realignment of southern public access roadway connecting to the easement that subsequently connects to S.W. Hunziker (southeast corner of property) to allow for retaining and extending the man-made pond at that corner of the property t to increase storm water retainage capabilities. 3. Utilization of the Flood Plain area for a ' king and truck lay-by reservoir to relieve parking requirements along the dedicated street connecting Hall Blvd, and Garden Place, spaces lost due to landscaping and size restrictions during Design Review, and additional parking required due to the proposed program change. , 4. Refinement of the program .for the Commercial Office/ Recreation Building resulting in the following: a. , deletion of the covered tennis courts, b. replacement of tennis court area with a de- tached Light Industrial Building, (Unit D) , C. increasing the 20 racquetball courts to a total of 21 d. increasing the Commercial Office space proposed. The net effect of the program change results in a decrease of building ground coverage of 5275 square feet. The proposed building areas are as follows: Revised Preliminary General General Plan Plan Plan € 1 Commercial Office: 36,000 g.s.f. 44,220 g.s.f. 54,000 i Recreation Facilities: 107,900 g.s.f. 87,300. g.s.f. 5).,300 g.s.f. Light Industrial: 127,300 g.s.f. g.s.f. 115,200 g.s.f. 144,100 g.s.f. Total Building Area 271,200 g.s.f. 246,720 g.s.f. 249,400 g.s.f- 1 c WCSTERN PACUCLUB 3 8785 S.W.Beaverton-Hiiisdaie Hwy. Portland,Oregon 9711.25 503/297-3723 This program refinement results in the following parking demand: Commercial Office: 54,000 g.s.f, x 1 space/350 g.s.f. = 154 spaces Recreation Facilities: 21 courts x 3 spaces/court = 63 spaces Light Industrial: 144,100 g.s.f, x 1 space/1000 g.s.f.= 144 spaces Total Parking Requirement 361 ^' Total Parking Shown 367 The additional Light Industrial Building (Industrial Unit D) is located adjacent to the planned industrial area and within the prior M-3 zone. The deletion of the tennis courts and increase in the racquetball courts is in response to lenders' concerns regarding use "mix" on the site. The recreation facilities are now approximately 20% of the total project. The building appear- ance and structure of Industrial Unit D will be compatible with the Commercial Office/Recreation structure. The service alley dimension would be established during the Design Review Process. As we have demonstrated over the past year, we are working toward development of a project that is an economic as well as a physical asset to the City of Tigard. We trust you will evaluate the proposed changes with those considerations in mind. Sincerely, WESTERN RACQUET CLUBS, INC. f4e, Ro ald G. More, Secretary LLL /clm Enc. a s AM, .416 MAP :. ', .lel • a t9t • It Hca to Aft- AM Imp WV oiW 7. r � '-" �pw !' ..�3 y t �� :. •� ��r..: may/ ` /y �w% It ,IA fQQ •af,► -fit �►3�. � /�►� ,t ,a�, //� '• +�, ,vi 71 -C s t4 fjr� • ' cJ . ' �,�. >- K; .��� -'SJR �'Y �A - S;' N1 q :� �; ,?Y�l�'$$/ �' p� : � y • 4 �'`` Vii. w� i � '-� �''�Rrku"�y��M�auw�d�IV;uwdV�u�,�y��� '�aicr_�`c .\", �' �� 4r �. +� !, f ;fir\ � ♦ ,•; t.,.. ��� � � � ' � � �I _v� _r� _,� pL. i. I��� `tea. r �. i- � � ■ Y. � � `� �. ='� ? �. ' � dyr- ,. �� � •• s Abp �rY �\ 'E' :GS .J .. W�t:' a� , .ter^ a`: a+d ��i �' `:�� .x'01 r L 3�'' L } �_ �-�t��' �',,, .� !� 9c,• 9,�;, � ��L=Q�'.'- �' .{; � �,� �, y�. _; CARL H. BUTTKE CONSULTING ENGINEER P.0 BOX 636 0 PORTLAND, OREGON 97207 a 503 / 223-4728 i! September 27 , 1978 1 G:;!_� Mr. Donald J. Stastney Architects Atelier/Northwest e 813 SW Alder Street f!• �;' Portland, Oregon 97205 ---� Re: Park 217 Business Center - Addendum to Report of January 13, 1978 Dear Mr. Stastney : In accordance with your request, I have re-estimated the amount of traffic which would be generated by the proposed Park 217 Business Center development in accordance with revised general f plan dated September 11, 1978. Table 1 indicates the estimated site generated traffic for the revised general plan. It is estimated that approximately 2750 vehicle trips would be generated daily. That is, 1375 vehicles ry. would enter the site and 1375 vehicles would leave the site daily. During the most critical time period on the adjacent street system (4:30 to 5 : 30 p.m. ) some 100 vehicles are expected to _ enter the site and 400 to leave the site These volumes are slightly higher than those calculated previously for the general plan. However, the peak hour volumes are so similar, that no a appreciable effect would be noticed on the operation of the street system. Table 2 indicates a comparison of the estimated site generated traffic for the various site plans. The change in the site generated traffic is so small it would not change my conclusions and recommendations submitted to you in my reports of January 13 and May 23,' 1978. Sincerely, CARL H. BUTTKE, INC. .: Carl H. Buttke, P.E. President Mr. Donald J . Staiuney September 27, 1978 Re: Park 217 Business Center Page 2 TABLE 1 ® ESTIMATED SITE GENERATED TRAFI'1C Driveway Volumes 24-Hour 4 : 30-5 : 30 p.m. Volume Two-Way Volume Entering Exiting Recreation Facilities 600 30 30 Office 680 15 110 Industrial 1470 55 260 Total 2750 100 400 Revised Site Plan - September 11, 1978 ti TABLE 2 COMPARISON IN SITE GENERATED TRAFFIC 1 24-Hour 4 : 30-5 : 30 p.m. Volume Two-Way Volume Entering Exiting Preliminary Plan 3200 135 385 General Plan 2525 100 345 Revised General Plan 2750 100 400 CARL H BUTTKE eac CUNSGI TING ENGINt Et' t r / R STAFF REPORT AGENDA 5.2 TIGARD PLANNING COMMISSION October 3, 1978 - 7: 30 P.M. Fowler Junior High - Lecture Room 10865 S.W. Walnut St. - Tigard, Oregon Dncket: Zone Change ZC 36-77 (Western Racquet Club) Request: To amend the general development plan and program (approved on June 30, 1978) in a C-3 "General Commercial" zone of parcel totalling 20.75 acres. Location: S.W. Garden Place & Pacific Highway (Wash. Co. Tax Map 2S1 1BB, Tax Lots 200, 300,800,1100, 1101 and 1200) . I Applicant: Western Racquet Club I. Findings of Fact: 1. The general development plan and program approved a combination , of recreational racquet ball, tennis courts and warehouse, industrial units. (See Planning Commission Minutes with previous staff report attached) . 2. The applicant is requesting an amendment to revise the proposed uses, accesses and square footage. E 6 3. The alteration will amplify industrial use, lower recreational use; increase large truck traffic and decrease square foot of building size. ( 4. The site is designated "Retail Commercial" in the northern - portion of the site and "Light Industrial" in the southern portion on the NPO #5 Plan and currently zoned C-3 "Retail Commercial" and M-3 "Light Industrial". E t 5. The applicant is requesting general plan and program review of a two phase commercial/commercial professional/industrial planned development on parcels totalling 20.135 acres in accordance with Section 18.56.030 of the Tigard Municipal Code. Highway should be clustered and.share cc—non parking facilities and driveways. As new deve'Go7,7ent occurs, this ni!r6er of a,^e-e-gS points should not exceed the number necessary for proper on-site � cireulaionand, p03S J ?., .4 COQ.._.d C•o,.?ryJic_.d G;o acs?eS3 to adjacent businesses. Policy 25: Limit the wriount of corn7ercial development.to occur in the irdustrial area, allowing only scare growth of existing retail and service commercial in the 6 . ' Applicable policies from the Environmental Design and Open Space Plan: Policy 3: The City shall rF ­icG alteration of natural drairageways STAFF REP t T 1 AGENDA 5'.2 TIGARD PLANNING COMMISSION October 3, 1978 - 7: 30 P.M. Page 2 unye It cur, be df;?,m iia Crated treat the b refits are greater than the eff ects. OC.her Jurij,?!;?tEoOjs in the Fa;VIO Creek Basin - shal l j 1"J al0 the PUL'i^ 7 ^ Gi� rt a . act _ a tS: y s;', 7l � � n� Ythe »2.n0�1al Qndlar replaCe2:,W.nt of existivg natural vegetation in designated areas (Flood Plain3, drainageways, areas of high visibility, unique habitats Or' rare species). Significant. trees or stands of timber shall also be protected. Policy 6: Require a site development report (e.g. hydrology, soils, geoZogy) for major projects in designated areas and a statement reflecting methods to be used to minirrize the run-off erosion impact of the development on the surrounding area a;-:d downstream properties. Policy 7: Retain the 100 year fZood pZain of Fanno Creek, its tributaries, and the Tualatin River' as an open preserve (Greenway). The greenway shall be esta'oZished as the backbone of the open space network and, when a direct public benefit can be derived, i.e., when adjacent residential develop-Ment, the greenway should be developed for'passive recreation and pedes t rian/bike travel.. 7. On November 1, 1977 the Tigard Planning Commission approved a preliminary plan and program for this site subject to the following conditions: 1. That preliminary, approval only be given to the general concept of the PD. 2. That approval of location and'- intensity of use must await submission of more detailed plans to include traffic and flocd plain studies. 3. The applicant must be prepared to show that, by encroaching into the flood plain, the fill will neither decrease the amount of storage capacity nor increase the run-off from the site. 4. - A flood plain fill permit application be submitted. 5. A minor land partition application be made for Tax Lot 400 (Tax Map 2S1 IBB) ; 6. That a drainage plan be submitted for approval (to pay particular attention to the effect on adjacent sites) . 11. Conclusionary Findings: 1. The proposed Industrial Unit "D" will increase the need for truck traffic and traffic increase onto Hall Blvd. or 99W. 2. The need for increase of parking space creates the use to` improv� parking on the flood plain i�� ,GENDA 5 .2 'IGARD PLANNrNG3. Th(/ )rop( =d development is being p1j ` ned inj o phases. The COLNUMISSION first phase will consist of ground preparation and the 'age . 3 construction of 69,232 square feet of commercial office and recreation facilities. Phase II will be the construction of a light industrial complex consisting of eight (8) buildings totalling 115,200 square feet of gross floor area. 4. The site slopes from the north to the south, dropping from approximately 210 feet yiSL at Pacific Highway to 150 feet MSL at the soutit property line. Considerable earth fill has taken place on the upper portion of the site, resulting in a tier effect. The applicant envisions locating the commercial offices and recreation facility on the newly created fills. The southern portion of the site is relatively flat and contains a pond. Red Rock Creek, which flows out of the northeast and passes under Highway 217, continues through the southeast portion of the parcel and serves as the primary source of water for the -ond. Crystal Lake, which was formerly in the south- eastern corner of the site, has been graded over. 5. The site is surrounded on the east by Highway 217; to the south by industrial development and single family residential (southwest) ; to the west and across Hall Boulevard are apart- ments; and to the north retail, stores, a service station, and Pacific Highway. 6. The applicant has essentially incorporated into his general plan and program the conditions of preliminary approval. Based on the revise,4 site plan, conditions 3,4, and 5 have become moot points for the following reasons: 3 a. Although a portion of the site does fall with the 100 year flood plain (note: new elevations for the 100 year flood plain have been recently calculated by the U.S. Army Corp. of Engineers as of April 1978) no building encroachment is being proposed within the floo&,plain and subsequently there would not be a need for a flood plain fill permit. b. ' Tax Lot 400 which was proposed to serve as an overflow parking lot for the recreational and commercial areas has been eliminated as part of the total project area and the parking demands for these uses are to be accommodated on the remaining portion of the. site as submitted in the general site plan. 7. An update traffic impact study fnr then c; +-p has been conducted by Carl Buttke, - P.E. Consulting Engineer (See traffic study in booklet) S. See previous staff report (June 20, 1978) for Code Deviation. The required and planned parking lots has been amended and are satisfactory to the staff: Access to the parking lots has been approved to be narrowed to 20 feet. A revision of 30 feet (code standards) would be favorable due to the increase in traffic on site and the extension of parking lots E goo . .. _ is ■ STAFF REPORT { AGENDA 5. 2 TIGARD PLANNING C0111:111SSI0N October 3, 1978 - 7: 30 P.M. Page 4 } 9. With the parking lot proposed on the flood plain, the open space and landscaping will be less than the previous 50% approved. 10. The previous Conclusionary Findings (Item #2) states: "There will be no encroachment into the 100 year flood plain." This may have been a serious consideration by the previous staff. Caution should be taken in considering approval of use in this area. € 11. Item #3 of the Conclusionary Findings states: "Access has been provided onto Hunziker Street for the industrial traffic r' anticipated to be generated by this development. This third ` access/egress will help to lessen the traffic impacts on Hall Blvd. and Pacific Highway. However, staff concurs with the, ent that a dedicated public right-of-day Engineering Departm should exist through the site from Hall Blvd, to Pacific Highway. t Future access to Hunziker creates two concerns : a. If accessis to be aligned with future development of the property south onto Hunziker; the proposed road on the industrial site will have to be dedicated public right- of-way and proper standards should be required. This public access would then add to the on-site traffic generation and possibly cause congestion with the mixed vehicle usage. L b. If the alignment was dissolved or restricted on Hunziker, then the on-site traffic would be limited to Hall Bvld. or 99W and congestion may occur at the access points. I ; Also, there would be less distribution of traffic. III . Staff Recommendations: Staff recommends approval subject to the following conditions: 1. That the construction and site drainage plains with retention t, pond illustration be approved by the Engineering and Building Departments prior to issuance of permits. �4 2. That soil compaction tests and soil analysis repot of the gineering and Building site be received and approved the En Department prior to plan check approval (especia3l}� in regard to development of the flood plain) t 3, If the Planning Commission chooses to locate the :alignment on Hunziker at a future date, then a etreet .plu1, ., must be located at the end of Hunziker on the property Eine. Also, public road from Hall Blvd. through to Hunziker alignment sh6uldi be standard to local collector 50 feet right-of-way with 34 fc t of pavinq. f ST'FF REPORT AGENDA 5.2 J.,GARD PLANNING COMMISSION G` October 3, 1978 - 7: 30 P.M. Page 5 4. Due to the heavy vehicle use, the 8rosssectioview ofthe on-site roads must be F 2and ph alt (commercial street standard) . 5. The proposed service alley must be marked "one way" traffic 6. Remove the proposed medium on the east side of the egress area from the service alley. 7. Service alley must be a minimum of 34 feet wide, paved with egress and access being 34 feet. 8. if improvement for parking lot on flood plain is approved, the elevation must not be altered. Improvement to "Flood Plain District Standards" must be met prior to building department issuance of permits. 9. Driveway aprons must be shown as approved by Engineering Department prior to final plat approval. 10. Access road from 99w must be dedicated to the city with minimum paving of 34 feet. r; k i t i E MINUTES TIGARD PLA`NELNC; f June 20, 1978 FAlcr Junior High School - LecCurc Room 1p;65 St•: W-11nut - Tigard, Oregon 1. Call to Order: ?lectin- was called to order at 7:30 PM 2. Roll Call: Present: Wood, Corliss, Quimby, Brian, Rossman, Sakata Excused Absence: Tepedino, Popp 3. Approval of Minutes: The minutes of the June 61 1978 and June 13, 1978 meeting were approved. 4. Communications: None 5. Public Hearings: 5.1 ZONE CHANGE ZC 36-77 (Western Racquet Club) NPO 5 A request by Western Racquet Club for a general plan and program review for a Commercial Industrial Planned Development in a M-3 Light Industrial and C-3 General Commercial Zone of parcels totalling 20.75 acres at SW Garden Place and Pacific H.:y(Wash. Co. Tax Map 2S1 1BB, TAx Lots 200, 300, 800, 1100, 1101, 1200) A. Staff Report Read by Laws B. Applicant's Presentation Ron Moore, Co-Applicant for the project stated the entire team which had worked on the project was present, a' "•» ` { Don Stassney, Architect, 813 S.W. Alder, presented a slide show and explained €` all phases of the proposed development. k C. Public Testimony: None D. Staff Recna.nendation: Based on Findings of Fact and Conclusionary Findings staff recommends' approval of the general plan and program subject to the following conditions: 1. That all buildings, building locations, landscaping, pedestrian access,, vehicular access to parking areas(to include driveway width3) a'CL d sis;r+.�.n� b•� nubjecr 'o design re�;ie.v, r 2. That a dedicated street, built to commercial street standards with 36 feet of pavement, 5 foot sidewalks on one side of the street (location � of sidewalks to be determined during design review) be provided throuch the property from Hall Blvd, to Pacific Highway via Garden Place and that the applicant petition to the City Council to vacate the remaining portion of S.W. Garden Place. 3. That a left turnrefugelane, to include striping be provided along the Hall Blvd. frontage and _that` a half street improvement (to include curbs and sidewalks) also be provided along the Hall Blvd. frontage. All in:- E I F MINUTES TIGARD PLA\`ING CO'SU SSIO\ June 20, 1978 Pa,-e 2 provemeats to be subject to State Highway Department approval. 4. That no parking be allowed along Hall Blvd. from Pacific Hwy to S.W. Knoll Drive. This will require a no parking ordinance via City Council action, 5. That no left turns occur from Carden Place into the westbound Pacific Hwy traffic and that approach street improvements to Garden Place from Pacific Hwy be provided per State Highway Dept, requirements. ebuttal: Don Stassney, stated they would have a problem with Staff Rec. f-2 and the width of the street with the parking backing into the right of way. Laws asked what would be the net loss of parking spaces if they were removed. Stassney stated 15 spaces. Bob Gardiner, Landscape Architect, stated they had tried to keep the cars from parking directly in front of the buildings. Wood asked about the safety implications and what if the street became a shortcut. Stassney stated the road now proposed was 30'. Quimby asked if the fire marshals had been contacted. Buttke, Consulting Engineer for the project, stated they wouldn't be high volume streets. Corliss asked what sort of material the buildings would be constructed of, Stassney responded board form tilt up of pre-cast concrete with tin roofs; the materials would be consistent throughout the project, proposed street Sakata asked if the property owners had been notified about the Laws stated they-had been notified of the -meeting.. vacation. E. Commission Discussion: Bran was concerned with the traffic flow; with the truck and hours of operation. Buttke referred to the traffic study he had done which was in the book each commissioner had. Brian,stated the 72nd interchange was not yet--firm and asked if they could restrict trucks on nail Buttke stated there were other industries on bail requiring truck access; there would be very,very few trucks during peak hours= 0{ummbyr asked if the fire marshall had approved this plan for emergency access Laws stated they had reviewed it and had made rto comment. Sakata wanted the fire department to app-rove of the plan; felt two outbound lanes' •Yarn: needed• Muttke stated with those vol ur.;!s it would o il.y require one lane. Rossman felt staff had done an .excepti.onal job and was in favor of the staff,` j recommendations . • F• Corliss stated it was a fine plan. Wood questioned the parking problem on Hali;wanted the fire department: approval; agreed that three exits would provide sufficienYegress; asked if the parking stalls were 9" wide; asked if the safety/aesthetic trade-off would justify more parking; would it be financially feasible to add 50% water retention David Evans, responded it would be fessible to add the water retention with the roof top storage. i Brian was concerned with the history of fill on the site. MV"UTES 'T:ICARD PLANNING L_011sl June 20, 1973 Pale 3 encroachment in the• flood plain took place prior to the Laws stated-1 adoption of the flood plain ordinance. Rossman made a motion for approval based on staff recommendations; Brian seconded, Wood added two additional conditions; 1) fire department approve all road widths and turns 2) the water retention. be incre ed by 507 Sakata asked about making the parking stalls 91,' Laws stated the additional cars could be scattered throujhout -the site as compact spaces; this would be answered during design review. The motion was unanimously passed. 5.3 ZONE CHANGE ZC 15-78 (Der - Hart Associates) NPO 5 A request by tier-Hart Associates for a.Preliminary Plan and Program Review, of a Residential Planned Development and 'Zone Map Amendment from R-7 to R-7 PD, for a 15.27 acre parcel at 14070 SW Hall Blvd (Wash. Co. Tax Map 2S1 12B, Tax Lots 500, 800, 1100, 1101). A. Staff Report: Read by Laws. B. Applicant's Presentation: Bill Svendsen, 1544 S.W. Hawthorne, Portland, stated lit- agreed with the staff report and addressed himself to the 3 points under Staff fiat. P,7 and clarified that there would not actually be 80' of asphalt but would be broken up with landscaping and street trees. He agreed to the points required in the letter from Joe Greulich, Fire Marshall. C. Public Testimony: None. D. Staff Recommendation: Staff recommends approval of the preliminary plan and program with the following conditions. 1. That the points of concern raised in findings of_fact.A, B, and C, be addressed in the general plan and program when submitted. 2. In addition, the concerns raised by the Fire Marshall in his attached correspondencm should also be addressed. E. Commission Discussioin and Action: Rossman was_-.ia favor, of the proposal. Sakata strongly opposed pas.;ino the proposal; the lot size at 1850 sq, ft. <<: 4 was too small; there cas no play area for the duple:: lots. •�'� �,� � ':; rit4l-mb;i a�raCd W1 tll S::atu, Wood Clce street 4esion would invite trouble +«ithe_ciergencyvehLcl, the lots arrangements caas an obvious attempt to maximize. Corliss asked the applicant about the lot size. Svendsen pointed out the lot sizes; the density was 8 units/acre which was in conformity with the Bonita plan to provide a range of living alternatives. Corliss stated it was in conformance with the plan. Jeff Hartley, Der-Start Associates, stated lots of ti.ze and care has been put into this proposal; it was a beautiful site and they had attempted to presezve much of is as well as provide different types and styles of homes; they mt t sa n - ■ S'i AFr REPOU l (1 TEND 5 , .1 I l'i-at-d Planning Commission Jttna 20, 1978 Fowler Junior I{iah -- Lecture Room 10&,,-) S.w. Walnut St . - Tigard, Oregon 1'j�)ck-o t : Zone Change ZC 36-77 E fieclu sL : For a general plan and program review for a Commercial/ Industrial Planned Development in a C-3 "General Commercial" and 1I-3 "Light Industrial" zones of parcels totalling 20. 135 t acres. Location : Southwest Garden Place and Pacific Highway between Hall Blvd. and Highway 217 (Wash. Co. Tax Map 2S1 113B, Tax Lots 2nO, 300, 800, 1100 , 1101 and 1200) . Applicant: lVestern Racquet Clubs, Inc. I . Findings of Fact: 1. The site is designated "Retail Commercial" in the northern portion of the .site and "light industrial" in the southern portion on the NPO i5 Plan and currently zoned C-3 Retail Commercial and lI-3 Light Industrial. 4 2 The applicant is requesting general plan and program review of a two phase commercial/commercial professional/industrial planned development on parcels totalling 20.135 acres in accordance with Section 18.56 .030 of the Tigard iaunicipal Code. 3. Section 18.56.010 of the Tigard Municipal Code states that: � Purpose. The purpose of the planned development district is { to provide opportunities to create more desirable environments ' through the application of flexible and diversified land development standards under a comprehensive plan and program professionally prepared. The planned development district is -intended to be used to encou_rczge the application of new techniques and new technology to community development w1n,&C c will result in -superior living or development arrangements with Lasting vaZues. It is further intended to achieve economies in land. development, maintenance, street systems, and utility networks while providing building groupings for PV-L lac . usable and attractive open spaces, safe cZrculation,. ,11-be , t v�=.�-cr.n,q ..o �. t' 03in,iabita%i'�a. 4. Applicable policies from the NPO 5 Plan are as follows: � Policy 20: In the interest of safety and efficiency, the number of highway access points must be kept to a [ minimum. Ilherever possible, businesses on Pacific t" . FF 4 S ,1. STAFF REP?R'T AGENDA 5. 1 June 20., I. ;8 1 Page Highway should be clustered and share common parking facilities and driveways. As new deveZopment occurs, the number of access points should not exceed the number necessary for proper onsite traffic c-irculation and, where possible, should be combined with access to adjacent businesses. Policy 25: Limit the amount of commercial development to k occur in the industrial area, allowing only some growth s of existing retail and service commercial in the area. 5. Applicable policies from the Environmental Design and Open t Space Plan: Policy 3: The City shall restrict alteration of natural E drainageways unless it can be demonstrated that the E benefits are greater than the detrimental effects. Other ,jurisdictions in the Fanno Creek Basin shall be encouraged to do the same. Policy 5: The City shall adopt an ordinance to regulate the removal and/or replacement of existing natural vegetation in designated areas (flood plains, drainageways_ areas of high visibility, unique habitats or rare species). Significant trees or stands of timber ahalZ also be protected. Policy 6: Require a site development report (e. g., hydrology, soils, geology) for major projects in designated areas and a statement reflecting methods to be used to m2nimize the run-off erosion impact of -he deveZopment on the surrounding area and downstream properties. Policy 7: Retain the Zoo year flood plain of Fanno Creek, its tributaries, and the Tualatin River as an open preserve (Greenway). The greenway shaZZ be established as the backbone of the open space network and, when a direct public benefit can be derived, i. e. , when adjacent residential development, the greerway should be developed for passive recreation and pedestrian/bike travel. 6. On November 1, 1977 the Tigard Planning Commission approved a preliminary plan and program for this site subject to the follov.-ing conditious: 1. That preliminary approval only be given to the general con— cept of the PD. 2. That approval of location and intensity of use must await submission of more detailed plans to include traffic and flood plain studies. STAFF REMIT AGENDA 5. 1 1 Junes 20, 1978 PlinC' 3. The applicant must be prepared to show that, by encroaching; into the flood plain, the .fill will neither i decrease the amount of stora.-e capacity nor increase the run-off from the site. 4. A flood plain fill permit application be submitted. 5. A minor land partition application be made for Tax Lot 400 (Tax Map 2S1 IBB) . g. That a drainage plan be submitted for approval (to pay particular attention to the effect on adjacent sites) . II . staff Observations and Findings: 1 . The proposed development is being planned in two phases. The first phase will consist of ground preparation and the construction of 69,23' square feet of commercial office and recreation facilities. Phase II will be the construction of a . light industrial complex consisting of eight (8) buildings totalling 115,200 square feet of gross floor area. 2. The site slopes from the north to the south, dropping from approximately, 210 feet M91, at Pacific Highway to 150 feet LIST, at the south property line. Considerable earth fill has t taken place on the upper portion of the site, resulting: in a tier effect. The applicant envisions locating the commercial ; offices and recreation facility on the newly created fills. The southern portion of the site is relatively flat and contains a pond. Red Rock Creek, whir- siows out of the northeast and passes under Highway- 217, continues through the southeast portion of the parcel and serves as the primary source of water for the pond. Crystal Lake, which was formerly in the southeastern corner of the site, has been graded over. -3. The site is surrounded on the east by Highway 217; to the south by industrial development and single family residential (southwest) ; to the west and across Ha-ll Boulevard are apartments; and to the north retail stores, a service station, and Pacific Highway. 4. The applicant has essentially incorporated into his general plan and program the conditions of prelimina-y approval . Based on the revised site pian, conditions 3, 4 and 5 have uecorte-moot points for the following reasons a. Although a portion of the site does fall with the 100 year flood plain (note: new elevations for the 100 year flood plain have been recently calculated by the U.S. Army Corp. of Engineers as of April 1978) no building encroachment is being proposed within the flood plain and subsequently . there would not be a need for a flood plain fill permit. ' i STAFF REPoprr ' AGE;iDA 5. 1 Tune 20, 1078 Page 4 b. Tax Lot 400 which was proposed to serve as an overflow parking lot for the recreational and commercial areas has been eliminated as part of the total project area and the parking demands for these uses are to be 'accOframodatE on the remaining portion of the site az submitted in the general site plan. 5. The revised site plan reflects a change in both the building dimensions and location of the commercial (recreational facilities) and commercial professional offices. The applicant has grouped the recreational facilities and professior offices by "stacking" the office space ( three stories) on top . of the recreational facilities (racquetball and tennis courts) . The result is a net increase of 8220 square feet in office space but a reduction of 20,600 square feet of recreation area for a total reduction of 12,330 square feet in building area. j k The industrial buildings proposed in Phase II are the same in number (eight) proposed on the preliminary plan, but have been clustered and serviced with a loop driveway, No F encroachment into the flood plain. would result based on the building locations as submitted. f - t 6. A traffic impact study for the site has been conducted by } Carl Buttke, P.E. Consulting Engineer and reviewed by the State Highway Department. Mr. Buttke's conclusions were the following: as A left turn refuge on Hall Blvd. should be provided (this would require no parking on one side of the street) and .a restriping of Hall Blvd. The state concurs with 111r. Buttke's recommendation but feel no parking should be provided on both sides of Hall Blvd. from Pacific Highway to Knoll Street. b. That left turns be prohibited from Garden Place to the westbound Pacific Highway traffic. 8 c. That .:when Phase !I 3s developed a third access be provided �. froStreet . he southeastern corner of the parcel onto Hunziker -I An access agreement between the subject � J parcel and the abutting parcels to the south for access/egress onto Hunziker Street is recorded with the deeds of those parcels The agreement provides for a 60 foot easement that would be dedicated for street right-of—way Purposes at such time as it is deemed necessary by the County or, City. A portion of this easement between the Tigard Distribution Center and Partex bas been paved but is without; curbs and sidewalks F REPORT AGENDA 5. 1 .lune 20, 1978 7. The applicant is proposing that Garden Place from Pacific Ilight:ay to the south end of the recreational facilities remain as a dedicated right-of-way. But that the remaining portion of S.W. Garden Place be vacated and access from Hall Blvd. and Hunziker Street servicing the industrial properties be developed on easements. The Engineering Department has reviewed this proposal and made the following excepiton to the applicant's proposal: That a dedicated public street be -developed to commercial street standards (this could he 36 feet of pavement and a sidewv.lk on one side of the street) from the Halt Blvd. access along the north property line to the Pacific Hwy. access access/egress (via Garden Place) . This way there would be a continuous public street provided for access to the recreation facilities and commercial professional offices. 8. Code Deviations: The required total parking spaces for all uses in the develop- ment would be 316. The applicant is providing for 310. Since peak hours of the proposed uses do not coincide with 4 each other a ,shared parking arrangement is being proposed. z The applicant has stated "that the total amount of spaces is reduced but more efficiently utilized over the hours of a day Access to the parking lots are proposed to narrow to 20 feet . Code requirement is 30 feet with 24 foot pavement surfacing. The height of the combined office and`recreation area will be five stories, but less than 75 feet. Height maximum in a C-3 zone are 3 stories or 35 feet which ever is less. However, the Planning Commission can grant approval for structures up to a heights of 75 feet. The impacts of a building of this height on surrounding land uses should be negligible, in that the topography is such } that the main exposure this complex will have will occur i along only the Highway 217 frontage. 7. A methodogy [or providing store: water detention has been. submitted with the applicant's narrative program. 10. Fifty percent of the site is to be open space and landscaping; the light industrial buildings will cover 13o -of the site; - and the recreation and office building 80. The remaining 29% of the site will. be used for streets, roads, parking and truck- service areas. STAFF RFPORC. AGENDA 5. 1 Jane 20, 1978 . PaIe 6 III , Conclusionary 'Findings: i . The general plan submission has incorporated the objectives. of the planned development district by providing; for grouping of buildings intermix with "usable and attractive" open space while providing for a traffic circulation pattern designed to move efficiently and safer' both vehicular and pedestrian traTliu. ? 2. There will be no enroachment into the 100 year flood plain. 3. Access has been provided onto Hunziker Street for the industrial traffic anticipated to be generated by this development. This third access/egress will help to lessen the traffic impacts on Iiall Blvd. and Pacific Highway. However, staff concurs with the 'Engineering Department that a dedicated public right-of-way should exist through the z site from Hall Blvd, to Pacific Highway. E, IV. Staff Recommendations: t Based or. Findings of fact and conclusionary findings staff recommends approval of the general plan and program subject to E the following conditions: s 1. That all bu .?dings, building locations, landscaping, pedestrian. access, vehicular access to parking areas (to include driveway widths) and signing be subject to design review. f 2. That a dedicated street, built to cQ_mmerc:ial street standards with 36 feet of pavement, 5 foot sidewalks on one side of - the street (location of sidewalks to be determined during design review) be provided through the property from.Hal.l Blvd.- to Pacific Highway via Garden Place and that the applicant petition to the City Council to vacate the remaining portion of S.W. Garden Place. 3. That a left turn refuge lane, to :i_nciude striping be provided t along the Hall Blvd. frontage and that a half street r improvement ( to include curbs and sidewalks) also be provided, k along the Hall Blvd. frontage. All improvements to be subject to State Highway Department approval. V -4. That no parking be allowed along Hall Blvd. from Pacific Highway to S.W. knoll Drive. This will require a no parkici� ordinance via City Council action. . 5. That no left turns occur from Garden Place into the westbound Pacific Highway traffic and that approach street improvements to Garden Place from Pacific Highway be provided per State g Highway Department requirements. Mr MINUTES r TIGARD PLANNIivG C( 4ISSION October '3, 1978 Page 3 1. That the site construction and drainage plan be sub- mitted and approved by the Planning, Building and Engineering Departments prior to the issuance of permits. 2. That soil compaction test and anal.yzation be submitted for approval by the Engineering and Building Departments prior to issuance of permits. r �ow.n--t-rr.-m due to de x..7 J_ x cyte d � ' f. 3. That �a cnut impact due w ucvc iop+auen� r..in plan be submitted and approved by the Engineering Dept. 4. That the applicant submita letter by State Highway Department indicating projected date for placement of signal light at 69th and 99W Highway. o Wood stated that the Planning Commission was not compelled to upgrade zoning even if in accord with the Comprehensive Plan. I Thought that the property was a candidate for a planned development. o Smith thought that the Commissioners could require' a planned development and that there was a need to reduce the amount of paving. o Wood moved to deny with the staff findings and recommendations o Brian seconded the motion. Motion passed unanimously. L5-:2Zone Change ZC 36-77 (Western Racquetr_.;Cl ub) NPO #5 A request by Western Racquet Clubs to amend the General Develop- ment Plan and Program (approved on June 30, 1978) in a C-3 "General Commercial" ?one of parcel totaling 20.75 acres at S.W. Garden Place and Pacific Highway (Wash. Co. rax Map 2S1 1BB, Tax bots 200, 300, 800, 1100, 1101 and 1200) . A. Staff Report: Read by Selby B. Applicant' s Presentation: Ron Statsny, Architect/Planner for the project explained* the changes in the plan. C. Public Testimony: o Ann Craig of S.W. Knoll Drive stated that since the grading of the adjacent property, her property "has become swampy. Wanted to know if the street vacation of Garden Par,k'%had been completed? MINUTES TIGARD PLANNING COMMISSION October 3, 1378 Page 9' o Statsny stated that the vacation had not been completed yet. o Wood asked if the staff recommendation was in accordance with Policy #7 as far as the open space and the flood plain areas were concerned? o Carl Buttke spoke about the 25 foot road width. o Brian asked about the dumber of parking spaces required and the possibility of underground parking? o Ann Craig wanted to know the required setback from residentia property? o Janice Kaylor an adjacent property owner wanted to know the tvves and times of truck travel. D. Staff Recommendation: A. Staff recommended approval with the following conditions: 1. That the construction and site drainage plans with retention pond illustration be approved by the Engineering and Building Department prior to issuance of permits. 2. That soil compaction tests and soil analysis report of the site be received and approved by the Engineering and Building Departmentprior to plan check approval . (especially in regard to ZgMekgpment of the flood plain.. 3. If the Planning Commission chooses to locate the alignment on Hunziker at_ a future date, then a street plug must by located at the end of Hunziker on ;the property line. Also, public road from Hall Blvd. throui to Hunziker alignment should be standard to local collector 50 feet right-:of-way with 34 feet of paving. 4. Due to the heavy vehicle use, the cross section view of the on-site roads must be improved .:.o B" 2h and 3/4" asphalt (commercial street standard) . 5. The proposed service alley must be marked "one way" traffic. : �yy 5 . 1 6 Remove the ;proposed medium on the east side ,of the..egre area from the service alley. r ?.' Service all must be a minimum of 34 feet wide, paved {, with egress and access being 34 feet. MINUTES . `. TIGARD PLANNING COMMISSION October 3, 1978 Page 5 8. If the improvement for parking lot on flood plain is approved, the elevation must not be altered. Improvement to "Flood Plain District Standards" must be met prior to Building Department issuance of permits . 9. Driveway aprons must be shown as approved by Engineering Department prior to final plat approval. 10. Access road from 99W must be dedicated to the City with minimum paving of 34 feet. E. Commission Discussion and Action: o Wood stated that he had difficulty with the treatment of flood plain areas. o Tepedino agreed, he did not think there should be parking on it. o Funk thought that the flood plain issue was being overdone. o Brian preferred underground parking and no through street. o Corliss was opposed to amending the general plan now. o Wood moved for approval with conditions #4, 5, 6, 7, 9, 10 as written and the following: 1) That no change occur with regard to the flood plain treatment as proposed in the jirevious plan. 2) That the variance of 25 feet for building setback as shown on the proposed plan be approved but with the required landscape buffer to be approved by Site Design Review Board. o Smith seconded the motion and added condition 3) that parking code requirements be met. The motion passed unanimously. 5. 3 Variance V 8. 78 (Van Domelen & Looijenca &Associates) NPO F5 A request by Van Domelen & Looijenga & Associates for variance - to side and rear yard setbacks in a M-3 zone to construct a warehouse on a- 1.09 acre parcel at S.W. 72nd Avenue (Wash. Co. ' Tax Map 2S1 12D, Tax Lot 2400) . A. Staff Report: Read by Selby : I • E W i �g ' cl 8 \ 'G, ir 31 a u• L ..1 .• � � U. � � 40 --�-. ��-ys ,''rte _ •,-` � it .`a 11.1 s c n 4 - .t. ,' 9Q ♦ 1 ...mow it\' � �•' ` h �.. I _ .• .i9:-• } TCnr f".1 tom„- 'o .n. o✓a - _ t 1 a � � � rY6�a �3.,; � -- ." ter Y.+._....•.�' s '-.Y_ �6.�,�.. _,.s,-. at'4r�.`4.• rz T-°:..w ''.rte .?_1•s4 '�+G-zF'-`7i?c 'xZiJ +µ..P'..,T� _. .v-' � -•�� �G'2 ]`s..'�L`Ks_ - 4�ia� t�•,`•:�''` F!S�.•waF ice, ;� r_''�`...._i.-. t\..•K� 'f.._r"'i t. z�.• >_�-..�`-...-�^....a..."'�..'a'`.y�.'�i'e'•' ��.�iei��`• z�..�.