Ordinance No. 81-74 T CITY OF TIGARD, OREGON
ORDINANCE NO. 81- 2q
AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION FOR A COMPRE-
HENSIVE PLAN REVISION TO THE 1979 NPO #7 PLAN MAP OF THE CITY OF TIGARD
DECLARING AN EMERGENCY AND FIXING AN EFFECTIVE DATE . PENTERRA CORPORATION
PLANNING DEPARTMENT REFERENCE INFORMATION
Tax Map 1S1 33D, Tax Lot 200, Project Address 130th Avenue, File Number
CPR 10-81, Present zoning designation R-7, Zone changed to A-12 PD, Appli-
cant Penterra Corporation.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Finding that the lands hereinafter described are now classified
as R-7, and further findings that pursuant to procedures, the
abovestated application for a Comprehensive Plan Revision was presented at
a public hearing held by the Tigard Planning Commission on July 7, 1981.
All interested persons were afforded an opportunity to be heard at this
public hearing. Therefore, the Council adopts the following substantive
finding:
A. That the proposed zoning is compatible with the
surrounding neighborhood as determined by the
Tigard Planning Commission.
SECTION 2: Therefore, pursuant to the requirements of Chapter 18.88 of the
Tigard Municipal Code, this request for a Comprehensive Plan
Revision of the NPO #7 Plan Map of the City of Tigard is hereby approved
subject to provisions of Chapter 18.24 of the Tigard Municipal Code as
embodied in adopted Exhibits "A "B", and "C" attached and made a part of
this Ordinance. The zoning designation of the subject property is hereby
changed to Al2P.D.
Exhibit "A" : Legal Description
Exhibit "B": Tax Map
Exhibit "C" : Staff Report
SECTION 3: Inasmuch as it is necessary to the peace, health, and safety of
the public that the foregoing zone change in the City's records
become effective, an emergency is hereby declared to exist, and this ordi-
nance shall be effective upon its passage by the Council and approval by the
Mayor.
PASSED: By r ,�,,;l,,,s„ , vote of all Council members present this
day of �, 19 ?/ , after being read two times by
number and title only.
Recorder - c—Ey of-Bard �- -
APPROVED: By the Mayor this f0 day of 1981.
ORDINANCE No. 81-'? Mayor
._ Mayor Ci—ty o; Tigard
. r
Order No. : 1-604824-W
EXHIBIT A
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STAFF REPORT
AGENDA No. 5.4
TIGARD PLANNING COMMISSION
July 7, 1981 - 7:30 p.m.
Fowler Junior High - Lecture Room
10865 SW Walnut Street, Tigard
NO SUBMISSION OF ADDITIONAL MATERIA?', BY APPLICANT SHALL BE
MADE AT THE PUBLIC HEARING UNLESS THE APPLICANT IS REQUESTED
TO DO SO. SHOULD THIS OCCUR, UNREQUESTED, THE ITEM WILL BE
TABLED UNTIL THE FOLLOWING HEARING.
DOCKET: COMPREHENSIVE PLAN REVISION (CPR 10-81)
Penterra Corporation - 130th Avenue NPO #7
APPLICANT: Penterra Corporation
12225 S.W. Second St.
Suite 201
Beaverton, Oregon 97005
APPLICATION June 2, 1981
DATED:
SITE LOCATION: 130th Avenue South of Scho lls Ferry Road.
Washington Co. Tax Map 1S1 33D Lot 200,
11.54 acres.
REQUEST: Comprehensive Plan Revision from current
Tigard R-7 single-family residential zone
to A-12 multi-family zone on 11.54 acres
in NPO #7 area with a Planned Unit
Development designation (PD) .
PREVIOUS ACTION:Parcel was annexed to the City by Boundary
Commission final order #1518 and Tigard
Ordinance 80-20 approved. on February 25, 1980.
The owners of the parcel approached the staff relative to
development approximately one year ago. The Park Board was
asked to comment on the proposed "tradeoff" of higher density
in exchange for the dedication of approximately four acres
for Summerlake Park. The Surnmerlake Park plan shows that
tennis courts are proposed on a portion of this property.
The plan also envisions the dedication of approximately
three acres of this parcel which is with the floodplain.
The Park Board adopted a policy which stated that in cases
such as this they would support increased density in
exchange for dedicated park areas.
When the Winterlake development to the South
was approved, S.W. 130th Avenue was designed to continue
through this parcel to the Grabhorn piece to the North, thus
completing 130th to Scholls Ferry Road.
This particular parcel of 11. acres amounts
to about 4 acres when the floodplain is donated, the park
STAFF REPORT
TIGARD PLANNING COMINT.
Agenda No. 5.4
Page Two
area is donated and 130th Avenue is extended. It is the
opinion of Staff that these circumstances necessitate an
increase in density on the "buildable" portion remaining.
The City Council has supported this "trade--off" policy
in the past and is familiar with the Park Board's decision
on this particular parcel.
I. FINDINGS OF FACT:
1. NPO #7 policies are appropriate as follows:.
Policy 4,5,9,10,11,12,13 and 14. See
attached Exhibit "A" NPO #7 Plan.
2. A full line of urban services are available
to this site.
3. The adopted Summerlake Park 'Regional) Plan
has been adopted by the Park Board, Planning
Commission and City Council. A portion of
this parcel is included in this plan.
4. S.W. 130th Avenue has been designed North
to Scholl's Ferry Road from Winterlake through
this parcel.
5. The Park Board has reviewed this parcel
relative to future development and has adopted
a policy which supports an increased density
in exchange for park land.
SI. CONCLUSIONARY FINDINGS:
1. All development on this parcel shall be
brought before the Planning Commission as
a Planned Development.
2 Dedication of lands in the floodplain and in
the Summerlake Park plan shall be made as
appropriate prior to or in conjunction with
development.
3. The Park Board has reviewed this parcel in
relation to future park development.
4. The affected NPO has clearly indicated through
various policies that it supports increased
- ' density in this general area.
STAFF REPORT
TIGARD PLANNING COMM.
r Agenda No. 5.4
Page Three .
5. It seems appropriate that the zoning be
changed to permit increased density. The
City in this case is requesting approximately
seven of the eleven acres for public purposes. f,
It is the feeling of Staff that this fact ;
alone is enough to grant a zone change!
III. STAFF RECOMMENDATION:
Staff recorranends approval of this Comprehensive
Plait Revision. (Washington Co. RU4 to Tigard R-7-to
Tigard Al2 PD.)
H
Plannin i or
4 ;
COf'IPREIIENSIVE PLAN AMENDMENT
TAX LOT 200
S. E. 1/4 SECTION 33 US R1W W.M.
Prepared For:
PENTERRA CORPORATION
12225 South West 2nd
Suite 201
Beaverton, Oregon 97005
t Prepared By:
OTAK AND ASSOCIATES
Othman, Tahran & Kurahashi
15110 South West Boones Ferry Road
Lake Oswego, Oregon 97034
MAY 1981
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., 1= Nature of the proposal and the reason for requesting the
particular action.
This document is a formal application for a change in the
Tigard Comprehensive Plan designation for a 11.54 acre parcel
of land directly west of Summer Lake (130th Avenue) and north
of the approved Winter Lake project. This request is for an
amendment to the Tigard Comprehensive plan from the present
R7 designation to an Al2 Urban Medium Density.
The parcel lies between an Al2 parcel to the north and an Al2
parcel to the south. The parcel to the south, the approved
"Winter Lake" project is a development of smaller lot homes
and multi-family sites at an Al2 density. Winter Lake pro-
vided the third quarter of the regional Summer Lake Park in
the process of their approvals for development. The remaining
quarter for the park's implementation is a part of the "de-
velopable" portion of the subject site. The subject site is
very difficult to develop as R7 because the floodplain bi-
sects the site and occupies approximately 30% of the area.
To accommodate the Parks Plan, approximately 15% of the land
is designated for use by the city. The result is two small
separated parcels for development requiring density transfers
for a viable project. The project at the Al2 density would
allow for cluster pausing ata location close to major recrea-
tion facilities. The Al2 density would be compatible with
the Al2• designations adjoining to the north and the south
2. How the proposed use is in conformance with Tigard's Adopted
Comprehensive Plan-
The parcel was annexed to the City of Tigard approximately
one year ago. The Washington County Zoning designation was an
RU4 and the closest Tigard zone to be assigned is an R7.
Since the parcel was not a part of the housing analysis, the
most appropriate. designation is an Al2 as the parcels directly
. CO,-YREHENS IVE
- tt4Y 1981 Page 2
north and south are. Development of this parcel at an Al2
density will further the implementation of the Summer Lake
Regional Park Plan.
3. Community need and/or public benefit derived from the proposed
action.
The community and public benefit will be realized by the com-
plete accumulation of land for the regional Summer Lake Park.
The park as planned will provide recreational facilities for'
active and passive use. Another benefit will be realized by
allowing a higher density to be transferred to the remaining
"buildable" land because it will be possible to offer the
housing units at a more moderate cost because of the resulting
lower per unit development cost. A greater concentration of
housing would be located adjacent to a major recreational cen-
ter and close to business centers (Koll Business Center, Tigard,
Washington Square.)
The NPO #7 Plan, also recognized a need for higher densities
in their neighborhood area. The NPO 07 Plan states that the
most appropriate area for mixing housing types attached units
multi-family is west of 121st where established neighborhoods
will not be affected.
4. Any changes in enviromental , economic or social conditions and/or
changes in availability or public services or access and/or any
other aspect of community development directly affecting the
subject site that would justify the requested action.
The primary aspect of community development directly affecting
the site is the Parks plan which substantially affects the build-
able area of the parcel., An increased density allows a viable
housing type to be designed on the resulting separated buildable
portions. Public services are available to serve the site at
the Al2 designation. retro has also designated this general
area for an overall density range of 8-10 units per gross acre.
i
COi•;PREHENSIVE PLAN AMEND14ENT
MAY 1981 Page 3
5. Why the proposed location for- your proposed land use is more
suitable than other locations in the City zoned to allow the
proposed use?
The request for park land dedication to implement the Summer
Lake Park Plan is unique to this site. The size, shape and
physical characteristics do not allow for a viable project
after park land is dedicated. The park will benefit the whole
region and a higher density should be achieved in close prox-
imity. Designations on properties to the north and south are
Al2.
6. The impact or effect the proposed development, use, or acti-
vity will have on adjacent sites, occupants or activities and
on the immediate neighborhood,
The NPO #7 Plan states that higher densities and mixing of
housing types should be located west of 121st to minimize the
impact on established neighborhoods. The proposed develop-
ment would be compatible with the types of development recent-
ly approved to the south. As the area is a newly developing
area, the immediate neighborhood will not be affected. The
future residents and the City will benefit by completing the
accumulation of sufficient park land for a regional park.
7. The types of public services necessitated by your proposed
development and the impact that your project may have on these
public services.
All services are available to the site. A 27 inch sanitary
sewer line has been extended through the Summer Lake project
to S. W. 130th the eastern boundary of the subject site. A
12 inch water line exists in S. W. 130th. Storm drainage will
go to the flood plain area. Dedications will be made for
improving S. W. 130th.
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