City Council Packet - 01/22/1991 -1 MMU
CITY OF TIGARD
OREGON
TIGARD Cf7Y COUNCIL A G E N D A
BUSINESS MEETING`
JANUARY 22; 1991 6:30 PM PUBLIC NOTICE. Anyone wishing to speak on an agenda item
TIGARD CIVIC' CENTER should sign on the appropriate sign-up sheet(s). If no sheet is
13125 :SW HALL' BLVD available, ask to be recognized by the Mayor at the beginning
TIGARD, OREGON. !97223 of that agenda item. Visitor's Agenda items are asked to be
minutes or less. Longer matters can be set for a future
two
Agenda by contacting either the Mayor or the City
Administrator.
• STUDY SESSION (6:30 p.m.)
Discussion: Cook Park Restrooms
1. BUSINESS MEETING (7:30 p.m.)
1.1 Call to Order - City Council & Local Contract Review Board
1.2 Roll Call
1.3 Pledge of Allegiance
1.4 Call to Council and Staff for Non-Agenda Items
2. VISITOR'S AGENDA (Two Minutes or Less, Please)
3. CONSENT AGENDA: These items are considered to be routine and may be enacted in one
motion without separate discussion. Anyone may request that an item be removed by motion
for discussion and separate action. Motion to:
3.1 Award Bids--Local Contract Review Board:
a. Microfilming Services Contract
b. Field Operations Vehicle Purchase for Parks, Streets, and Storm Water Divisions
3.2 Approve Personal Services Contract with Garry Bullard - Tigard Police Officers'
Association Labor Agreement
3.3 Approve Adjustments to Planning Fees - Resolution No. 91-_
CITY COUNCIL AGENDA - JANUARY 22, 1991 - PAGE 1
4. PUBLIC HEARING - SUBDIVISION SUB 90-0010 CASTILE/MCMONAGLE (NPO 6)
An appeal of a Hearings Officer decision for a Subdivision to divide a site which is approximately
1.45 acres in size into six parcels ranging from 7,500 to 10,800 square feet in size. ZONE: R-
4.5 (Residential, 4.5 unit/acre) LOCATION: 14380 SW 97th Avenue (WCTM 2S1 11 BA, tax lot
1301)
• Continuation of Public Hearing from December 17, 1990
• Summation by Community Development Staff
• I`:PO and/ Vr C PO Testimony
• Public Testimony
- Proponents
- Opponents
• Recommendation by Community Development Staff
• Council Questions or Comments
• Public Hearing Closed
• Consideration by Council
5. APPEAL PUBLIC HEARING - SCE 90-0005 VARIANCE VAR 90-0027 - SHERWOOD INN
SIGN (NPO 5)
A request for Sign Code Exception and Variance approval to allow two freestanding freway-
oriented signs where only one is permitted. Also requested is approval to retain one sign of
approximatley 1,180 square feet per sign face with a height of approximately 65 feet and one
sign of approximately 698 square feet per sign face with a height of approximately 69.75 feet
where the code specifies a maximum allowable sign area of 160 square feet per sign face and
maximum allowable height of 35 feet. ZONE: C-G (General Commercial) LOCATION: 15700
SW Upper Boones Ferry Road (WCTM 2S1 12DD, Tax Lots 100, 900, 1100)
• Continuation of Public Hearing from December 10, 1990
• Summation by Community Development Staff
• NPO and/or CPO Testimony
• Public Testimony
- Proponents
- Opponents
• Recommendation by Community Development Staff
• Council Questions or Comments
• Public Hearing Closed
• Consideration by Council
6. PUBLIC HEARING ON COMPREHENSIVE PLAN AND COMMUNITY DEVELOPMENT CODE
REVISIONS TO GOAL 9: ECONOMIC DEVELOPMENT.
• Continuation of Public Hearing from November 26, 1990
• Summation by Community Development Staff
• NPO and/or CPO Testimony
• Public Testimony
- Proponents
- Opponents
• Recommendation by Community Development Staff
• Council Questions or Comments
Public Hearing Closed
Consideration by Council
CITY COUNCIL AGENDA - JANUARY 22, 1991 - PAGE 2
N
7. NON-AGENDA ITEMS
8. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the
provisions of ORS 192.660 (1) (d), (e), & (h) to discuss labor relations, real property
transactions, current and pending litigation issues.
9. ADJOURNMENT
cca122.91
i
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CITY COUNCIL AGENDA - JANUARY 22, 1991 - PAGE 3
Council Agenda Item 31
T I G A R D C I T Y C O U N C I L
i
MEETING MINUTES - JANUARY 22, 1991
• Meeting was called to order at 6:30 p.m. by Mayor Edwards.
1. ROLL CALL
Council Present: Mayor Jerry Edwards; Councilors Carolyn
Eadon, Valerie Johnson, and John Schwartz (arrived at 6:40
p.m.). Staff Present: Patrick Reilly, City Administrator;
Ron Bunch, Senior Planner; Keith Liden, Senior Planner; Ed
Murphy, Community Development Director; Tim Ramis, City
Attorney; Catherine Wheatley, City Recorder; and Randy Wooley,
City Engineer.
2. STUDY SESSION
a. Cook Park Restrooms
Dr. Daniel Graham, Chairman of the Park Board was present
for the discussion on this agenda item.
Council was advised of the Park Board's review and
recommendation on restroom facility improvements for Cook
Park. After lengthy discussion, Council consensus was as
follows:
1) Build new "unisex" facility (6 restrooms
individually accessed in one building).
2) Location: Existing site.
3) Exterior of building to be decided by Park Board.
Choice is between brick or concrete block.
Handicap access was discussed. Councilor Eadon noted
concern over hard surface pathways only one was shown
for access to one side of the building. Mayor asked for
review to assure that interests of handicapped are
served.
Provisions for security, lighting, and safety in and
around the facility were also discussed.
b. Approval of Consultant Contracts for Street Bond Proi ects
City Engineer requested and received preliminary Council
authorization to proceed with the following projects:
CITY COUNCIL MEETING MINUTES - JANUARY 22, 1991 - PAGE 1
Professional design and construction management
services - 69th Avenue/99W Project
• Professional right-of-way negotiation/acquisition
ser vicVJ - Bonita Road Project Professional right-of-way negotiation/acquisition
services - Gaarde Street Project
Council will review these items as the Local Contract
Review Board on February 12, 1991.
C. Closing of Summerf ield Drive
City Administrator reviewed a request (March 26, 1990
Visitors Agenda) to consider limiting of through traffic
on Summerfield Drive once the Durham Road project was
completed. After brief discussion, Council consensus was
for no further review at this time.
d. Greenberg Road
Councilor Johnson noted concerns with safe work practices
by the contractor on the Greenburg Road project. City
Engineer reported on inspection of the project and that
it will continue to be monitored.
e. Keith Liden Departure
City Administrator advised that Senior Planner Keith
Liden has accepted a new position in the private sector.
He will be leaving February 14, 1991. Council
congratulated Keith on this new opportunity but expressed
regrets that he was leaving the City of Tigard.
f. Agenda Review
• Castile/McMonagle Appeal: Mayor Edwards advised he
would not participate in the public hearing. He
advised that Audrey Castile was a member of the
Mayor's Blue Ribbon Task Force. In addition, the
Mayor noted he has had recent dealings with other
organizations (Tigard Water Board and Rotary) with
which Mrs. Castile was also associated.
Councilor Johnson advised she had not been present
during the initial hearing on this item and would
need to review the record carefully. Therefore,
` because of a lack of quorum to hear this issue,
council consensus was to set this over to the
February 12, 1991 meeting.
CITY COUNCIL MEETING MINUTES - JANUARY 22, 1991 - PAGE 2
• City Attorney reviewed procedure for the Sherwood
Inn Sign Code Exception public hearing.
® ~ . v'IviT0R ea~a~u~a~isTs = Nv V.L JL
4. CONSENT AGENDA
Motion by Councilor Eadon, seconded by Councilor Johnson, to
approved the following Consent Agenda items:
.1 Award Bids--Local Contract Review Board:
a. Microfilming services Contract
b. Field Operations Vehicle Purchase for Parks,
Streets, and Storm Water Divisions
.2 Approve Personal Services Contract with Garry Bullard -
Tigard Police Officers' Association Labor Agreement
.3 Approve Adjustments to Planning Fees - Resolution No. 91-
01
The motion was approved by a unanimous vote of Council
present.
5. PUBLIC HEARING - SUBDIVISION SUB 90-0010 CASTILE/MCMONAGLE
(NPO 61
An appeal of a Hearings Officer decision for a Subdivision to
divide a site which is approximately 1.45 acres in size into
{ six parcels ranging from 7,500 to 10,800 square feet in size.
ZONE: R-4.5 (Residential, 4.5 unit/acre) LOCATION: 14380 SW
97th Avenue (WCTM 2S1 11BA, tax lot 1301)
• Continuation of Public Hearing from December 17, 1990
This item was set over to the February 12, 1991, City
council meeting. (See Study Session comments above.)
(Note: The following agenda items were reversed in order by
council consensus in order to accommodate arrival of persons who
wished to testify on the Sherwood Inn public hearing item below.)
6. PUBLIC HEARING ON COMPREHENSIVE PLAN AND COMMUNITY DEVELOPMENT
CODE REVISIONS TO GOAL 9: ECONOMIC DEVELOPMENT.
t
• Hearing continued from November 26, 1990.
a. Public hearing was opened.
b. Community Development Director reviewed amendments to the
proposed ordinance since the Council's last review on
November 26, 1990. Most of the changes dealt with issues
of traffic congestion.
( CITY COUNCIL MEETING MINUTES JANUARY 22, 1991 - PAGE 3
C. Public testimony: None.
d. Public hearing was closed.
e. During council review, consensus was to change wording in
the first "Finding" listed in Exhibit B as follows:
"The City of Tigard is an important economic and
employment center within the Portland metropolitan
economic region."
f. ORDINANCE NO. 90-01 - AN ORDINANCE AMENDING THE ECONOMY
CHAPTER OF THE TIGARD COMPREHENSIVE PLAN RESOURCE
DOCUMENT VOLUME I, AND; AMENDING THE ECONOMIC
DEVELOPMENT FINDINGS AND IMPLEMENTATION MEASURES SECTION
OF COMPREHENSIVE PLAN - VOLUME II.
g. Motion by Councilor Johnson, seconded by Councilor
Schwartz, to adopt Ordinance No. 90-01 as amended.
The motion passed by a unanimous vote of Council present.
7. APPEAL PUBLIC HEARING - SCE 90-0005 VARIANCE VAR 90-0027 -
SHERWOOD INN SIGN (NPO 5)
/ A request for Sign Code Exception and Variance approval to
allow two freestanding freeway-oriented signs where only one
is permitted. Also requested is approval to retain one sign
of approximately 1,180 square feet per sign face with a height
of approximately 65 feet and one sign of approximately 698
square feet per sign face with a height of approximately 69.75
feet where the code specifies a maximum allowable sign area of
160 square feet per sign face and maximum allowable height of
35 feet. ZONE: C-G (General Commercial) LOCATION: 15700 SW
Upper Boones Ferry Road (WCTM 2S1 12DD, Tax Lots 100, 900,
1100)
• Continuation of Public Hearing from December 10, 1990
a. Public hearing was opened.
b. Declarations or challenges: None.
C. Senior Planner Liden reviewed the staff report. He
recounted the history of the signs for the business. In
1976, the Sherwood Inn requested and received a variance
for their sign. In 1988, property owners were notified
that the 10-year sign amortization period was coming to
an end. All signs were to be brought into compliance
with the sign code or application be made for a sign code
exception or variance. Senior Planner advised the
i CITY COUNCIL MEETING MINUTES - JANUARY 22, 1991 - PAGE 4
i
applicant contends that the 1976 variance should be valid
notwithstanding the subsequent code amendments.
Senior Planner reviewed the Planning Commission decision
(See Council packet for Planning Commission minutes and
final order.)
Note: Council recessed into Executive Session in order to allow
more time for arrival of persons who wished to testify for this
public hearing. The subject of the public hearing was not
discussed during the Executive Session.
• EXECUTIVE SESSION: The Tigard City Council went into
Executive Session at 8:10 p.m. under the provisions of ORS
192.660 (1) (d), (e), & (h) to discuss labor relations, real
property transactions, current and pending litigation issues.
Council meeting reconvened at 8:30 p.m. Public Hearing on
Sherwood Inn appeal was continued as follows:
d. Public testimony:
• Hal Hewitt, Greenhill Associates, Ltd., 9999 S.W.
Wilshire, Portland, OR 97225 distributed
photographs of the subject signs from a freeway
orientation for reference. Mr. Hewitt's testimony
included the following:
- summarized history of the signs which predate
any city or county ordinance
- owner believed he had assurance of variance
procedure
- previous variance should be valid
- validity of variance was not raised by the
City when additional work was done in 1984
- an upgrade (remodeling and expansion) is
planned by new owners; freeway exposure is
very important for attracting business
- the need for the sign is unique because of
location and the type of business (freeway
oriented) they are attempting to attract; that
is, speeds and distance make readability
especially important
CITY COUNCIL MEETING MINUTES - JANUARY 22, 1991 - PAGE 5
1
- cited instance in the 19700s when all sign
lights were turned off for a period of time
for energy conserves "Jon; business disappeared
and they "may as well have been closed."
the field of vision (as depicted in the
pictures submitted) is restricted
• Gene Ferryman, owner of the property, 9100 Highway
99, Vancouver, Washington testified on his
experience as a hotel/motel manager and the
importance of reaching the market through signage.
He explained he purchased this property because of
the existing signage, the potential for expansion,
and that this was an exciting, growing area. He
advised that he has already paid $60,000 for
permits, but if he has to reduce the signs, he
would stop construction because there would not be
enough business to support this venture.
He outlined the expansion plans which would be for
four meeting rooms and 44 more lodging rooms. In
addition, 10 people would be added to the Sherwood
Inn staff.
t, He advised that by looking through records, it
appears that north-bound freeway traffic accounts
for 69% of their business. If the variance was
granted, Mr. Ferryman said they would start
construction immediately as funds were now
available.
Councilor Johnson noted that, by looking at the pictures,
it was possible that existing fir trees would close down
the visual corridor despite current efforts to maintain
larger signs.
• Craig Banning, 5025 Foothills Drive, Lake Oswego,
Oregon managed the restaurant for Sherwood Inn. He
advised that signs were critical to the business.
He estimated, by visiting with clientele, that
approximately 40% of the restaurant business was
from freeway exposure. Without the signs, he
contended the restaurant may not be able to
survive.
There was discussion between Council and Mr. Banning with
regard to other alternatives for signage. The State
freeway directional signs (installed by the State of
CITY COUNCIL MEETING MINUTES - JANUARY 22, 1991 - PAGE 6
Emmons
Oregon "Food, Lodging ...etc.") were not as effective.
In addition, the State had denied a request for a north
bound sign of this type several years ago.
• Dave Kimmel, Permit Consulting Service, 122 S.E.
27th, Portland, OR 97214 advised he was
representing Chevron. Sherwood Inn and Chevron's
signs are together and Chevron will be requested a
similar variance in the near future. Mr. Kimmel
advised he supported Sherwood Inn's request for a
variance. He also noted he thought the original
variance should be valid.
• Richard Bloomberg, 12661 S.W. Dickson Street,
Tigard, Oregon testified that he was opposed to the
sign (and signs in general) because of the
detraction they present from the natural beauty of
the landscape.
Council recessed for a break: 9:32 p.m.
Council reconvened: 9:39 p.m.
e. Rebuttal:
• Mr. Hal Hewitt advised the State Highway Department
was inflexible with regard to freeway signs. He
said growth of the fir trees, as noted by Councilor
Johnson, may further handicap the view corridor,
but did not believe visual contact would be
obliterated. He noted that Mr. Ferryman, the
current owner, relied on the previous approvals.
The signs had a direct influence over the success
of the investment in this business.
f. Public hearing was closed.
g. Council discussion: Council deliberated at length over
several issues including:
• history of the property with regard to the original
variance request
• requesting support of statements from the applicant
concerning their dependency of trade from I-5
• other alternatives pursued or still available to
the applicant
• integrity of the sign code: Its purpose and the
ten-year amortization period which was to apply to
all businesses.
CITY COUNCIL MEETING MINUTES - JANUARY 22, 1991 - PAGE 7
During the discussion, the majority of Council indicated they
were not persuaded by the applicant and would uphold the
Planning Commission's decision. Councilor Schwartz advised
that he thought the Code should be flexible and individual
circumstances taken into consideration; he expressed support
for the applicant's request.
Council indicated there may potential for a comproinise and
asked the applicant to consider modifying their application
with regard to the height request. Staff will work with the
applicant and council will continue their deliberation at
their February 12, 1991, meeting.
8. EXECUTIVE SESSION: The Tigard City Council went into
Executive Session at 10:10 p.m. under the provisions of ORS
192.660 (1) (d), (e), & (h) to discuss labor relations, real
property transactions, current and pending litigation issues.
9. ADJOURNMENT: 10:45 p.m.
Catherine Wheatley, City Recorc
test
yo , City of igard
Date:
ccm122.91
CITY COUNCIL MEETING MINUTES - JANUARY 22, 1991 - PAGE 8
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TIMES PUBLISHING COMPANY Legal
RECEIVED P.O. BOX 370 PHONE (503) 684-0360 Notice TT 7810
BEAVERTON, OREGON 97075
JAN 2 ; Legal Notice Advertising The following meeting information is published for yow:. information. Fur-
CITY OF TIRARD ther information may be obtained from the City Recorder, 13125 S .W.
• City of Tigard • ❑ Tearsheet Notict Hall Boulevard, Tigard, Oregon 9-7223, orby calling 6394171: =
PO Box 23397
CITY COUNCIL BUSINESS MEETING`
* Tigard, Or r 9 97223 • ❑ Duplicate Affida,
g JANUARY 22,1991-6:30 P.M.
TIGARD CIVIC CENTER, TOWN HALL
• Public Hearings:
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t Appeal o£-Hearings officer Decision: Subdivision
90.0010 CashleftMonagle (NPO 6) Lpcation
14380 SW 97th'Avenue (Continued from
AFFIDAVIT OF PUBLICATION December-17,`1990)
A Public Hearing- SCE 90-0005,v,
riance, VAR
STATE OF OREGON, )ss 90-0027 - Sherwood Inn Sign (NPO,S). (Conpmued, '
COUNTY OF WASHINGTON,) from December 10,1990);. ;
I Judith Koehler - Public Hearing'on Comprehensive Plan and
being first duly sworn, depose and sa fiat I the Advertising Community ep Development' Revisions to,Gc►a19
XTiarc~~!`i mes Economic Development (Continued from Novernber : .
Director, or his principal clerk, of the 26;1990)
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and 193.020; published at g in the ty Council wdl o
into Executive Session..u'n#er ttieprovlsions of ORS
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entire issue of said newspaper for One successive and '~-'L0cafContractRevjew Board.
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January 17, 1991
Subscribed and sworn to before me thisl7th day of January 1991
OFFICIAL SEAL
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CITY OF TIGARD, ORDGON
APT'MAVIT OF POSTING
In the Matter of the Proposed
j
STATE OF OREGON )
County of Washington ss
City of Tigard )
I, begin first duly sworn, on
oath, depose say:
That I posted in following public and conspicuous places, a copy of
Ordinance Number(s) •
which were adopted at the Council Meeting dated rj 1b., o? 1!5
copy (s) of said ordinance (s) being hereto attached by er'emce de a part
hereof, on the ? 2~_ date of 19%. 1 q
1.
1. Tigard Civic Center, 13125 SW Hall Blvd., Tigard, Oregon
2. US National`Bank, Corner of Main and Scoffins, Tigard, Oregon
3. Safeway Store, Tigard Plaza, SW Hall Blvd., Tigard, Oregon
4. Albertson's Store, Corner of Pacific Hwy. ( State Hwy. 99) and
SW Durham Road, Tigard, Oregon
gibed and sworn to before me this ZL'°~°`t date of 191~~~ s°e _'J•11..t.l G1a , I~~~' ✓W Vl-~. ~ 1' WtJ~Y(tiV
jSGNotary Public for Oregon
aE:'e •'s Commission
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CITY OF TIGARD, OREGON
ORDINANCE NO. 91-01
t
AN ORDINANCE AMENDING THE ECONOMY CHAPTER OF THE TIGARD
COMPREHENSIVE PLAN RESOURCE DOCUMENT VOLUME I, AND; AMENDING THE
ECONOMIC DEVELOPMENT FINDINGS AND IMPLEMENTATION MEASURES SECTION
OF COMPREHENSIVE PLAN VOLUME II.
WHEREAS, OAR Division 19 requires jurisdictions to review the Goal
9: Economic Development sections of their Comprehensive Plans at
the time of Periodic Review, and
WHEREAS, the purpose of Goal 9: Economic Development review is to
ensure:
1) That Comprehensive Plan Policies and Map designations are
appropriate to support anticipated future economic development
activities.
2) That planning for economic development takes into account
v information concerning state, local and national trends, and;
3) That adequate serviceable industrial and commercial land is
available to accommodate future economic development
activities, and;
WHEREAS, a review has been conducted of Tigard's Comprehensive Plan
Goal 9: Economic Development element which is contained in Volumes
I and II of the Plan, and;
WHEREAS, the Tigard Planning commission has recommended acceptance
of the amended Goal 9: Economic Development Implementation Measures
and Findings, identified as Exhibit A and of the amended resource
material entitled, "City of Tigard - Economic Development
Conditions," identified as Exhibit B, and;
WHEREAS, the Tigard City Council finds that amending Volumes I and
II of the Comprehensive Plan by incorporating the above revisions
is necessary to ensure the City's Comprehensive Plan is able to
accommodate future economic development and to comply with OAR
Division 19: Periodic Review.
ORDINANCE NO. 91- 0
Page 1
}
ki
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: That the Economy Secti,.>.t of Volume II of the Tigard
® Comprehensive Plan be amended by incorporating the
revised findings and iM l °We.^a -a tion measures as
shown in Exhibit A, and;
f
SECTION 2: That the "Economy of the City Section" of the
Tigard Comprehensive Plan Resource Document
Volume I, be amended by incorporating the report,
"City of Tigard - Economic Development Conditions,"
attached as Exhibit B.
SECTION 3: This ordinance shall be effective 30 days after its
passage by the Council, approval by the Mayor, and
posting by the City Recorder.
PASSED: By 01741t i~t.GS vote of all Council members present after
bei read by number and title only, this o7oZ nd day
of , 1991.
Catherine Wheatley, City R order
APPROVED: This CQ> day of 1991.
Gera d R. Edwards, Mayor
Approved as to form:
ditty' Attori~ej
Date
rb/ordecode.rpt
ORDINANCE NO. 91- y'
Page 2
Exh:i„ pA
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Goal 9: ]Economic Development
Technical Report
City Of Tigard
Planning Department
August 1990
TABLE OF CONTENTS
Page No.
1. INTRODUCTION
A. Economic Development . . . . . . . . . . . . . . . 3
II. ECONOMIC CONDITIONS
A. Labor Force . . . . . . . . . . . . . . . . . . 3
B. Population . . . . . . . . . . . . . . . . . . 8
C. Residential Location of Workers . . . . . . . . 9
D. Income . . . . . . . . . . . . . . . . . . . . 10
III. RECENT DEVELOPMENT TRENDS
A. Buildable Lands . . . . . . . . . . . . . . . . 11
B. City Commercial Development . . . . . . . . . . 13
C. City Industrial Development . . . _ . . . . . . 16
D. National Economic Trends. _ . . . . . . . _ . . 17
E. Transportation_ 18
F. Public Facilities . . . . . . . . . . . . . . . 19
IV. ACTION PLAN
A. Actions Steps . . . . . . . . . . . . . . . 20
B. Central Business District _ . . . _ . . . . . . 24
C. Tigard Triangle . . . . . . . . . . . . . . . . 25
/ - Page 1 -
I_ INTRODUCTION
This report addresses LCDC Statewide Planning Goal U9 requirements titled
"Economy of the State." The recommended findingu and policies have been
developed to blend Tigard's individual economic programs into those of the
region and state to meet Goal #9 requirements.
The Goal i9 statement reads:
"To diversify and improve the economy of the state."
"Both state and federal economic plans and policies shall be coordinated by
the State with local and regional needs. Plans and policies shall
contribute to a stable and healthy economy in all regions of the State.
Plans shall be based on inventories of areas suitable for increased
economic growth and activity after taking into consideration the health of
the current economic base; materials and energy availability. labor market
factors, availability of renewable and nonrenewable resources, availability
of land, and pollution control requirements.
Economic growth and activity in accordance with such plans shall be
encouraged in areas that have under-utilized human and natural resource
capabilities and want increased growth and activity. Alternative sites
suitable for economic growth and expansion shall be designated in such
plans."
Tigard City officials recognize that Tigard's economy does not begin and end
J With the City boundary. Instead, the City economy is viewed accurately as an
integral part of a regional economy' involving all of the communities located +
within the Portland metropolitan area. Similarly, local economic development
is seem as a regional enterprise involving all of the communities that share
this common market area. Tigard's active participation in the I-5 R-- ^n
and other economic development organizations is illustrative City
determination that economic development should be conducted ir, coordination
with other metropolitan communities and other tiers of government, including
County and State government agencies concerned with economic development
aspects.
Tigard's place in the Portland metropolitan area economic region, or the local
context, is that Tigard is a growing community with new opportunities for
business and commercial expansion. Although it contains a small 2.4% of the
region's population, the City's assessed value per capita has been one of the
highest of any community in the state; and during the last four years locally
based commercial and industrial development has generated an annual average of
more than one thousand new jobs. With new projects now in progress and in the
planning stages prospects are for a continuation of present trends and for
Tigard to continue to be a major growth area. Although not under pressure to
respond to economic problems, Tigard is taking steps to maintain its
competitive advantages in transportation links, infrastructure, housing stock,
and community services that together create an inducing environment for a firm
to develop or locate in the City.
Page 2 -
A. ECONOMIC DEVELOPMENT
Coal: The goal of the City of Tigard is to improve the economic base of the
community by creating a wide range of job opportunities. Further, it is the
intent of the City to create stability in the City's economy through
diversification.
To implement the economic policies of the City, Tigard will work to develop a
public/private partnership aimed at maintaining an ongoing economic development
program. For success to occur, resources must be identified, compiled and
regularly updated concerning economic activities underway or planned, available
and planned municipal resources, available land and available financial
resources. The City will take a lead to initiate the cooperative effort. For
the program to be successful, however, the business community must be willing
to commit resources and time to formulate strategies which reflect the needs of
the private enterprises and firms located in Tigard.
II. ECONOMIC CONDITIONS
The majority of job opportunities in Tigard, Washington County and the entire
Portland SMSA, are available from the private sector. Therefore, in order to
create new, more diversified, and higher paid skilled jobs, the City must focus
on stimulating private business development. To accomplish this, the City must
identify those firms that either exist presently in Tigard and are suitable for
expansion, or could be attracted to Tigard. For a truly stable economy, Tigard
must attract a diversified mix of commercial and industrial uses., The Tigard
economic goal is directed toward creating conditions conducive to promoting
business expansion both physical and related to job opportunities, attracting
new industries and assisting private firms to prosper in Tigard. A diversified
economy, within a pro growth environment properly guarded by municipal
officials is*the economic goal of Tigard.
A. LABOR FORCE
Table I displays historical trends in metropolitan Portland, state, and
national unemployment rates from 1970 to 1989. Special highlights are that
from a national recession peak of 11.5 in 1983, unemployment in the Portland
SMSA has declined steadily to a twenty-year low of 4.5%. Another prominent
trend is that Tigard as a part of the Portland SMSA has fared better than the
State as a whole or the nation in terms of unemployment and the economy
generally.
- Page 3 -
t
Table I
AVERAGE ANNUAL UNEMPLOYMENT RATE
PERCENT
12 PORTLAND SMSA
OREGON
10 % • U.S.
%
8
%
. t q
6 '4
lb Q- I I-V -D V, lp, Q, lb C~
YEAR
Table II shows manufacturing and non-manufacturing employment trends in the
SMSA during the period 1981-1988. A salient feature is that manufacturing
employment in 1988 was 9,100 below the level achieved in 1981. In contrast,
non-manufacturing employment increase by 43,000 during the same eight year
period. A 1994 forecast indicates a continuation of presents trends with
manufacturing employment holding steady and mon-manufacturing employment
gaining 18,400.
\ - Page 4 -
TABLE II
CITY OF TIGARD
PORTLAND SMSA
EMPLOYMENT - ANNUAL AVERAGES AND PERCENT BY INDUSTRY GROUP
Percent Percent
1981 of Total 1988 of Total
CIVILIAN LABOR FORCE
Labor Force 653,000 640,500
Unemployed 48,100 30,500
Percent of Labor Force
Unemployed 8.0% 4.8%
Total Employment 600,500 610,100
Non-Agricultural 545,500 549,400
Wage and Salary
Employees
Agricultural Total 7,800 1.4% (9,100] 1.5%
Manufacturing Total 107,700 19.5$ 98,600 16.8%
Durable Goods 76,800 13.9 70,700 12.0%
Non-Durable Goods 30,900 5.6 28,000 4.88
Non-Manufacturing Total 437,800 79.1% 480,800 81.78
Trade 141,800 25.6 152,100 25.8%
Government 81,000 14.6 79,500 13.58
Service 111,600 20.2 143,600 24.4%
Miscellaneous
Finance, Insurance, 45,400 8.2 48,600 8.3%
Real Estate
Trans, Communications,
and Utilities 36,500 6.6% 35,600 6.G%
Construction 21,500 3.9 20,900 3.6
Labor-Management Disputes 0.3 0.5
TOTAL (PRIVATE SECTOR)
AGRICULTURAL, MANUFACTURING
AND NON-MFG. EMPLOYEES 553,500 100.0% 588,500 100.0%
Source: Oregon Employment Division
Table III displays employment by sector for jobs covered by unemployment
insurance for Washington County and for a data area slightly larger than the
current City boundary. These figures are the latest available for the
respective areas and allow a rough overview and comparison and of the two
economies. A major difference between the City and County is that
manufacturing employment in -Tigard", including employment in electronic
- Page 5 -
I
• • I I
manufacturing, accounts for a substantially smaller proportion of total
employment, i_e. 16.4% versus 26.5%. It is of interest that the "Tigard"
figure also is below the state average of 19.2% in manufacturing- Service
industry employment in "Tigard" at 12.2% of total employment is another sector
that is considerably below the corresponding figure for the Country as a whole.
By contrast, "Tigard's" retail sector accounts for a markedly higher proportion
of overall employment than is evident for the County.
As suggested, these data indicate that the largest employment sectors of the
"City" and County, respectively, are retail and manufacturing. Washington
County is the location of most of the state's high technology industry, which
is a major contributor to the County's predominance in manufacturing. The
location of Washington Square Shopping Center accounting for 1,260,000 square
feet of retail space, or approximately half of the City's total inventory of
retail space, accounts for "Tigard's" role as a center for retail employment.
Notable also is that despite Washington County's continued employment growth in
the research and development-based electronics industry, this industry makes up
less than three percent of "Tigard's" total employment. The reason that
"Tigard" has captured a disproportionately low share of jobs in manufacturing
and high technology is that the City lacks the extensive tracts of available
industrial land required to attract major high technology and other plants.
TABLE III
AVERAGE "COVERED" EMPLOYMENT BY SECTORS
Aff Washington County "Tigard"
1988 1987
TOTAL 117,963 100% 20,984 100%
Agriculture 4,221 3.6 348 1.7
Mining 86 0.0 NA NA
Construction 5,965 5.1 1,083 5.2
Manufacturing 31,256 26.5 2,834 13.5
Electrical Manufacturing NA NA 601 2.9
Trans, Commun & Pub Ut£1 3,705 3.1 791 3.8
Wholesale 8,306 7.0 1,679 8.0
Retail 24,555 20.8 6,548 31.2
Fin, Ins, Real Estate 5,661 4.8 1,598 8.0
Services 23,921 20.3 2,569 12.2
Government 10,285 8.7 1,905 9.1
Self Employed NA NA 1,028 4.9
Notes: "Covered" employment excludes self-employment and partnerships.
Source: Oregon Employment Division, Metropolitan Service District
- Page 6 -
l
- .b
Table IV is a listing of Tigard's largest manufacturing, non-manufacturing, and
public sector employers ranked by number of local employees. More
specifically, it snows employers of 50 or more permanent, full-time equivalent
employees within the corporate limits of the City. It is observed that
department stores account for a large share of the non-manufacturing
businesses. The list of largest manufacturing businesses reflects a fairly E
diverse array of manufacturing business types. Fabricated :aetals with a total
of three employers represents the industrial sector with the largest number of
firms on the list. The school dizzrict is by far the largest public sector
employer and the City's largest employer overall. in combination, these
"large" employers appear to account for somewhat less one-third of total City
employment.
TABLE IV
LARGEST PRIVATE AND PUBLIC EMPLOYERS
CITY OF TIGARD
- 1989
PRIVATE EMPLOYERS
Manufacturing
Sentrol, Inc Electronic components 375
Coe Manufacturing Plywood machinery 340
Precision Interconnect Cables for electronic 230
medical apparatus
Avia Sports shoes and apparel 230
Gerber Legendary Blades cutlery 197
Fought and Co steel fabrication 173
Williams Air Control Air brakes & valves
Puget Corp of Oregon Plastic injection molded 142
products
Irvington-Moore Sawmill machinery 110
Circle AW Products Steel fabrication 90
Flir Thermal imaging systems .87
Western Foundary Iron and steel foundary 81
Flight Dynamics Aircraft guidance systems 74
Rogers Machinery Air compressor 67
ARNAV Aircraft navigation equip 59
Laerdal Medical Mfg External pacemakers 55
Non-manufacturing
Nordstrom Department store 400
Farmers Insurance Insurance 375
Meier and Frank Department store @350
J C Penney Department store 258
Rey Pacific Corp Bank operations ctr 235
Fred Meyer Shopping Center 220
GTE Communications serv 195
Embassy Suites Hotel Hotel 191
Sears Roebuck Dept. store 16S
Georgia-Pacific Corp Trucking wood products 119
- Page,7 -
y.
Non-manufacturing (continued)
NW Landscape Industries Landscape installation 110
Computerland District sales office 105
Frederick and Nelson Dept- store 100
Automated Office systems Off_ equip dealer 100
Hyster Salen Cc Lift truck dealer 90
Albertson's Grocery store 70
Southland Corp 7-11 food store admin ofc 68
Safeway Grocery store 61
First Consumer National Bank Bank 55
Food Connection Grocery store 5o
PUBLIC EMPLOYERS
Tigard School District 457
City of Tigard 144
US Postal service 96
GRAND TOTAL 6,324
B. POPULATION
In the twenty-year period 1970-1989 the City's population has more than
quadrupled to 27,050 (Table V). During 1980-1989, the annual growth rate
averaged 6.7%. Since 1973, annexation has accounted for a total of 7,310, or
approximately one third of the total increase in population during the period.
QN, TABLE V
CERTIFIED POPULATION - 1970 TO 1989
CITY OF TIGARD
Population
30.000
25.000
20.000
15.000
10.000
5.000
1j1", ~O 0S ~h Qyh0~O61 ~~~C~
Year
The population of Washington County increased from 245,808 in 1980 to 295,000
in 1989; as shown below, this represents a 2.4% compounded annual rate of
yrfiwLit. Significantly, the country is the fastest gro:.ing in the state-
Compounded Annual Rate of Change:
1980-1989 1985-1989 1988-1989
Tigard 6.7% 8.0% 6_0$
Washington County 2.4 2.6 2.8
Source: Center for Population Research and Census
C. RESIDENTIAL LOCATION OF WORKERS
While an attempt can be made to achieve a balance between job opportunities and job
requirements at a local level, there is no strong evidence that residential location
choices are determined in relationship to distance from the place of employment. The
1981 Community Needs Assessment prepared by Washington County indicates that somewhere
between 48% and 60% of Tigard workers commute to work outside of Washington County.
Most of these workers commuted north to Portland. Available data for the Tigard-Ring
City area indicate that in 1980 approximately 75% of employed persons living inside
the area worked outside. Conversely, 778 of the persons working inside Tigard-Ring
City lived outside this area.
The evidence is clear that employment structures within the entire metropolitan area
Iff e interrelated. Therefore, the placement of new industry/commerce within any
U risdiction can affect residents of other jurisdictions in the area. Because of the
regional nature of employment, the adequacy of•job opportunities within the region is
the critical issue and not employment within any single jurisdiction.
The relationship of employment to housing is a slightly different issue. Wages earned
determine the affordable price range of housing (generally considered by HUD to be 25%
of monthly income). Therefore, the availability of housing at various price ranges
within any given area will determine or limit the locational choices available to
workers in each wage earning category.
D. INCOME
Income, analyzed in terms of dollar amounts and source, provides evidence of economic
well-being and diversification.
The median family income for "Tigard" in 1985 was $32,887. This was somewhat less the
Washington County Average but about $6,000 more the state average. A breakout of
household income characteristics is provided in Table II-5.
- Page 9 -
TABLE VI
CITY OF "TIGARD-
HOUSEHOLD INCOME CHARACTERISTICS
1985
Income No. of Families t of Families
Less than $10,000 776 6.0
$10,000 - $15,000 1,235 22,7
$15,000 - $25,000 2,940 30.2
$25,000 - $35,000 1,737 17.8
$35,000 - $50,000 1,646 16.9
$50,000 - over 1,411 14.5
9,745 100.0
Mean Family Income - $32,887
Source: Metropolitan Service District
Nate: The term "Tigard" identifies a data area slightly larger than the area within
the current City boundary.
40
-JII. RECENT DEVELOPMENT TRENDS
From 1970 to 1980 Tigard underwent a change from a rural community to a suburban
community with a strong economic base. Land development continued to occur at a rapid
tempo during the 1980'x. The major factors were location and the accessibility to
transportation. It is anticipated that recent trends will continue as the available
buildable land becomes utilized in response to increasing economic pressures. Tigard
intends to channel growth, through its land use and public facility construction
policies, in a manner which makes the best use of the remaining acreage while
promoting the expansion of job opportunities to meet the needs of a growth population.
A. BUILDABLE LANDS
In late-1989 the City conducted a tax lot by tax lot survey of vacant and
underutilized land within the Tigard City limits. The characteristics researched in
the survey included parcel size, existing use, zoning designation, and information on
whether any portion of the parcel is within the floodplain. Characteristics that
were not researched included the exact amount of land within the floodplain and the
amount of acreage with slopes exceeding 25%. This vacant land survey is the only land
inventory information currently available. It gives a rough indication of amount of
buildable land designated for commercial 'arid industrial use. Also included below are
acreage totals from a vacant land survey undertaken in 1981.
- Page 10 -
Flood
~A5
s
~ ly~s it i989 Plain
C-G 140.1 58.6 3.3
CBD 17.2 17.2 3.8
C-N 4.0 5.7 .O
C-P 108.7 86.3 10.7
I-H 2.1 .3 .0
I-L 95.6 79.7 52.1
I-P 126.8 90.8 25.7
A major highlight of the table is that land conversions generated by economic
development have drastically reduced the supply of land zoned for general commercial
use. Indeed, if the average annual rate of loss experienced during 1981-89 were to
continue, there would be no vacant C-G designated land available by 1994. Another
highlight is that, taking into account the amount of such land that is constrained by
its location in the floodplain, the supply of I-L designated land also has been
severely. reduced in area during the 1981-89 period. Although the exact amount of
flood-constrained land designated for light industrial uses has not been determined
as yet, floodplain maps show that a. considerable amount of the 79.7 acres that
remained in 1989 are inside the floodplain. The same is true of large tracts of
vacant I-P designated land, specifically, those located west of SW 74th Ave. and the
SP&S railroad line and those on the northern edge of the City between Fanno Creek and
the railroad tracks south of Roll Business Center. of the few acres of vacant heavy
industrial land that remained in 1981, virtually all had been utilized by 1989. The
upply of land designated C-P also has diminished, but to a lesser extent. Moreover,
' shown below, a significant amount of utilized C-P land, i.e. some 32 acres, most
f it located in the triangle' formed by Interstate-5, Highway 217, and Pacific
Highway, is developed with single-family residential units and thus potentially is
available for redevelopment. In summary, the lack or diminishing supply of land
available for general commercial and industrial development is one of the core
problems facing City economic development. It represents the most significant change
in economic development opportunities since the City's Comprehensive Plan was
acknowledged by LCDC in 1983.
Additional information for vacant lands identified In the 1989 inventory as required
by ORS 660-09-15 is provided below.
Total Total Serviced Parcels
Parcels Acres Parcels w/o Constraints
GC 48 59 48 47
CP 142 86 142 137
CBD 10 34 10 9
IH 1 O 1 1
IL 23 80 23 15
IP 32 91 32 21
Next, inventory Information on underutilized sites identified in 198: ahrmm. The
vast majority of these sites are in single family residential uae.
J - Page 11.
-
Total Serviced Parcel*
Parcels Acres Parcels w/o constraints
cc 71 70 71 70
CP 83 35 83 83
COD
IH O 0 0 0
IL 6 21 6 3
IP 26 49 26 16
Lastly, inventory information for vacant and underutilized sites five acres or larger
has been developed as follows.
Size Serviced No constraints
GC (3] 3 3
CP (2) 2 1
COD [O] 0 0
IH [O] 0 O
IL [5] 5 0
IP (4] 4 3
These tables show that Tigard•s inventory of vacant commercial and industrial land is
composed of a multitude of small parcels and that comparatively few unconstrained,
larger sites remain for future expansion and growth. on the positive side, all of
this land is already serviced or services can be easily extended.
'Ar
A's
map showing the location of these sites is located at the end of this report. [Map
~!Zs under preparation]
8. CITY COMMERCIAL DEVELOPMENT
Rapid population growth between 1970 and 1980 changed the complexion of the City from
a rural community to a growing suburban community and created a rapidly expanding
demand for goods and services. Trade patterns followed-the major highways through the
City, developing commercial zones along the highways and other major arterial streets.
Commercial activity developed in a strip along State Highway 99W (Pacific Highway),
with increasing development along Highway 217 and portions of Scholls Ferry Road.
This included eating and drinking establishments, general retail and numerous
individual businesses. Commercial and professional office development increased
along Pacific Highway and in the Tigard Triangle.
As displayed statistically in Table VII, during the period from 1980 comma_ciai
development in Tigard slowed during the national recession mid-e-f9lities period, but
spurted to $24 million each in 1988 and 1989. The effect of this development on the
supply of commercial land was outlined above.
J - Page 12 -
TABLE VII
COMMERICAL CONSTRUCTION & ALTERATIONS
CITY OF TIGARO
(in millions)
Washington County Tigard
1981 $ 83,680 $ 6,439
1982 62,039 6,117
1983 55,019 3,194
1984 124,423 3,053
1985 135,741 6,818
1986 92,426 11,804
1987 121,833 20,601
1988 130,708 24,364
1989 159,167 24,887
Source: State Housing Division
Washington Square and Square II, one of the metropolitan area's three major regional
shopping centers, is located on the northern boundary of the City in an area annexed
into the city in 1988. The center is a major regional facility attracting an average
of 48-50,000 shoppers per day and employing some 2,000. It also is the Tigard's
highest assessed business property with an estimated true cash value of more than
$65,000,000 (Table VIII).
:i TABLE VIII
HIGHEST ASSESSED BUSINESS PROPERTIES
CITY OF TIGARD
1989-90
Estimated
Assessed
Name Valuation
Washington Square Shopping Center $65,331,100
Oregon Business Park (all phases) 47,111,800
Lincoln Center 45,879,170
Embassy Suites Hotel 14,750,60
Meadow Creek Apartments 11,431,50
°,oll Business Center 11,141,100
Washington Circle Shopping Plaza 9,475,400
Farmers Insurance 9,089,600
Tigard Town Square Shopping Center 8,557,700
Park 217 7,885,600
Greenway Town Center 6,803,500
Hilltop Center 6,144,000
Fred Meyer Shopping Center- 5,650.300
Coe Manufacturing 5,566,900
Sunflower Apartments I & II 5,142,800
j - Page 13
Tech Center Business Park 4,996,300
Summerfield Clubhouse 4,877,000
RFD Publications 4,775,300
Fought & Co 4,552,600
Tom Moyer Theaters 4,481,500
R & B Commerce Plaza 4,211,300
Tigard Plaza Shopping Center 4,155,600
Source: County tax records
Table IX presents data on retail, wholesale, and service industries trade for the
years 1982 and 1987. The data source is the US Department of Commerce. According to
the table, Tigard's retail stores reported sales. totaling $197 million in 1987. This
represents a 40% increase in sales from the $141 million reported in the 1982 census.
These sales volumes were the 15th largest for all Oregon places of 25,000 or more in
both 1982 and 1987. In terms of current conditions, the annexation of Washington
Square Mall in 1988 roughly doubled the total retail floor space in the City. In
light of t66- center's higher sales volume per foot it probably more than doubled
Tigard's total sales. It is illuminating to note that adjusting Tigard's retail
receipts to include Washington Square would change the City's ranking to fourth in the
state in terms of the 1987 retail sales volume figures. This ranking more accurately
depicts the dominant role of the City's retail sector and the influence exerted by
Washington Square on the Tigard economy. It also is consistent with the employment
data presented earlier that show a concentration in retail.
TABLE IX
RETAIL, WHOLESALE, AND SERVICE INDUSTRIES TRADE
CITY OF TIGARD
(in millions)
1987 1982
Rank in Sales % of St Rank in Sales 8 of St
State Receipts Total State Receipts Total
Retail Trade 15 $197,293 1.2 15 141,775 1.1
Wholesale Trade 5 715,256 2.3 6 304,505 1.1
Service industries 9 95,173 1.5 13 43,182 1.1
Sources: Census of Retail Trade, Census of Wholesale Trade, Census-of Service
Industry
Based on the limited supply of vacant land zoned for commercial development, some 50
plus acres, and the scarcity of high-traffic locations required by major retail,
particularly along the I-5 commercial strip, the long-term future trend in retailing
will consist of rehabilitation of existing centers providing shopping opportunities
- Page 14 -
r ~
ti
more finely-tuned to the trade area. The scarcity of sites also should create
'opportunities for the redevelopment of the City Center commercial area.
" The Census of wholesaling indicates that the City's sales more than doubled from $304
million in 1982 to $715 million in 1987, respectively ranking the City 6th and 5th
among Oregon places of 2,500 or more. This high ranking is further evidence of the
relatively significant role of the wholesale sector in the local economy. This role
is indicative of the City's advantageous location near major interstate and regional
transportation corridors.
Tabular data on services industries indicate that small sector plays a minor role in
the local economy with sales receipts totalling $95 million in 1987 and the City's
rank order approximately equaling its rank in terms of population. However, this
picture seems likely to change in the future. This is because the zoning category
containing the largest supply of vacant and redevelopable land is the C-P category.
As noted, the bulk of the land in this classification is located in the Triangle area.
Development standards for the area presume office development. The timing of public
improvements, especially roadway improvements, will determine the timing of this
development.
In summary, commercial facilities such as Washington square and the nearby Lincoln
Center Office Park represent. the type of development that assists the City to develop
a stronger image of economic vitality, which is important to attracting new economic
development. Additionally, shopping opportunities represent one of the factors that
make up the quality of life attributed to an area.
C. CITY INDUSTRIAL DEVELOPMENT
this sector represents basic employment, or employment associated with business
activities that sell their goods and services primarily outside of the local area.
Major manufacturing employers in the City include both heavy industry, such as the
fabricator metals industries Fought Steel, Circle AW, and Western Foundary, and light
industry, such as Sentrol (security system components), Puget (injection molding), and
ARNAV Systems (aircraft navigation equipment). Most of the industrial land in the
City is zoned for light industry. Industrial development in the City is concentrated
west of Interstate 5, along the Burlington Northern and Southern Pacific railroad
tracks, and along Southwest 72nd Avenue south of Highway 217.
As was indicated earlier, the total amount of vacant industrially zoned land in all
classifications in the City is approximately 170 acres. of this amount, three sites
are 30 acres or larger. It was observed that much of this land is constrained by
floodplain. It was further observed that at the present rate of conversion all of the
suitable land zoned for industrial use could be built-out within a few years. This
characteristic of limited land supplies is evidenced by employment data. As mentioned
earlier, Tigard's 16% of employees engaged in manufacturing is considerably below the
Oregon average of 19% in manufacturing and far below the county's 26% figure.
The latest available Census of Manufacturing data are for 1982. According to these
data, Tigard's then--.existing 73 manufacturing firms reported adding $69.2 million in
value and 125.1 million in the value of shipments. These amounts represented 0.878
and 0.6%, respectively, of the state figures for value added and value of shipments.
.AV - Page 15 -
Fabricated metals, with 14 establishments, was the largest industrial group with 20 or
are employers.
AzBumming a desire to do so, the City has a limited number of options to expand its
supply of industrial land and thereby diversify its economic base. Very little
developable land is available for rezoning. Because of the character and existing
county zoning of unincorporated land adjacent to the city boundary, expanding the City
limits would not result in the capture of lands suitable for industrial development.
This justifies the need to preserve existing vacant industrial land for industrial
uses when considering requests for rezoning to non-industrial uses. It also affects
the need to consider a more detailed, site" specific inventory of the remaining
inventory of vacant industrial in terms of slope and floodplain constraints in order
to determine how much of this land is developable and to facilitate i.ts availability
for industrial use.
In conclusion, land designated for industrial uses is in short supply. A sidelight to
this issue is that expansion of the city limits would not add to the supply of
developable industrial land.
Apropos of this discussion, it should be noted that the largest industrial project
attempted in Tigard is now in progress. PacTrust plans a mixed-use development on 30
acres adjacent to the firm's Oregon Business Park. The park will be developed over
the next three to five years and will include 800,000 to one million square feet of
space at completion. The $40 million park will incorporate office, retail and flex
space, as well as a restaurant and hotel. The firm has completed the access road
through the property and is in the process of erecting the first buildings.
J. NATIONAL ECONOMIC TRENDS
To assist in identifying the major categories of commercial and industrial uses that
could be expected to locate or expand within Tigard, it is instructive to look at
state and national economic trends. In brief, information contained in the "Oregon
Economic Trends Project, State and National Trends Report", indicates that the major
national trend is the emergence of a so called transition economy. This transition
economy is described as including "the development and implementation of a wave of new
technologies; the globalization of the economy; and the shift to service industries
and occupations" In contrast to traditional manufacturing industry, the new high
tech industries have low resource, energy, and transportation requirements. High tech
development can occur almost anywhere. Another marked contrast is that whereas
traditional industry affords high-wage blue collar jobs, occupations in high tech tend
to be either higher-paying professional or technical jobs, or low-paying clerical and
assembly jobs. The globalization of the economy refers to the growing integration of
the U.S. and world economies, which is characterized by development of transnational
corporations, the "explosive" growth of international trade, and the extreme mobility
of financial capital. Lastly, the shift to service industries and occupations refers
to the increasing share of employment in this sector. The fastest growing service
industry has been computer software and data processing.
State economic trends reflect fundamental changes in the state's economy brought
about by technological innovations and globalization. In the 1980's technological
innovation led to a loss of jobs for production workers in a wide array of industries,
1 - Page 16 -
ranging from plywood manufacturing to financial services. The effects of
obalization had positive and negative impacts on the Oregon economy. Grain, food
_,rocessing, fishing, textile, and aluminum firms began to decline under the pressure
of domestic and foreign competition. The structural changes that occurred in Oregon
during the eighties had different impacts on different areas of the state. The
Portland metropolitan area, with the state's most diverse economy, was the area least
affected by structural change. Future prospects for the Oregon economy are
described as -not overly optimistic-. But market niche opportunities do exist even
in declining industries such as fishing, forest products, and food processing. High
tech tourist industry development and import distribution are identified as industries
that should continue to prosper.
To promote industrial development the state has developed a list of industries for
statewide recruitment and expansion in both metropolitan and non-metropolitan areas.
The list of 25 industries was developed by the use of a detailed ranking method
designed to identify industries that offer growth opportunities in sectors that will
diversify and strengthen Oregon's economy. The locational requirements of each of
the identified-industries also has been determined through a state-sponsored survey.
With this information a community can compare its attributes and advantages to the
industries locational needs.
With respect to Tigard's growth opportunities, it is significant to note that seven of
the industries contained in the state's list are represented in Tigard by firms
employing fifty or more. These industries include plastic products, industrial
controls, telephone and telegraph equipment, electronic components, x-ray apparatus
and tubes, measuring controlling inetruments, and surgical appliances and supplies.
r Ithough individual site needs vary, these target industries have in common the broad
:.;,site requirements of accessibility to services, air transportation, interstate highway
access, institutions of higher education, and various specific critical supply and raw
material needs. Based on informal discussions, it.appears that these existing firms
site needs are well met by their current location in Tigard. The community's main
disadvantage relative to attracting new and expended development is the shortage of
land supplies. This represents a significant change in long-term economic
opportunities from 1983. Given this essential fact, Tigard has no expectations for
major new industrial growth. It is assumed that ample room for industrial growth and
expansion is available on a regional basis.
By way of contrast, a key site requirement that Tigard does have in abundance is
leasable industrial and flex space in new industrial parks, such as Oregon Business
Park (1,900,000 square feet), Roll Business Center (277,597 square feet), Tigard
Industrial Park (85,000) and several other existing and proposed industrial centers.
In the case of smaller and younger firms, the provision of buildable land is not a
primary requirement. Rather, the primarily site requirement of these enterprises is
tenant space. Tigard's special market niche is an the ample provision of the
developed commercial and industrial space needed by these smaller firms.
E. TRANSPORTATION
Tigard is located adjacent to the major highways on the western boundary of
metropolitan Portland including Interstate 5, Highway 217 and Highway 99W (Pacific
4) - Page 17 -
r '
Highway). Diagram I, adopted from the Regional Transportation Plan prepared by Metro
illustrates the existing and proposed principal routes and major arterials-
Street patterns have developed on a rural base, resulting in some inconvenience and
congestion. Highway 99W passes through downtown Tigard and serves as a major
thoroughfare. Average daily traffic volumes on the state highways inside Tigard range
up to 102,400; 90,500; 47,600, respectively; at the most heavily trafficked mileposts
on Interstate 5, Highway 217, and Pacific'Highway.
In the urban parts of Washington County, about 84% of all daily trips are made in
private autos, according to the Washington County Draft Comprehensive Plan. Only
2.5% are made by public transit.
In 1988, Tri-Met, the regional public transit agency, completed construction of a
clean, modern, and attractive transit transfer station on Commercial Street in downtown
Tigard. Plans are currently underway for the addition of a park and ride station on
Pacific Highway in or near the City. The size, design, auto parking capacity and
location of the facility have not been determined as yet. The eventual extension of a
light rail line is in the conceptual stage. On the other side of the coin, the recent
and proposed improvements in the physical facilities serving Tigard so far has not been
accompanied by a corresponding improvement in transit services. In recent years the
number of bus routes serving the city has been reduced from four to three, with the
elimination of one of the two routes that formerly ran from Washington Square through
Tigard. Moreover, none of the existing routes serves Tigard Civic Center.
Rail service is provided to Tigard by Burlington Northern Railroad and Southern
Portland. acific Railroad while air service is provided by the Port of Portland, which
perates the Portland International Airport, 17 miles northeast of Tigard in
This airport is served by 28 scheduled airlines. The Port also
operates a general aviation airport approximately 1S miles south of Tigard at Aurora
and 14 miles northwest of Tigard at Hillsboro.
The Port of Portland maintains shipping facilities on the Willamette River which is
12 miles from the City of Tigard.
The significance of the transportation network is that it affects the location
decisions of firms and the efficient provision of goods and services. The types of
locations that are successfully attracting investment and jobs are those with good
access and circulation. In contrast, poor access and circulation are factors that
have been barriers to private investment in the downtown and Triangle areas of the
city.
A $8.8 million transportation funding measure that provided funding for improvements
to segments of ten major streets in the city was passed in the 1988 general election.
The projects were started in 1989 and scheduled to be completed in 1991. These
improvements will- improve the safety and efficiency of the road system for the
foreseeable future.
Page 18 -
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F_ PUBLIC FACILITIES
4-Water is provided to the City from the Tigard Water District and the Metzger Water
District. Tigard Water District draws its supply from the Clackamas River and the
Bull Run Reservoir. The system and supply are adequate to the year 2000 according to
the district's manager. The water source for Metzger Water District is also Bull Run
Reservoir.
A policy of the City contained in the Public Facilities and Services element requires
that as a precondition to development a site must be served by a water system having
adequate water pressure for fire protection purposes and the development shall not
reduce the water pressure in the area below a level adequate for fire protection
purposes.
Sewer service is provided by the Unified Setaerage agency (USA) which treats sewage at
the Durham Treatment Plant. The City of Tigard owns and maintains the collection
system. In 1990 contacts were let for the construction of a new primary clarifier and
raw sudge pumping station. These and a series of other improvements planned over the
next three years will increase the design capacity of the treatment facility by 50%.
Presently, the City does require that all new development be connected to a sanitary
sewer service.
In order that growth may occur in a rational manner, the City has taken steps to
anticipate growth and provide necessary services to areas which are prime for
development. The City also encourages the use of local improvement districts to fund
the public improvements needed by a business choosing to locate on a vacant parcel of
,land. Coordination is necessary in order that delay is minimized when a potential
development project surfaces.
Other public and private facilities such as fire protection, police protection,
health care, educational facilities such as Portland Community College, and utilities
are available to the citizens of Tigard. Energy is still plentiful and relatively
inexpensive as it is throughout the Pacific Northwest. Eventually, however, demand is
projected to exceed supply as population and industry continue to grow.
Recent projections indicate that energy deficits will not occur until the late 199018.
To prepare for the future, a regional power planning council was created to develop a
regional load forecast to determine the amount of power needed to meet the
requirements of the Oregon, Washington, Idaho and Montana region.
Overall, adequate public facilities, mostly with a long economic life, are available
to industries choosing to move to Tigard. The City is aware, however, that new and
expanded public facilities will be required to open new areas up for commercial and
industrial uses. By the creation and implementation of a capital improvements
program, the City will work to anticipate and plan for the optimum economic use of the
remaining land in Tigard.
According to the 1989 Oregon economic development plan, one of the activities
considered to be th-- most effective for economic .inynlt~nmon} in infrastructure
development. The importance of adequate infrastructure for local economic development
- Page 19 -
is clearly recognized by Tigard officials. Indeed, it is seen as one of the most
sffective development strategies that the City government can take.
In summary, the discussion above has addressed the current status of the local
economy as measured by statistics. The main points are that Tigard is a major growth
area. The City is not under pressure to respond to economic problems. Therefore, a
modest economic development strategy for Tigard is proposed. The following actions
form the key elements of the strategy.
=i
IV. ACTION PLAN
In 1983, in compliance with the Industrial and Commercial Development Rule, the City
adopted an economic development program. The program operated at two levels: 1)at
the local level a steering committee composed of City staff and business
representatives and called the Economic Development Committee was established to
formulate and carry out activities; 2) at the county-wide level the City actively
participated in a Regional Task Force on Economic Growth. In addition to interacting
with community and county-wide representatives to formulate programs and activities,
the City assembled a buildable commercial and industrial lands inventory and map to
facilitate site selection for business and industry.
A. ACTION STEPS
1. City Economic Development Plan - The Planning and Development Department will
coordinate the City's effort to create an overall economic development
strategy for Tigard. Consolidation of the planning functions with building
and code administration gives the City the opportunity to prepare strategies
for economic development while also administering the various processes which
developers must deal with in Tigard. As a result, the department is in a
unique position where it is responsible for promoting economic development
while also requiring that all development comply with the comprehensive plan
and zoning as well as applicable building and code standards. The situation
allows for prompt recognition by the department personnel of existing
procedures which may deter economic development: The interplay of personnel
from the Planning Division and the Building and Code Division results in an
efficient development process with a shorter approval period without the
sacrifice of community standards.
Staff from the Planning and Development Department will continue to provide
technical assistance to the Economic Development Committee. The committee
is made up of city staff, local business people and representatives of the
various facets of the economic community.
Page 20 -
The overall goal of the economic development program is to create a program
which is compatible with the potential and constraints of the City. The four
components of this strategy are:
a. Aiding in the creation and maintenance of new and continuous
employment opportunities to afford City residents the choice of
working within the City;
b. Striving to improve, diversify and stabilize the economic base of the
community thus reducing the tax burden of the residential property
owner;
C. Aiding in the effective utilization of the land, energy and human
resources; and
d. Ensuring the timely development of all public facilities and services
and their delivery systems.
As defined by the City Council, the role of the committee is to assist in
attracting new businesses to the area, to development methods to enhance the
existing business climate in Tigard, and to facilitate cooperation with
neighboring communities with regard to economic development and
transportation and planning coordination. other tasks include acting as
"ambassadors" to the business community and promote doing business in Tigard,
participating in City Center and Tigard Triangle development efforts, and
monitoring the inventory of buildable commercial and industrial land in
Tigard.
Regional Plan - The City of Tigard will continue -to participate in the
Washington County Economic Development Task Force, composed of
representatives of each of jurisdictions and of various other public and
private organizations located within the County. Tigard recognizes the
advantage of participating in such a regional strategy both from a standpoint
of greater exposure to potential businesses, but also because Tigard realizes
that successful economic development in other Washington County cities will
have a positive effort on Tigard. For instance, a new industry which locates
in Beaverton can create jobs that people from Tigard obtain, or the industry
may create the need for other 'related industries or those that serve the
prime industry. Such has been the case over the years as.Tektronix has not
only expanded its operation in the Washington County area; but its presence
has attracted many similar facilities.
The central goal of the regional program is to provide for an exchange of
ideas and resources so that the participating cities may work together to
attract businesses which will be mutually advantageous in terms of jobs,
taxes and stimulation of the economy. The cities will work together rather
than compete against one another for new industries.
Tigard will continue its involvement with the METRO, Tualatin Valley Economics
Development Corporation, I-5 Association, Chamber of Commerce, Washington
County Visitors Association, and other regional groups which may provide
- Page 21 -
information and resources which are useful to Tigard's economic development
efforts-
3. Municipal Codes - within the Tigard Community Development Code modifications
have been and will continue to be made to existing processes to streamline
development application periods, to provide flexibility in some land use
areas and to allow for maximum economic use of land. These changes have been
proposed, however, will be put in place only after protections have been
built in for the environment as well as existing uses and residential
neighborhoods. Since Tigard has experienced steady economic growth, the City
is not forced into a compromising position where it must accept economic
development at' all cost. Rather, the City is in a position where it
recognizes the need for encouraging economic development, but only while
maintaining the high standards which have made Tigard an attractive place for
new economic growth.
In regard to this subject, it is pertinent to note that Tigard is recognized
as having an efficient development review process. Developers, engineers,
and architects praise the effectiveness of Tigard's process. Since
acknowledgement of the City's Comprehensive Plan In 1983, initiatives to
streamline development review have consisted primarily of revising the pre-
application procedure to include concurrent review by all relevant
departments and of developing options to facilitate greater coordination
during development review. Some streamlining activities are mandated by
state law, such as legislation passed in 1983 which places a 120-day limit on
the processing of certain applications. Revisions to the development code
will continue to be inplemented to comply with state statutes and to correct
any glitches or potential problems uncovered- in the processing of
applications.
As Tigard continues to grow economically, filling up the vacant spaces which
remain, the City will continue to preserve the integrity of residential
neighborhoods. Steps will be taken to continue City policy of buffering
commercial and industrial areas from residential. Existing development codes
which describe restrictions and standards for landscaping and buffering
between residential and other uses will be strengthened. Encroachment of
commercial and industrial uses into residential areas will be, prohibited as
the City will protect existing neighborhoods.
4. Regional Economic Development Act - In 1987 the state of Oregon Instituted
the Regional Strategies Program. This program requires regions to choose one
industry of focus in partnership with the state. As discussed, the City of
Tigard is part of the Portland metropolitan region. The approved regional
strategy for the region is visitor industry development or tourism. The
tourism strategy adopted for the region incorporates the goals of the Oregon
Tourism Alliance (OTA). These goals focus on improving and promoting the
quality of life amenities of the state, which are presumed to include, most
importantly, the availability of high quality outdoor recreation activities
and uncrowded conditions. • The City's plan to upgrade Cook Park, including
particularly the development of the riverfront portion of the park, will
improve access to one of the region's most underutilized recreational
assets, the Tualatin River, and help to relieve pressure on,other boat access
facilities on other rivers within the state's largest population center. As
- Page 22 -
f '
such, the project is in line with two OTA goals: Goal 3, "to help projects
that support in-state substitution," and Goal 4, "to further projects that
, 1W, encourage visitors to extend their stay." The City also engages in other
activities that foster tourism. These include: community events, such as
Cruisin' Tigard and the Fourth of July Celebration, and providing playfields
in Cook Park for major sporting events, such as regional youth soccer
tournaments.
5. Development opportunities presented by the Tualatin River clean-up - In
response to planning requirements established by the Oregon Department of
Environmental Quality, new regulations for surface water management in the
urbanized area of Washington County are scheduled for adoption in 1990. The
main opportunity presented by the regulations is increased water-base
recreation, including fishing and small boating recreation. At present
public access to the Tualatin River is highly limited, especially on the
valley floor. The Tualatin River clean-up efforts will make the river more
attractive as a site for streamside picnic and other water-related
recreational facilities. These are the most significant deficit facilities
in the Washington County, according to the Oregon Statewide Comprehensive"
Outdoor Recreation Plan.
6. City Informational Resources - Two main information sources are available
for those wanting up-to-date information on the economic development
potential of the community. These are Tigard Database and Tigard Quarterly
Report.
Tigard Database is a unique and valuable resource book that contains detailed
information and statistics specific to the Tigard area. The volume's one-
hundred pages of data are organized into twenty-four topic areas. These
range from general characteristics of the population to commercial and
industrial development, to largest private and public employers, to traffic
volumes on City Streets. Also included in the book are listings of available
industrial properties provided by the Oregon Economic Development Department
Industrial Inventory System and a comprehensive listing of retail, office,
and industrial properties with divisible space for two or more tenants. A
primary purpose of the book is to facilitate site selection for business and
industry.
Another informational resource put together by the City for business and
industry is The Tigard Quarterly Report. The report is published four times
per year and contains information on projects submitted for development
review, building permits issued, and new business tax registrations. It
also contains stories on topics of interest to the business and development
community. Subscriptions are available at no charge.
7. Quality of Life - Recent evidence suggests that a high quality of life plays
an important role in attracting and holding businesses. Looking at Tigard in
this regard, although many cultural and -recreational opportunities are
available in the metropolitan area, comparatively few such opportunities are
available locally- For example; uniike several other suburban cities in the
area, Tigard lacks a cultural center or any community performing arts groups.
Similarly, Tigard has a park system composed of a total of some 98 acres,
Mr,
- Page 23 -
but as Tigard's population has grown the amount of active park space per
person has declined steadily and currently stands at 3.8 acres per 1,000 City
residents. Furthermore, City park facilities do not include an indoor
recre?ation c-enter- Given the importance of such facilities to community ~
economic health, the conclusion is reached that more cultural and
recreational facilities are needed to maintain and enhance Tigard's quality
of life. Increased emphasis on varied entertainment and leisure time
choices and good cultural offering, and on expanding park and green areas
also would mark a significant step toward achieving a distinctive community
identity.
Another key area for attention includes improving the appearance of gateways
along main highways passing through Tigard. In particular, Pacific Highway
corridor presents motorist with a chaotic and cluttered view as they enter
Tigard- A proliferation of signs, unharmonious buildings, criss-crossing
wires, and unrelated parking lots all come into view. The impression given
is .of a community that does not care about the appearance of its main
gateway. Investors often see this as a sign that a community is poorly
managed and not interested in having high quality development projects. To
improve this unattractive image, road, sidewalk, landscape and other
improvements aimed at creating more of a boulevard effect for the highway
should be considered. Where public improvements are required, the
establishment of Local Improvement Districts and Economic Improvements
Districts are possible financing devices. While roadside and landscape
improvements to Pacific may be costly, a more progressive image for Tigard
would be the result.
CENTRAL BUSINESS DISTRICT
Tigard City Center is defined as the area encompassed by Hall Blvd., Hill St.,
Pacific Highway and O'Mara. Recognizing the need for an economic development and
physical improvement plan for the city center, in 1989 the City Council adopted the
City Center Development Plan. The goal of the plan is to strengthen the economic
vitality of the City Center and to create a sense of identity as the heart of the
City. The activities envisioned in the development plan represent a combination of
private and public investment. Two of the projects proposed in the plan are scheduled
to start in late 1990. One is the replacement of the Fanno Creek Bridge on Main St.
The other is the development of Fanno Creek Park in accordance with the Fanno Creek
Master Plan. These projects mark a significant step toward the goal of reinvigorating
the downtown area and achieving new development. A "Land Use Policy Statement"
adopted by council states that land use regulations will be reviewed through City
staff working with business and property owners. It is contemplated that these
development regulations will facilitate a diverse mix of uses.
C. TIGII.P , TRIANGLE
The Triangle is the area encompassed by Pacific Highway, Highway 217, and Interstate
5. Zoning is primarily commercial with small pockets of single-family residential.
The City has identified the Triangle area as a potential area of focus. An area study
is planned. The proposed study would be the first comprehensive and coordinated
- Page 24 -
/ 3
I
C ssessment of the area. The primary reason the Triangle was picked for possible study
:s its potential for economic development. This potential is based on the large
tracts of vacant land available for commercial use within Lite area and Lite area's
central location at the crossroads of three primary traffic carriers. The tentative
work program for the study calls for a detailed physical and socio-economic analysis
followed by the development of alternative development plans and a recommended
alternative. Important issues to be addressed include the location, type, and timing
of public improvements; the impact of the planned reconfiguring of the 217/I-5
interchange; and how to maintain the liveability of existing residential areas.
Citizens in the area would have the opportunity to be involved in formulating the area
plan. It is expected that the combination of technical and public review will lead to
better area programs and projects-
Awl
- Page 25 -
EXHIBIT B: ECONOMIC DEVELOPMENT FINDINGS, IMPLEMENTATION
MEASURES, AND POLICIES
[ j indicates deletion indicates addition, subtitles excepted
I. ECONOMY
This report addresses LCDC Statewide Planning Goal #9 requirements titled
"Economy of the State." The recommended findings and policies have been
developed to blend Tigard's individual economic programs into those of the
region and State to meet Goal #9 requirements.
The Goal #9 statement reads:
"To diversify and improve the economy of the State.
Both State and federal economic plans and policies shall be coordinated by
the State with local and regional needs. Plans and policies shall
contribute to a stable and healthy economy in all regions of the State.
Plans shall be based on inventories of areas suitable for increased
economic growth and activity after taking into consideration the health of
the current economic base; materials and energy availability; labor market
factors; availability of renewable and non-renewable resources;
availability of land; and pollution control requirements.
Economic growth and activity in accordance with such plans shall be
encouraged in areas that have underutilized human and natural resource
capabilities and want increased growth and activity. Alternative sites
suitable for economic growth and expansion shall be designated in such
plans.
Findings
Through analysis of the economic conditions which affect Tigard, the existing
make up of the community, the potential for growth, and the City's interest in
assisting existing and new businesses to expand in and relocate to Tigard, the
following findings were identified.
o The City of Tigard is [a sub-element of the Portland metropolitan economic
region] an important economic and employment center within the Portland
metropolitan economic region.
o The economic climate of the City, in part, is subject to the influences of
external economic forces beyond the control of the City.
o The City continues to experience [steady commercial and industrial growth
despite the national and State economic situation.] thriving commercial and
industrial growth.
o iz, spitc cf nontinued growth and prosperity and a healthy economy overall
economic growth has had very uneven spatial impacts within the community. In
particular, comparatively little new economic activity has accu rp-d in the
city center, Tigard Triangle, and 74th Avenue Corridor areas
o Tigard has not had to induce development with financial or other incentives._
o Tigard is recognized as having clear and consistent development review
standards and an efficient and well-coordinated City review process.
o A significant amount of commercial [and industrial] buildable land is
available [in areas where all services are provided making it suitable] for
development. Most of this land is concentrated in the Tigard Triangle area.
o A core problem facing the City is lack of buildable land designated for
industrial use.
o The City's large industrial parks provide an ample supply of leasable space
for smaller and younger industries.
o [Manufacturing,] wholesale and retail activities provide the majority of the
local employment opportunities to area residents.
o An increasing regional dependence on electrical, electronic and instrument
related manufacturing employment has occurred in recent years.
o There is a need for new and expanded public facilities to open areas for
industrial and commercial uses. This particularly applies to the Tigard
Triangle commercial and the 74th Avenue industrial areas.
o A computerized database of comprehensive and up-to-date economic data,
particularly that relating to sites available for development purposes, [is
largely unavailable or not kept up to date] is expected to be available from
late-1990.
o [a need exists to promote the benefits of operating a business in Tigard.]
o The Central Business District demands attention and community support in
order that improvement programs may be set in motion to make it a more
diversified and economically viable core area.
o The existing railroad facilities in Tigard are [an asset to industrial and
commercial development] utilized by some businesses located on property
adjacent to the rails.
o [Ease of access] Proximity to I-5 and Highway 217 serve as incentives to
economic development in Tigard.
o Tigard's proximity to Portland Community College provides opportunity for the
creation of specialized job training programs to serve existing, expanding
and new industries in the City.
o [Residential development in commercial districts complements commercial uses,
helps to minimize crime within-the commercial districts, provides housing for
senior citizens which is in close proximity to shopping areas, and minimizes
vehicular travel which would reduce pollution and conserve energy.]
o [A need exists for public facility development to make industrial and
commercial lands available for economic development purposes.)
o Recognizing that liveability is an important component of economic
development a need exists for more local *ltural_ and recreational
opportunities to maintain and enhance Tigard's quality of life.
o Attractiveness or amenity of a particular area is an important factor
influencing location decisions for new private sector investment.
o New water quality standards for the Tualatin River will increase the
attractiveness of the river for water-based recreational activities.
o New water quality standards together with various increased development fees
imposed at various times since 1983 have increased the cost of developing
land.
o Traffic congestion in some designated commercial and industrial areas has
been detrimental to economic development.
POLICIES
VI.1 THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF
THE ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH
PARTICULAR EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET.
VI.2 THE CITY SHALL WORK WITH WASHINGTON COUNTY AND ADJACENT
JURISDICTIONS TO DEVELOP AN ECONOMIC DEVELOPMENT PLAN
INCORPORATING A LOCAL ECONOMIC DEVELOPMENT PLAN.
VI.3 THE CITY SHALL IMPROVE AND ENHANCE THE PORTIONS OF THE CENTRAL
BUSINESS DISTRICT AS THE FOCAL POINT FOR COMMERCIAL, HIGH DENSITY
RESIDENTIAL, BUSINESS, CIVIC AND PROFESSIONAL ACTIVITY CREATING A
DIVERSIFIED AND ECONOMICALLY VIABLE CORE AREA.
VI.4 THE CITY SHALL ENSURE THAT NEW COMMERCIAL AND INDUSTRIAL
DEVELOPMENT SHALL NOT ENCROACH INTO RESIDENTIAL AREAS THAT HAVE NOT
BEEN DESIGNATED FOR COMMERCIAL OR INDUSTRIAL USES.
VI.5 THE CITY SHALL PROHIBIT RESIDENTIAL DEVELOPMENT IN COMMERCIAL AND
INDUSTRIAL ZONING DISTRICTS EXCEPT:
COMPLIMENTARY RESIDENTIAL DEVELOPMENT SHALL BE PERMITTED ABOVE THE
FIRST FLOOR IN THE CENTRAL BUSINESS DISTRICT, AND ABOVE THE SECOND
FLOOR IN COMMERCIAL PROFESSIONAL DISTRICTS. (THE DENSITY OF
RESIDENTIAL DEVELOPMENT SHALL BE DETERMINED IN ACCORDANCE WITH THE
R-40 DISTRICTS.)
VI.6 THE CITY SHALL CONSIDER PRIVATE FINANCING BY PRIVATE DEVELOPERS IN
COORDINATION WITH AVAILABLE BONDING METHODS TO PROVIDE PUBLIC
FACILITIES TO COMMERCIAL AND INDUSTRIAL LAND DESIGNATED ON THE
{ COMPREHENSIVE PLAN MAP.
IMPLEMENTATION STRATEGIES
1. The City's Community Development Code siidll incorporate any revisions
needed to remove unnecessary obstacles which may deter new economic
activities.
2. In the process of administering the City's Comprehensive Plan, careful
consideration shall be given to the economic implications of all
proposed policies, programs and regulations.
[3. The City shall identify regional economic needs through interaction with
officials of other Washington County jurisdictions and take appropriate
action to adjust local policies to respond to their regional concerns
and needs.]
3. The City shall cooperate with the I-5 Association, the Tualatin Valley
Economic Corporation, Washington Country and other tiers of government
on economic development activities.
4. The City, along with the business community, shall develop an economic
development program aimed at attracting new commercial and industrial
development to Tigard while also encouraging the expansion of existing
business concerns.
5. The City shall participate in the formulation and implementation of a
regional economic development program for the Washington County area.
[6. The City shall work with the local business community to develop and
maintain an up-to-date economic data resource file which will be made
available to existing and potential Tigard business concerns.]
6. The city shall continue to maintain and expand its comprehensive data
base of demographic and economic information.
7. The City shall work cooperatively with the business community Seeking
its involvement and advice when working toward arriving at decisions
having economic implications for the business community.
8. The City shall target efforts to strategic areas for growth and
diversification. Specific areas include the Central Business District
the Tigard Triangle, and the 74th Avenue Industrial area
[8].9 The City shall concentrate resources for the revitalization of the
Central Business District utilizing Local Improvement Districts and a
program to encourage private investment.
[9.]10 The City shall encourage new development by allowing more flexible
zoning standards within the CBD than are allowed citywide.
11. The City shall develop a master plan and financial scheme for
development of the Tigard Triangle area.
12. The City shall designate SW 74th Ave between Bonita and Durham as a
special study area Issues to be addressed include_ the exact location
of land in flood plain the feasibility of channelizina sections of the
creek flowing through the area and the feasibility of actively
marketing suitable sites for industrial development.
[10.]13The City shall develop and implement an economic development program
compatible with the potentials and constraints of the City and will:
a. Aid in the creation and maintenance of new and continuous
employment opportunities to afford City residents the choice of
working within the City;
b. Strive to improve, diversify and stabilize the economic base of the
community thus reducing the tax burden of the residential property
owner;
C. Aid in the effective utilization of the land, energy and human
resources; and
d. Provide for the timely development of all public facilities and
services and their delivery systems.
[11.]14The City shall encourage the location and development of economic
activities which meet the occupational and employment needs of all City
residents, particularly the unemployed and underemployed.
[12.]15The Community Development Code shall limit development on lands planned
for commercial use to commercial uses. Residential uses will be allowed
above the first floor in selected zones.
[3.]15 The City shall [compile an] complete the compilation of an automated
inventory which identifies all parcels of land zoned for commercial or
industrial purposes and which identifies:
a. The amount and type of development on the land, if any;
b. The name of the owner;
C. The public services which are available to the site;
d. The current zoning designation; and
e. The assessed value.
[4.117 The City shall,maintain development codes which describe standards for
landscaping and buffering where commercial and industrial uses abut
residential districts.
(5.118 The city sh.-•11 work with Portland Community College to develop training
® ?rograms as an incentive to new industries locating in Tigard needing a i
trained labor force.
[6.]19 The City shall coordinate its planning efforts with the Metropolitan
Service District and Oregon Department of Transportation to ensure
adequate access from major arterial routes to designated commercial and
industrial areas.
[17. The Tigard Community Development Code shall designate types of permitted
residential development in C-P and CBD commercial districts.]
[18.]2OThe City shall encourage private landowners to consider utilizing
available bonding methods, in addition to private financing methods, to
provide public facilities to vacant buildable lands with the potential
for industrial or commercial development.
[19].21The City should not preclude any financing mechanism for the
implementation of its economic development objectives.
[20. The City Council, upon the recommendation of its Economic Development
Committee, shall develop objectives, criteria and standards for
determining its availability of bonding methods and use of bond proceeds
for private, commercial and industrial development.]
22. The City shall continue to demonstrate support for local industry
Business Development Fund and Industrial Revenue bond applications for
low interest financing.
23. The City shall apply for state lottery dollars for economic development
projects where appropriate.
24. Within the framework of community priorities and resources, the City
shall identify and apply for available park improvement and community
development grants.
25. The City shall support quality of life improvements including private
sector projects that improve cultural and recreational opportunities.
26. Because highway accessibility to designated commercial and industrial
areas is more important than access by any other means the City shall
actively endeavor to protect and enhance access to Highway 217 and
Interstate 5.
27. Because access within an area is a significant determinant of economic
location, the City shall develop and put into effect measures to reduce
traffic congestion.
28. The City shall investigate ways to make Pacific Highway more viguall.y
attractive and less congested. These ways could include sidewalk,
landscape, and other improvements aimed at creating more of a boulevard
effect for the highway. They also could include the implementation of
transportation management techniques; the adoption of site access and
parking lot controls; the accomplishment, in coordination with Tri-Met,
of a transit improvement program; the demonstration of support for the
development of a light rail line extending from downtown Portland to
Tigard along Pacific Highway; and other programs and proiects aimed at
improving traffic circulation.
29. The City shall improve the City's economic base by encouraging
development of targeted industries.
C
AGENDA ITEM N( VISITOR'S AGENDA DA`Z'E'OP
(Limited to 2 minutes or less, please)
i
Please sign on the appropriate sheet for listed agenda items. The
Council wishes to hear from you on other issues not on the agenda,
but asks that you first try to resolve your concerns through staff.
Please contact the City Administrator prior to the start of the
meeting. Thank you.
i
NAME & ADDRESS TOPIC STAFF CONTACTED
Please sign in to testify on the following:
AGENDA ITEM NO.
DAlL''
APPEAL PUBLIC=HEARING `SUBDI1Ii;pION"BUSY^ k0010•
CASTILE/MCMONAGLEx ~~NPOrf6;);,:
PLEASE PRINT
NAME & ADDRESS NAME & ADDRESS
,Vpropoinents (°For ;'Appea]') k cop-op ents oAgair s t Appea3 )
Please sign in to testify on the following:
AGENDA ITEM NO. 4 DATE : 1/22/91
t APPEAL PUBLIC HEARING - SUBDIVISION SUB 90-0010
s, CASTILE/MCMONAGLE .(•NPO.: 6)
PLEASE PRINT
NAME & ADDRESS NAME & ADDRESS
proponents (For.; Appeal) Opponents (Againsti.Appeal)
C
x
Please sign in to, testiL y on the following:
AGENDA ITEM NO. 4 DATE:` 1/22/91
4 APPEAL PUBLIC HEARING - SUBDIVISION SUB W-0010
j4pASTILE/MCMONAGLE (NP0 6)
i
PLEASE PRINT
NAME & ADDRESS NAME & ADDRESS
proponents (For-Appeal) Opponents (AgainsEtAppeal)
,Y
~z
t
Please sign in to testify on the following:
AGENDA ITEM NO. V , DATE :
% APPEAL. PU& : 'HEARING S@E 9Q-0005;;, VARIANCE VAR 90-
UQQ;1,7A'i44LWAA 'aft GIJ4L, 5.)
i
I
"z
_ *
PLEASE PRINT
NAME & ADDRESS NAME & ADDRESS
r`aponerit (For appeal+) ` OWonent A' ainst `A~a1
~leinrt- 5w ai G. / ~C'fA!•livl
z /1i Mrn e-C. / z .27r qtr_ 1 1 4ehf
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L2 /J_eA~4z!~Z:
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•
i
Please sign in to testify on the following:
AGENDA ITEM NO. -:6-':• DATE :
PUBLIC HEARING- ON' COMPREHENSIVE PLAN~'ANWCQM M, MTZ'
DEVELOPMENT CODE REVISIONS ` TO GOP,L' 9 _ _ECONbMIC `DEVELOP-
i MENZ
PLEASE PRINT
-
NAME & ADDRESS NAME & ADDRESS
".,*Proponent In favor of.7oCode'''Chan es O nent . (Opposed to Code`•Chdri
1
{
COUNCIL STWY SESSION
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
AGENDA OF: January 22, 1991 DATE SUBMITTED: January 10, 1991
ISSUE AGENDA TITLE: Cook Park Restrooms PREVIOUS ACTION: Council has directed
Staff to proceed with Design
Development for the restrooms.
PREPARED BY: Ron Bunch, Senior Planner
DEPT. HEAD OK CITY ADMIN OK REQUESTED BY: Ed Murphy,C.D. Director
- - - - - - -
POL Y ISSUE
There are no policy issues associate with this item.
INFORMATION SUMMARY
Design/program development for a new restroom facility at Cook Park is proceeding
as authorized by Council. A architect has been hired following interviews of a
number of qualified firms. The following has been accomplished to date:
1) A schedule for completion has been developed.
2) A design/program statement has been drafted, and;
3) Preliminary designs formulated.
The Parks and Recreation Board will review the project's progress at their
January 15, 1991 meeting and make the following recommendations for consideration
by the City Council:
1) Preferred restroom type (unisex vs. auditorium).
2) Location of the facility within Cook Park, and;
3) Favored building design.
In addition, staff is asking the Parks and Recreation Board to express comment
and concerns about the program/design statement for the facility and to also
forward these to the Council. The program/design statement consists of issues
such as building materials, fixture types, site design, etc.
The architect is developing cost estimates for the various options. That
information, plus the material attached herein, will assist the Parks and
Recreation Board in making their recommendation to the City Council. In the
interest of time, the Parks and Recreation Board's recommendation will be
forwarded to the City Council under separate cover prior to the Council's January
22, 1991 meeting.
ALTERNATIVES CONSIDERED
The Council may wish to consider the following alternatives in evaluating the
forthcoming Parks Board recommendations.
1) Location of the new facility within Cook Park the existing site vs.
elsewhere.
2) Type of restroom facility unisex vs. auditorium type.
There will also be an opportunity to evaluate design and program options.
-
F"SCAL IMPACT
Fiscal impacts of locating the restroom to a alternative location is discussed
in the attached exhibits.
Council endorsement of the Parks Board recommendation or development of an
alternative will result in Park Levy funds being expended for new Cook Park
reatroom facilities.
SUGGESTED ACTION
Direct staff to proceed with the Cook Park restroom project as either recommended
r by the Parks Board or as amended by the City Council. rb/ccsumckr.ll
MEMORANDUM
CITY OF TIGARD, OREGON
TO: Pat Reilly, City Administrator
FROM: Ed Murphy, Community Development Director
DATE: January 10, 1991
SUBJECT: Cook Park Restroom: Parks and Recreation Board's
Recommendation to the City Council.
In order to provide the City Council adequate information about restroom design
and location issues before their January 22, 1991 meeting, we are giving them the
same material that the Parks Board will review at their January 15, 1991 meeting.
Staff has selected Dick Ragland as the architect to design the restrooms and
provide construction oversight. We indicated to Dick that unisex restrooms were
the type of facility for which the Parks and Recreation Board had expressed
preference. Consequently, the preliminary designs he has prepared are of unisex
restrooms. If the Council wishes to revisit this issue, the advantages of the
uni sex and auditorium type facilities are summarized on Exhibit "E".
Staff has met twice with Mr. Ragland to review:
1) A proposed Schedule (Exhibit "A")
2) Two alternative building designs (Exhibit "B") and (Exhibit "C"), and;
3) A Program/Design Statement for the Restrooms (Exhibit "D").
Staff also discussed with the architect the pros and cons of moving the restroom
location. The alternative location most discussed is in the vicinity of the
storage building (old concession stand) on the west side of the access road.
This is shown on Attachment "I". A discussion of location issues is provided on
Exhibit "E".
Also provided as Attachments "II" and "III" respectively, are site plans showing
the existing restroom and how a new facility would fit on the site.
rb/mccpatck.rr
01-09-91 10:21P.M EXHIBIT A
COOK PARK
NEW RESTROOMS
Schedule by Phase 1/8/91
90
PEASE IDoe Wan 11-04 1mar A or ~Ma liun Jul
i
Phase I: Schematic Design
1 Finalize Program
2 Prellm. Design
3 Cost Estimates
4 Board Meetings 1/15 & 2/7 19
5 Council Meeting 1/29 •
6 Reviews/Final Schematics
PHASE II: Const. Does.
1 Prepare Drawings(CAD)
2 Prepare Project Manual
3 Update Costs
4 Submit for Building Permits
5 Final Revlews/Approvals
PHASE III: Bidding/Negot.
1 Advertise for Bid 3/14
a 2 Bidding 3/14 to 4/4
3 Addendas
4 Select General Contractor 4/16 •
PHASE IV;, Contract Admin.
1 Construction 4/19 to 6/30
2 Weekly Meetings
3 Change Orders
4 Substantial Completion
5 Punch Ust
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RKMARD a MGLMD, aA
COOK PA SK RE$111041YIS
12-17-90
PFOWAM s'TaT MEN1'
Provide new restrooms at Cook mark which have the following functions:
• Six (8) unisex stalls, each with toilet and lavatory. Two of the six to be
handicapped accessible. Also dlscuss'auditorium'type.
• Utility Chase serving the toilets, with related small storage area.
Posses exterior vending area and pay phone.
BUILDING AMENITIES
1. Toilet stall Interior,
a Stainless steel fixtures.
b. Electric hand dryer.
c. 4=11 trash container.
d Toilet seat cover dispenser,
a double roll, roll type tollet paper dispenser.
f. Stainless steel mirror.
g. Vandal resistant, low maintenance fixtures, materials, finishes.
h. Mechanical ventilation.
I. Good lighting.
1. Hardware-keyed to match other park buildings.
k. No hot water.
i . Floor drains.
m. Winterize 4 toilets, 2 able to be used during winter.
2. Building Exterior
a Sloping metal root (or concrete tiles).
b. Brick or:concrete block wails.
c. Generous concrete stab around building.
d Exterior lighting.
a Coordinate building signage with future park signage.
t. Pay phone M closeable area.
% Posstbte vending machine area, closeable.
h. Drinking fountain.
1. No exterior power.
1. Bose blbb-host proof.
k. Good fighting.
3. Other Considerations
a Meets flood plain hazard requirements.
b. DIscusston of pro*ons of unisex vs. auditorium style.
a Discussion of building location options.
d Relationship of restroom to existing shelter.
e. Overall design "Image" of restroom building In park.
f. Building colors.p
EXHIBIT E
COOK PARK RESTROOMS
LOCATION AND TYPE (Unisex -vs- Auditorium) ISSUES
Tigard Parks and Recreation Board
January, 15, 1991
LOCATION ISSUES:
1) Cost: The cost of building new restrooms elsewhere on site
would likely be more than in if they were built within close
proximity of the old facility. The reasons are as follows:
a) Site Work Costs: The old facility will have to be
demolished regardless of where a new restroom is built.
If the restroom is built elsewhere, the site would have
to be completely rehabilitated. This would include
removal of all debris, capping of sewer and water lines,
regrading and landscaping of the site. A new facility
would require construction to begin from the ground up,
including site work. Construction of a new restroom at
the same location would save rehabilitation and site work
costs.
Construction of a new restroom in the vicinity of the
existing storage facility on the west side of access
l drive (Attachment I) could entail removal of existing
plant materials. Repair of construction damage to a new
site and commensurate re-landscaping would likely cost
more than if the facility was built at the existing
location.
b) Sanitary Sewer and Water Hookup Costs: If the old
structure is demolished the existing sewer connection
would have to capped and domestic water service cut off.
Buidling the facility in another location may also entail
costs of making a connection and/or extending a sanitary
sewer service lateral and/or water line.
C) Relocation or Demolition of the Existing Storage
Structure: If new restrooms were built at the site of
the existing storage structure, costs would be incurred
to either demolish the structure and build additional
storage for parks maintenance or to move it to another
location.
2) Accessibility and Safety: Regardless of where the restrooms
are built people will have to cross the road to access the
facility. However, a new location nn the ballfield (west)
side of the roadway would require children using the
playground and those using the picnic facilities to cross the
roadway. Safety improvements such as a rumble strip or a
raised crosswalk could be built.
A restroom already exists at the southwest corner of the west
baseball diamond (see attachment I.) This facility serves
activities occurring in this part of the park.
Sports events attracting a large crowd such as soccer matches
will be required to furnish portable restroom facilities.
Permanent restrooms on the west side of the road would be
redundant in regards to serving this type of activity.
The existing restroom location is centrally located and has
the advantage of being closer to the riverfront and group
picnicking activities than the alternative location.
A restroom on the west side of the road would be more visible
from the roadway. This could prevent vandalism.
3) Park Design Issues: The long term design program of Cook Park
needs to be considered when locating the new restrooms. The
Cook Park Master Plan indicates restrooms in their current
location. It is also anticipated to develop additional group
picnicking areas on the east side of the roadway. Permanent
restrooms in close proximity would enhance and support this
activity.
Restrooms on the west side of the roadway may conflict with
future redesign of the ballfields and or parking improvements.
RESTROOM TYPE
There are two types of public restroom facilities to consider for
Cook Park. They are the unisex and auditorium type facilities.
The unisex restroom has identical and complete individual units for
which the door can be closed and locked for privacy. They
auditorium style has a men's and women's unit in which there are
individual stalls and a common wash area. They following are
advantages of each type of facility.
Unisex Type:
- Use of the units is flexible. They can be used by either sex.
The entire facility does not have to be closed down for
cleaning or for other purposes.
- This facility is preferred by the Tigard Parks Maintenance
Department. Parks maintenance has found that the unisex
restroom is less prone to vandalism, and easier to maintain.
- Each unisex facility is small and cannot easily accommodate
more than onP person. This results in less vandalism,
rowdiness and other undesirable behavior because of the
inability of people to congregate outside of public view.
Auditorium Type:
- These are traditional type facilities and may be more
comfortable for certain people to use. They have the
advantage of being more open and public which may discourage
certain types of undesirable behavior.
RB/CPRKRR.REA
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COUNCIL AGENDA ITEM
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
AGENDA OF: January 22 1991 DATE SUBMITTED: January 10, 1991
ISSUE/AGENDA TITLE: Ftecommendatio PREVIOUS ACTION:
to award microfilmirto services contract PREPARED BY: Nadine Robinson
DEPT HEAD OK CITY ADMIN 0 REQUESTED BY: Loreen Edin
~i
-===POLICY ISSUE
Ordinance No. 87-59 adopted the Local Contact Review Board regulations for the City of Tigard service contracts and
purchasing process.
INFORMATION SUMMARY
In 1987, City council approved a records work plan which included the microfilming of records. This is the second year of the
microfilming project. This year's microfilming will keep current: City Council minutes, resolutions & ordinances; Building
commercial structure plans; Engineering as-built drawings; and Police case files. Terminated employee files and Land use
planning files are also scheduled for filming.
Four bids were received for the 1990-91 microfilming needs:
Company Name Estimated Total
Anacomp, Inc. $15,428.00
Integrity Micrographics No estimate, vendor did not bid all projects
Microfilm Service Company $16,602.00
Oregon Micrographics Inc. $19,428.00
See the attached synopsis for a breakdown of price per: image; roll; jacket; and duplicate of roll film and fiche.
The bids from Anacomp, Inc. and Integrity Micrographics were rejected as they did not meet specification requirements.
Anacomp, Inc. proposed to subcontract the work to a third party. Due to confidentiality and security concerns, the bid
specifications required the bidding vendor to provide all services. Integrity Micrographics bid was eliminated as they did not
bid all projects.
The following areas were also taken into consideration to determine the lowest responsible bidder: quality control, records
security and confidentiality, meeting of State Archivist standards, service continuity, as well as the variety of services provided,
and references. Upon conclusion of the process, Microfilm Service Company was determined to be the lowest responsible
service provider and bidder.
Since the bid is based on price per image or price per thousand images and total images are an estimate, staff is
recommending the bid be set in an amount not to exceed $17,500. The recommended increase of 5% over bid allows
flexibility in the filming of land use planning files.
ALTERNATIVES CONSIDERED
1. Award the bid to the lowest qualified bidder, Microfilm Service Company, for microfilming services of Council, Engineering,
Building, Police records, Land use planning files, and Personnel files in an amount not to exceed $17,500.
2. Reject all bids for microfilming services and give staff further direction.
FISCAL IMPACT
Funds are budgeted in the 1990-91 budget for this service contract.
SUGGESTED ACTION
Alternative No. 1 - Motion to award the bid to Microfilm Service Company in an amount not to exceed $17,500.
Synopsis of Microfilming Services Bids
Anacomp, Inc. Microfilm Service Company Oregon Micrographics, Inc.
1
Police case files -1988
Estimated Project Cost $1,873.49 $1,713.90 $1,804.55
Filming per 1000 29.00 28.50 25.90
Roll silver duplicate 14.69 11.50 11.95
Jackets .69 .60 .70
Fiche diazo duplicate .24 .25 .30
Council-11990
Estimated Project Cost $ 260.58 $ 232.00 $ 320.20
16mm
Filming per 1000 29.00 24.50 25.90
Roll diazo duplicate 14.69 5.50 8.95
35mm
Filming per image .12 .35 .65
Roll diazo duplicate 18.13 12.00 15.95
Commercial plans - current
Estimated Project Cost $3,509.84 $3,665.25 $4,738.75
As-built drawings - current
Estimated Project Cost $ 169.37 $ 174.00 $ 203.65
35mm
t Filming per image .29 .35 .65
Roll silver duplicate 18.75 23.50 15.95
Jacket .69 .50 included in film price
Fiche diazo duplicate .24 .25 .30
Land use planning -1962/1980
Estimated Project Cost $8,802.60 $10,110.00 $11,533.00
16mm
Filming per roll 29.00 24.50 25.90
Roll silver duplicate 14.69 11.50 11.95
Jacket .69 .60 .70
Fiche diazo duplicate .24 .25 .30
35mm
Filming per image .29 .35 .65
Roll silver duplicate 18.75 23.50 15.95
Jacket .24 .50 included in film price
Fiche diazo duplicate .24 .25 .30
Terminated employee files
Estimated Project Cost $ 811.71 $ 706.50 $ 790.65
Filming per roll 29.00 24.50 25.90
Roll silver duplicate 14.69 11.50 11.95
Jacket .69 .60 .70
Fiche iliazo duplicate .24 .25 .30
ESTIMATED TOTAL $15,427.59 $16,601.65 $19,390.80
COUNCIL AGENDA ITEM
CITY OF TIGARD, CRUMM
COUNCIL AGENDA ITE14 SUMMARY
AGENDA OF: 1-22-91 GATE SL7BbEr 'ice: 1-10-91
ISSUE/ 0MM T1=: _Field Operations, PRMOLYS ACTION:
Vehicle Purchase for Parks, Stree
and Storm Water ivisions PREPARED BY: John Roy
DEPT HEAD CKC- CITY AEbjjN cK RE92[JESI'ED BY: John Roy
POLICY ISSUE
Accept the bid of Truck Center Corporation to provide 5 cab and chassis
trucks forField Operations: 1 heavy duty 1-ton for Parks Division; 1 heavy duty ]-ton
for Street Division; and 1 heavy duty 1-ton and 2 regular duty 1 ton for Storm Water
Division.
INFUM TCI SLD24ARY
7 bids were received as follows:
1. Truck Center Corporation, Seattle, WA. $76,095
2. Breslin PontiaQ-GMC Truck Inc., Portland, OR 79,817
3. Russ Chevrolet, Tigard, OR 82,098
4. Berg's Auto Mart, Florence, OR 81,807.68
5. Farwest Truck Center, Eugene, OR 53,304 * only bid 3 trucks
6. Bruce Chevrolet, Hillsboro, OR 83,835
7. Timberline Dodge, Portland, OR 30,154.12 *only bid 2 trucks
:y.^ y CONSIDERED
1. Award bid.
2. Call for new bid.
FISCAL IMPALT
1. Allows for purchase of Park maintenance vehicle to replace 1969 3/4 ton Chevrolet
with 187,233 miles. Per adopted budget. Cost: $15,233.
2. Allows for purchase of Street maintenance vehicle to replace 1969 3/4 ton
Chevrolet with 117,843 miles. Per adopted budget. Cost: $15,233.
3. Procurement of vehicles to implement Surface Water Management program per
adopted budget and in accordance with SWM contract. Cost: $45,629.
SUGGESTED ACITCN
Award bid to low bidder.
{
( COUNCIL AGENDA ITEM 3, c2.
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUIeLIDY
AGENDA OF: January 22. 1991 DATE SUBMITTED: 1/10/91
ISSUE/AGENDA TITLE: PREVIOUS ACTION:
Labor Negotiations - 1991
PREPARED BY: Janice Deardorff
DEPT HEAD OK CITY ADMIN OK j REQUESTED BY: Janice Deardorff..
POLICY ISSUE
Should the City of Tigard hire Garry Bullard, Attorney at Law, to negotiate
a new labor agreement with the Tigard Police Officers' Association?
INFORMATION SUMMARY
The collective bargaining agreement between the City of Tigard and the Tigard
Police Officers' Association (TPOA) expires June 30, 1991. Negotiations for
a successor agreement will commence in February, 1991.
The City of Tigard retained the services of Garry Bullard, Attorney at Law
and a specialist in representing management interests in collective
bargaining, to negotiate the 1989 - 1992 collective bargaining agreement with
the Oregon Public Employees' Union. Mr. Bullard successfully negotiated a
f new agreement and has continued to provide follow-up services on matters
related to collective bargaining.
The City Council needs to take formal action to continue the use of Mr.
Bullard as the Chief Negotiator for the City of Tigard.
ALTERNATIVES CONSIDERED
1. Continue the services of Garry Bullard as Chief Negotiator.
2. Obtain the services of a member of the City Attorney's office.
3. Expand the role of the Personnel Manager as the Chief Negotiator.
FISCAL IMPACT
Approximate costs for labor negotiations will be $19,500. This amount was
approved in the 1990-91 budget.
SUGGESTED ACTION
1. Enter into a personal services contract with Garry Bullard.
COUNCIL AGENDA ITEM NO.
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
t AGENDA OF: January 22, 1991 DATE SUBMITTED: 1/8/91
ISSUE/AGENDA TITLE: Adjustment of PREVIOUS ACTION: None
Planning Fees
PREPARED BY: Keith Liden
DEPT HEAD OK ITY ADMIN OK.'i;', REQUESTED BY:
r. /
POLICY ISSUE
Is the proposed revision of Plannng Division fees appropriate and consistent
with the City's past policy of reco"ering approximately 80% of the average direct
cost of processing land use applications and permits? No change in policy is
proposed at this time.
INFORMATION SUMMARY
The City Council last revised the Planning Division fee schedule on December 21,
1987 with the adoption of Resolution 87-159. Since that time, the Community
Development Code has been revised and a number of land use application and permit
prccedures have been modified. These changes have significantly reduced the
amount of staff time necessary to process these different items. The attached
resolution and fee schedule reflects the Code amendments and the policy of
recovering 80% of the direct cost for processing an "average" application.
The proposed revisions only include reductions in fees to reflect the
streamlining amendments that have been made to the Code recently. The proposed
fees are based upon a comparison of other similar Tigard applications and
procedures. They include: Flexible setback stds. - $105 to $80, Home occupation
$80 to $50 and $20 to $10 for renewals, Lot line adjustment - $210 to $50,
Planned Development - $730 to $500, Sensitive lands for wetland/steep
slope /dra inageway - $500 to $235, Temporary use - $80 to $50, and Variance - $210
to $80. All other fees are proposed to remain the same. These changes are
intended to make Planning department fees internally consistent. The 80% policy,
the effects of Measure 5, and the City's financial situation will be evaluated
during the budget process.
ALTERNATIVES CONSIDERED
1. Approve the attached resolution amending the fee schedule
2. Modify the fee schedule and approve the attached resolution
3. Take no action at this time
FISCAL IMPACT
The Planning Division will continue to recover approximately 80% of the average
cost of processing land use applications and permits. Based upon the number and
type of applications reviewed in 1990, the staff estimates that total fees
received will decline annually by approximately $5,900. The total fees received
in FY 189-90 were $46,408.
SUGGESTED ACTION
Approve the attached resolution
FEES.SUM/kl
t~ COUNCIL AGENDA ITEM NO.
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
,:57rAnuar1,-% ~a, EGG(
AGENDA OF: DeeembWr }3-;-}g9g DATE SUBMITTED: December il. 1990
ISSUE/AGENDA TITLE: Appeal of Subdivision PREVIOUS ACTION: H.0 hrq. on 8/28/90;
Approval SUB 90-0010 (Castile) On appeal Council continued hrq. for
further staff analysis. PREPARED BY: Jerr Offe Asst. Planner
DEPT HEAD OK CITY ADMIN OK REQUESTED BY: Ed Mur h Comm. Dev. Dir.
OLICY ISSUE
Should the City Council overturn or modify the land use hearings officer approval for a six
lot subdivision located at 14380 SW 97th Avenue? At issue is Comprehensive Plan policy 8.1.1
which requires the City to plan for a safe and efficient street system. The approved
subdivision would provide for a dead end private street in an area where there is an apparent
need for a public street connection between SW 97th Avenue and a developed area to the east.
Also at issue is the proposal's compliance with Plan Policies 7.1.1 and 7.2.1 which require
that new developments be provided with drainage to an adequate public storm sewer system or
alternatively for all storm drainage from the development to be handled on-site with no
adverse off-site impacts. The approved subdivision would provide for an on-site storm
drainage diffusion trench instead of the storm drainage being directed to a public storm
sewer or a natural drainageway. Should the Council overturn the decision because other
development options for the property and neighboring properties may provide for a street and
utility network that would better serve public interests?
INFORMATION SUMMARY
The land use hearings officer approved, subject to conditions, a request for Subdivision
approval for Jim and Audrey Castile's proposed six lot subdivision. NPO #6 appealed the
September 10, 1990 decision citing concerns related to sanitary sewers, storm drainage,
treet location, allowance of a private street, and a general concern with regard to the
pattern of development in the area east of SW 97th Avenue and north of Twality Junior High
School.
The council reviewed the hearings officer's decision in a public hearing on November 5, 1990.
The applicants' engineer submitted a revised preliminary subdivision plat in response to the
hearings officer's decision's conditions of approval related to lot sizes and dimensions.
The Council continued the hearing until December 17, 1990 and requested that the staff
prepare responses to the following:
1. Does the revised plat satisfy minimum lot size and dimensional requirements?
2. Will the proposed stormwater diffusion trench provide for adequate disposal of storm
drainage from the proposed subdivision and private street? The applicants' engineer
was to provide staff with further information on the diffusion trench.
3. Will the proposed private road preclude or severely,, limit opportunities for a needed
public street connection between SW 97th Avenue and a developed neighborhood to the
east? Are there better development options for this entire area than the options
that would remain if the subdivision is developed as proposed?
Staff finds that the six lots as shown on the revised preliminary plat satisfy the 7,500
square foot minimum lot size of the R-4.5 zone. It appears, however, that the proposed lot
line between proposed lots 1 and 2 will continue to create a rear yard setback violation for
the house on lot 1. It appears, however , that this lot line can be modified in order Lo
comply with the setback requirement without nanati..elj affec ing the size of the lots. Such
adjustments are typically allowed to be made between the approval of a preliminary plat and
the submittal and recording of a final plat.
The attached memorandums addr:ass the second and third questions. In addition, the applicant
has submitted two maps showing how the two parcels to the north could be developed if the
ubject property is developed as currently proposed. Those maps are also attached to the
second memorandum.
1
r y.
Staff has reviewed the area development options for buildability with respect to Community
E"levelopment Code requirements. All options appear feasible within the code's constraints
lthough some somewhat unusual lot configurations may result under some of the options.
Wide, shallow lots would be formed for all of tha lots on the parcel just north of the
applicant's parcel under the Castile map one option. All other options also would result in
a wide, shallow lot in the southeastern corner of this parcel unless the parcel is developed
in conjunction with the Castle parcel. Without a full development plan, it is not possible
to determine whether the staff generated options would necessitate flag lot creation. Flag
lots are generally discouraged in the subdivision process.
ALTERNATIVES CONSIDERED
1. Affirm the hearings officer's September 10, 1990 decision. Direct staff to
prepare a final order.
2. Approve the proposed subdivision subject to a modification to the hearings
officer's decision requiring that the subdivision be connected to an existing
public storm sewer of adequate capacity or through development of a storm sewer
outfalling to the natural drainageway near McDonald Street north of the site.
3. Deny the application and direct staff to prepare a corresponding final order.
FISCAL IMPACT
None.
SUGGESTED ACTION
Approve the proposed subdivision subject to a modification to the hearings officer's decision
requiring that the subdivision be connected to an existing public storm sewer of adequate
capacity or through development of a storm sewer outfalling to the natural drainageway near
McDonald Street north of the site. Direct staff to prepare a final order.
#$¢-.,O: Ccsum. zc
a MEMORANDUM
CITY OF TIGARD, OREGON
TO: Planning staff
FROM: Randy Wooley, City Engineer
DATE: December 11, 1990
SUBJECT: Proposed Castile Subdivision, SUB 90-10
As directed by Council, we have reviewed options for future development of the
area bounded by McDonald Street, 93rd Avenue, Inez Street, and 97th Avenue.
Several conceptual plans were prepared by the staff and by the applicant. The
options are shown and briefly discussed in the attached memo from Greg Berry.
Street System
Each of the options calls for extension of Mountain View Lane to provide a
connection between 93rd and 97th. Another recently submitted subdivision
proposal would, if approved, construct most of the extension of Mountain View
Lane. It seems both likely and appropriate that the Mountain View extension
will eventually be completed as further development occurs.
In addition, all of the options would extend View Terrace to connect either to
Mountain View Lane or to 97th Avenue.
All of the options appear to provide adequate traffic circulation and adequate
emergency access to the neighborhood. Our joint (Planning and Engineering)
review of these conceptual options indicates that buildable lots can be
developed, in compliance with the Community Development Code, on the properties
to the north of Castile under each of the options.
Therefore, we conclude that a workable street system can be developed for the
area under the Castile proposal or under any of the other options.
Traffic
As a "worst case" prediction of traffic, we assumed that Mountain View would be
the only connection street between 93rd and 97th. In addition, we assumed that
all of the traffic to and from the study area would use 97th as the primary
access route, except for lots with direct access to McDonald. On this "worst
case" basis, we estimate that the average weekday traffic on Mountain View
would be approximately 750 vehicles per day near its intersection with 97th.
Because it is likely that a portion of the trips to the study area will
actually use 93rd, rather than 97th, the actual traffic on Mountain View would
C likely be under 500 vehicles per day. If other street connections to 97th are
provided, the traffic on Mountain View would be even lower.
I The C^::pr.. eh°.•sivc Plan (p. 1-224% suggests that traffic on local strocts should
be under 1,500 vehicles per day. Under any of the concepts, traffic on the
local streets can be expected to remain well within the Comprehensive Plan
guidelines.
Storm Drainage
The study area all drains to a natural drainageway near McDonald Street. There
are currently storm drain pipes in View Terrace and in Mountain View Lane, but
they are not adequate to carry future flows from the entire study area. At
least a portion of the area will need to be served by a new storm drain pipe,
as shown on the conceptual plan.
Because there is currently no adequate storm drain pipe at the Castile
Subdivision, the applicant proposes to install a temporary system until a
public storm drain system is available. The temporary system would discharge
to a diffusion trench, intended to spread the storm runoff over a 40-foot wide
area before discharging onto the properties to the north. When the parcel to
the north develops, the diffusion trench would be abandoned and the storm lines
in the Castile Subdivision would be connected to the public storm drain system.
The applicant's engineer has provided calculations for the flow in a design
storm. The design storm is a 25-year storm (i.e., a storm intensity having a
4% probability of occurring in any given year). The calculations indicate that
the design storm would cause the water to flow from the diffusion trench at a
depth of approximately 3/4 inch over an area approximately 40 feet wide. By
spreading the flow over such a wide area, the velocity of the flow would be
low, so that erosion would probably not be a problem. However, discharge of
such a volume of water onto adjoining properties could result in other damages
to the properties.
Therefore, if the subdivision is approved, we recommend that the diffusion
trench not be allowed. Based on the additional information presented, we
recommend that the subdivision's storm drain system be connected to an existing
public storm drain of adequate capacity or to the natural drainageway near
McDonald Street.
Sanitary Sewer
The subdivision proposal calls for the sanitary sewer to be constructed through
the back yard of the property to the east. This alignment can be constructed
to work adequately. However, a superior alignment taould be one that went north
from the subdivision, then along the future extension of View Terrace.
Easements
Mr. Castile indicates that he has been unable to negotiate utility easements
across the property to the north. In order to extend storm and sanitary sewer
lines as recommended above, such easements will be necessary.
Although rare, the City has in the past used ite, power of condemnation to
provide a street access to a proposed development in order to assure that
development occurred with a safe and efficient street system. Similarly, the
City Council could authorize condemnation to provide extensions, of the
utilities in an orderly manner to serve development in this area. The
utilities could then be constructed by Castile as part of the subdivision
development. Alternatively, the City could build the storm sewer as a City
project; creation of a reimbursement district, as provided in TMC 13.08, could
provide for the various property owners to pay heir share of the storm drain
costs as they develop their properties.
The other options would be to require that the subdivision development be
deferred until the applicant can negotiate the needed easements or until the
property to the north is developed, or to approve the temporary systems i
proposed in the applications.
rw/castile
t
MEMORANDUM
CITY OF TIGARD
TO: Randy Wooley December 11, 1990
FROM: Greg Berry All
SUBJECT: SUB 90-10 Castile
As requested, I have prepared several options for developing the
parcel of this application as well as the area to the north as
shown on. the attached maps. Advantages and disadvantages are
summarized below.
OPTION S1
This option provides for the connection of SW Mountain View Lane to
SW View Terrace and a connection to SW 97th Avenue while
eliminating the need for a private drive to SW 97th Avenue. Four
lots south of S.W. Mountain View Lane would continue to access
directly to S.W. 97th Avenue. The subdivision is provided with
access to S.W. 97th Avenue by a single local street of adequate
capacity for the expected volume of traffic. SW 97th Avenue is a
major collector street so direct access from individual lots should
be minimized. This is accomplished by providing access to the
Castile Subdivision by a public street rather than a private drive
that only serves the lots within the subdivision. Moreover,
elimination of the private drive will relieve the owners of the
subdivision of maintenance responsibilities as well as eliminate
the need for an undesirable roadway along the back lot lines of the
subdivision to the south.
This option also has the advantage of confining the storm and
sanitary sewer to public right-of-ways. However, construction of
the proposed subdivision would require obtaining sufficient right-
of-way from the parcel to the north to provide for a connection to
SW View Terrace. The applicant has stated that the owner of this
parcel is not interested in participating in development.
The sanitary sewer could be extended within the proposed right-of-
way to the existing line in SW View Terrace. However, the storm
drain would have to terminate with a device similar to the one
proposed in the subdivision application until the storm drain line
could be extended north to the creek along SW McDonald Street.
OPTION S2
This option would permit the construction of the Castile
subdivision without acquiring additional right-of-way or off-site
ENGINEERING COMMENTS: SUB 90-10 CASTILE PAGE 1
improvements. This option includes the private drive along the
back lot lines of the subdivision to the south and the temporary
storm drain outfall that has been proposed by the applicant.
The applicant has proposed to temporarily terminate the storm drain
with a diffusion trench. This trench would be abandoned once the
public line could be extended north. The applicant has submitted
calculations showing that there is less than a four percent chance
in any year that the depth of flow from the trench would exceed 3/4
of an inch. The expected velocity of the water flowing out of the
trench is 0.6 feet per second which is well below the velocities
that would be expected to cause erosion.
OPTION S3
This option would eliminate the need for the private drive by
constructing a public street along the northern edge of the
subdivision parcel. However, this would require razing a house as
well as acquiring additional right-of-way from the parcel to the
north as with option Sl. Acquisition of additional right-of-way
could be delayed by only constructing the portion of the proposed
street that is within the subdivision and providing a temporary
turnaround. However, the storm and sanitary sewer would have to be
constructed as in option 2 since there would not be rights-of-way
available for their extension. Unless the City Council is willing
to require the developer to obtain easements for extension of these
utilities or unless the Council was willing to use eminent domain
to condemn the necessary right-of-way and easements.
APPLICANT'S SUBMITTAL
In addition to the staff generated plans, the applicant has
submitted two area development plans. Both plans assume
development of Castile Park subdivision as proposed.
CASTILE ONE
This option would provide for both SW Mountainview and SW View
Terrace to be extended roughly east-west with no connection between
the areas to be developed. The advantage to this approach is that
all of the underdeveloped parcels along SW 97th can develop
independently. In addition, the number of roadways would result-in
good access to the developed area to the east and traffic would be
distributed amongst these streets. Also, no lots would need to
have direct access to SW 97th Avenue.
Disadvantages to this approach include the long east-west blocks
that would be formed with poor north-south access and the number of
intersection on SW 97th Avenue. In addition, the extension of SW
View Terrace would necessitate the removal of the existing house on
the parcel that extends from the existing terminus of the street to
S.W. n74-h Avenue. Wide, shallow lots along this road would result
( ENGINEERING COMMENTS: SUB 90-10 CASTILE PAGE 2
t
if the parcel is developed by itself. If this parcel and the
parcel to the north are developed together, the road could be
shifted northward; lots on both side of the street could be deeper
than shown, and the existing house could possibly be spared.
CASTILE TWO
This option is similar to staff option S2 except that the road
connecting SW View Terrace to SW Mountainview lane is further to
the west. The same advantages and disadvantages listed for S2
exist. In addition, the location of the SW View Terrace extension
may necessitate back lot line sanitary and storm sewer lines for
parcels on the east side of the road due to the eastward slope. An
additional advantage of this option would be that no individual
lots would need direct access to SW 97th Avenue other than the lot
containing the existing house just north of the proposed
subdivision.
aj/CB:s90-10.GNB
ENGINEERING COMMENTS: SUB 90-10 CASTILE PAGE 3
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SUB 90-00100
CITY COUNCIL PACKET
NOVEMBER S3 1990
COUNCIL AGENDA ITEM i7
CITY OF TIGARD, OREGON
t COUNCIL AGENDA ITEM SUMMARY
AGENDA OF: November 5, 1990 DATE SUBMITTED: October 24,1990
ISSUE/AGENDA TITLE: A eal of Subdivisi n PREVIOUS ACTION: Hearings Officer
Approval SUB 0-0010 Castile hearing on August 28, 1990
11 1W PREPARED BY: Jerry Offe • sst. Planner
DEPT HEAD OK V ` CITY ADMIN OK REQUESTED BY:
AONCY ISSUE
Should the City Council overturn or modify the 1~:,.3 use hearings officer approval
of a six lot subdivision located at 14380 SW 97th Avenue?
INFORMATION SUMMARY
The land use hearings officer approved, subject to conditions, a request for
Subdivision approval for Jim Castile's proposed six lot subdivision. NPO #6
appealed the September 10, 1990 decision citing concerns related to sanitary
sewers, storm drainage, street location, allowance of a private street, and a
general concern with regard to the pattern of development in the area east of SW
97th Avenue and north of Twality Junior Sigh School. A memo is attached describing
the application, the NPO's concerns, and staff's response to those concerns.
ALTERNATIVES CONSIDERED
Affirm the hearings officer's September 10, 1990 decision as is.
2. Affirm the hearings officer's decision and modify condition-of approval #15
to add the following:
Furthermore, the applicant shall submit design criteria, calculations
and other information showing that the proposed storm drainage outfall
will not result in standing water, erosion, or other injury to the land
and is otherwise a legal discharge.
Direct staff to prepare a revised final order including the above
modification.
3. Deny the application and direct staff to prepare a corresponding final order.
FISCAL IMPACT
None.
SUGGESTED ACTION
Affirm the hearings officer's decision with the modification described above.
Direct staff to prepare a modified final order.
MEMORANDUM
CITY OF TIGARD, OREGON
TO: Mayor and City Council
FROM: Ed Murphy, Director, Community Development
DATE: October 24, 1990
SUBJECT: Appeal of the Hearings Officer Decision
Subdivision SUB 90-0010 (Castile/McMonagle)
SUMMARY of REQUEST: The applicant requested preliminary plat approval to
subdivide one parcel of approximately 1.45 acres into 6 parcels
ranging from 7,500 to 10,800 square feet in size.
COMPREHENSIVE PLAN DESIGNATION: Low Density Residential
ZONING DESIGNATION: R-4.5 (Residential, 4.5 units/acre)
LOCATION: 14380 SW 97th Avenue - East side of SW 97th Avenue north of Butler
Terrace Subdivision and Twality Junior High School (WCTM 2S1 11BA,
Tax Lot 1301).
APPLICANT: Jim Castile, represented by Harris/McMonagle & Associates
CONTRACT OWNER: Jim Castile
HEARINGS OFFICER'S DECISION: Approval, essentially as proposed, subject to
conditions. Decision issued September 10, 1990.
APPELLANT: Neighborhood Planning Organization NPO ¢6
PRIMARY CONCERNS:
- Adequacy of sanitary sewer system.
- Adequacy of privately owned storm drainage diffusion trench;
failure to direct storm drainage to public storm sewer.
- Private street location; private street rather than public
street.
- Lot configurations aiid piecemeal development of area.
STAFF RESPONSE TO CONCERNS:
Staff is uncertain as to the nature of the NPO's concern related
to sanitary sewers. The subdivision plan calls for the a pubric
sanitary sewer extension from an existing sanitary sewer in SW
View Terrace to the east. The capacities of this existing sewer,
C- downstream lines, and the Unified Sewerage Agency Durham Road {
Advanced Wastewater Treatment Plant appear adequate to handle
additional sanitary sewage from the proposed development.
~r
Memo to city council
October 23, 1990
Page 2
The Engineering Department has reconsidered the department's
recommendation regarding the adequacy of the proposed storm
drainage diffusion trench along with NPO's concern related to the
storm drain not being directed to a public storm sewer. The
proposed diffusion trench is being considered since typical
development of the downstream parcel (i.e., to the north) could
include the extension of the proposed line and abandonment of the
proposed temporary diffusion trench. The Engineering Department
will review a detailed construction plan and other information
required of the applicant by the recommended conditions of
approval to determine if the storm sewer meets City standards.
To ensure that the storm sewer meets City standards, the following
could be added to Condition 15:
Furthermore, the applicant shall submit design
criteria, calculations and other information
showing that the proposed storm drainage outfall
will not result in standing water, erosion, or
other injury to the land and is otherwise a legal
discharge.
The Engineering and Community Development Departments generally
share the concern of the NPO that streets within subdivisions
should be public streets as well as the concern that the proposed
development will continue a pattern of piecemeal development of
this area. Nevertheless, the applicant has satisfied the
apF'_icable subdivision approval requirements of the Community
D?.velopment Code and Comprehensive Plan related to:access to the
proposed parcels, even if it might have been preferable from the
standpoint of the NPO and City to have the proposed lots front on
a public street. Specifically, Code Section 18.108.070 permits
private residential access drives serving six or less lots. The
City could deny creation of the private street if the- City found
it essential to have a public street in order to provide a needed
connection of streets or if it was necessary for a public street
to be' developed in order provide access to another parcel.
Neither of these conditions exist in this situation baca»se SW
View Terrace and SW 97th Avenue abut the adjacent under-developed
parcel to the north, thereby providing both the necessary access
as well as the opportunity for a future connection between these
roads.
In addition, as the staff report points out on page 11, the
applicant's intent to keep the existing house on this propei-ty-
makes it difficult to divide this property without locating a
street along its southern edge. It would be difficult to create a
logical and efficient lot pattern from this parcel with a street
along this parcel's southern edge curving northward to connect
with SW View Terrace. If the applicant should reconsider his
intent to keep the existing house on the subject parcel, staff
would strongly recommend that the applicant consider a new plan
that would extend a public street across the majority of the
northern boundary of the parcel intended to connect with SW View
Terrace.
STAFF RECOMMENDATION ON APPEAL: Uphold the Hearings Officer's decision, with
the addition of the above stated addition to condition of approval 15.
ATTACHED MATERIALS:
Vicinity Map.
Appeal form filed by NPO #6 on September 20, 1990.
Minutes of September 19, 1990 NPO #6 meeting.
Hearings Officer's decision dated September 10, 1990.
Staff report to the Hearings Officer.
Preliminary plat for proposed Castile Park subdivision.
NPO #6 August 15, 1990 meeting comments on the proposed
subdivision.
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'LArgD USE DEC SIO APPEAL FILING FORM
The City o Ti and supports the citizen's right- to j
F--ticipate in oal government. Tigard's Land Use
e theref.re sets out specific requirements for
Filing appea s o certain land use decisions. C'•~/®F T'~/'RV
The followin in has been developed to assist- you in ~ i HHRi/
filing an appeal of a land use decision in proper OREGON
form. To determine what filing fees will be required
or to answer any questions you have regarding the
appeal process, please contact the Planning Division
or the City Recorder at 639-4171. [ G
1. APPLICATION BEING APPEALED: S"UlJ
2. HOW DO YOU QUALIFY AS A PARTY: IVr0
3. SPECIFIC GROUNDS FOR APPEAL OR REVIEW: /!/~~w
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n ~Denied As To Form By: Date: Time:
,°eceipt No. Amount:
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13125 SW I-kdl Blvd., P.O. Box 23397, Tigard, Oregon 97223 (503)639-41',
1
NPO #6
MINUTES FROM SEPTEMBER 19, 1990
1. Members in attendance were: Carver, Crow, Davenport, Kasson, and
Mitchell. Excused: Dillin, Clinton and Pasteris.
2. Minutes of the August 15, 1990 meeting approved as written.
3. TRIAD SDR 90-0004/PDR 90-0002
After a lengthy discussion between NPO members and guests: Bruce and
Jan Law. Greg Law, Peter and Dorothy Adamski, Betty Peck, Jane Miller
and Richard and Judy Watson the following motion was made:
NPO #6 appeals the decision made by Planning Commission on TRIAD
DEVELOPMENT SDR 90-0004/ PDR 90-0002 based on the following issues:
1) Opening the North end of 109th; 2) Excessive traffic on a local
street; 3) Grade variance; 4) Restrictions to access of local driveways
(both private and business); 5) Limited access to Durham Road due to
"first option" intersection; 6) property is zoned R-25 and should have
direct access to a major arterial; and 7) No consideration given to the
potential development of the properties to the east of 109th and the
consequences of the increased traffic flow through the existing
neighborhoods East of these properties.
This motion passed unanimously.
4. Lot Line Adjustment MIS 90-0015 Royal Oaks/Beacon Homes. This adjustment
was requested in order to place a sidewalk on the west side of a private
drive instead of the east as originally planned. NPO members reviewed
f~ the request and found no objections with it.
4.j OTHER BUSINESS:
Stephanie Mitchell updated the NPO members on the status of the
Q Castile/McMonagle Subdivision Sub 90-0010. After discussing the
Hearings officer's findings and learning of the surrounding neighbors'
concerns the following motion was made:
NPO #6 appeals the approval with conditions made by Tigard Hearings
Q. Officer on the above referenced application based on the many concerns
of the local residents including the sewer and storm drainage system,
0) the private street and the lot configurations.
3
This motion pass unanimously.
5. The meeting was adjourned at 10:00 PM.
BEFORE THE LAND USE HEARINGS OFFICER
FOR THE CITY OF TIGARD, OREGON
Regarding an applicaiion by Jim Castile for approval of ) FINAL ORDER
a preliminary plat for a 6-lot subdivision in the R-4.5 )
zone for land adjoining SW 97th Avenue-south of ) SUB 90-0010
McDonald Street in the City of Tigard, Oregon ) (Castile Park)
1. SUMMARY OF THE REQUEST
The applicant requests approval of a preliminary plat to subdivide a 1.45-acre parcel into 6
lots ranging from 6,811 to 10,800 square feet. The applicant proposes to construct a
private drive along the south edge of the site to serve the lots. In addition the applicant will
improve SW 97th Avenue adjoining the site. An interim on-site storm water retention
facility is proposed until adjoining land to the north is developed and a storm sewer is
extended to the site.
Staff recommended conditional approval. In the staff report, the staff recommended that
the preliminary plat be limited to 5 lots to comply with minimum lot area requirements. At
the hearing, the applicant argued and the staff agreed that the proposed 6-lot plat could be
approved consistent with minimum lot area requirements. Five area residents testified.
Four expressed objections and concerns regarding the minimum lot size, the need for an
east-west through street in the area, setbacks and buffers, tree removal, storm drainage,
and detrimental impacts on area schools. One neighbor testified in support of the proposal.
s LOCATION: Adjoining the east side of SW 97th Avenue, about 200 feet south of
McDonald Street, WCTM 2S1 11BA, Tax Lot 1301
~.a
APPLICANT: Tim Castile represented by Harris-McMonagle & Associates
PROPERTY OWNER: Jim Castile
SITE AREA: About 1.45 acres
APPLICABLE LAW: Community Development Code Ch. 18-50,18.92,18.108,18.150,
18.160, and 18.164 and Comprehensive Plan policies 2.1.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1,
and 8.1.3
STAFF RECOMMENDATION: Conditionally approve
EXAMINEWS DECISION: Conditionally approved
H. FINDINGS ABOUT SITE AND SURROUNDINGS
A. Site size and shape :
The site is a rectangular parcel about 124 feet north-south and 505 feet east-west and
contains about 1.45 acres.
B. Site location :
The site adjoins the east side of SW 97th Avenue feet south of McDonald Street and
about 180 feet north of Twality Junior High School.
Page 1 - Hearings Officer decision
SUB 90-0010 (Castile Park)
A
(V~ C. Existing uses and structures :
There is a dwelling, garage and associated storage shed on the western portion of the
site. A gravel driveway leads from SW 97th Avenue to the garage.
D. Proposed uses and structures
1. The applicant proposes to divide the site into six lots.
a. Lot 1 will contain about 10,600 square feet and the existing house. It has a lot
width of about 94 feet. The existing garage and shed are proposed for removal.
The preliminary plat notes a new garage will be built to serve the existing home. If
the existing shed is removed from the north side of the house, the house will be
setback about 15 feet from the north property line.
b. Lots 2 through 6 will contain about 7500 square feet and a minimum lot width
of about 67 feet
2. The applicant will build a private drive within a 30-foot easement along the south
edge of the site from 97th Avenue either to the west edge of lot 5 or 6, depending on
how the lot area is computed. A tum-around is proposed at the east end of the
easement. As shown on the preliminary plat, the turn-around would extend onto lot 6;
however, to comply with minimum lot area requirements for that lot, the turn-around
will have to be moved west, because land within a road easement is not counted toward
lot area. The drive will consist of 24 feet of pavement between curbs. A 5-foot
concrete sidewalk will be built on the north side the curb. About 2-1/2 feet of the
sidewalk will be situated within a 10-foot wide easement on the north side of the private
drive easement. The sidewalk may terminate at the point where the drive serves only
two lots, consistent with CDC 18.108.070. If the sidewalk continues east of that
point, City staff recommends the area of the sidewalk be included in the lot area for the
lots it crosses. The remainder of the 10-foot easement will be used for utilities. The
drive within the easement will be setback about 2-1/2 feet from the south property line,
and the applicant will landscape that setback and install a fence at the south edge of the
site to the extent a fence does not exist between the site and land to the south. A fire
hydrant will be situated within the private drive or utility easements.
3. The applicant also will build a storm water drainage systern. See finding ]ELF.
E. Existing and proposed vegetation
There are several fir trees and assorted deciduous trees and other landscaping materials
on the western third of the site and along the east edge of the site. The remainder of the
site is mostly open and grass covered. The proposed development's private street,
utilities, and residences will require the removal of a significant number of frees. The
examiner assumes that the site will be landscaped with vegetation typical of other
developed lots in the vicinity.
F. Topography and drainage :
1. The site slopes from an elevation of about 292 feet in the southwest corner to 268
feet in the northeast corner. No grading plan has been submitted
Page 2 - hearings Officer decision
SUIT 90-0010 (Castile Park)
pplicnt will grant a 20-foot sanitary and stone sewer easement along the north
2. "Flit a a
edge of the site across lots 2 through 6. "Elie applicant will build a 10-inch diameter
storm sewer line and an 8-inch diameter sanitary sewer tine in the easement. Storm
water will flow due east on the paved drive and be directed to an inlet at the east end of
the drive. From there, it will be directed through. a closed pipeline to a 3-foot deep and
roughly 50-foot long storm drainage diffusion trench in the storm sewer easement. The
trench will be filled with 2- to 3-inch rock. Storm water from roof and footing drains
also will be directed to the trench. The applicant testified that individual drainage
trenches may be provided for each lot as well as or instead of the single trench shown
on the preliminary plat. The storm sewer would eventually be linked with a public
storm sewer when development to the north makes this feasible. The storm sewer will
drain to McDonald Creek about 600 feet north when intervening land develops.
G. Plan designation and zoning
The site and vicinity are designated Low Density Residential on the Comprehensive
Plan Map and are zoned R-4.5 (Residential, 4,5 units per acre), except the land to the
northeast known as Mara Court, which is R-7 (Residential, 7 units per acre).
H. Public services and utilities
The site is served by public sewer and water systems. Sewer service is available from
an existing 8-inch line from an existing manhole at the west end of SW View Terrace
northeast of the site. The line will be extended across a 10- to 15-foot easement over
lot 32 in the Penrose Subdivision to the northeast. A 6-inch diameter water line will be
extended from 97th Avenue in the easement for the private drive.
L Streets and access
1. The site has about 124 feet of frontage along SW 97th Avenue, a major collector
street with a 30-foot paved section but no curbs, storm drains, or sidewalks. The
applicant will dedicate 5 feet for the widening of the 97th Avenue right of way and will
widen the street to a standard half=width section with curb and sidewalk on the east
2. There is no direct vehicular connection between 97th and 93rd Avenues south of
McDonald Street and north of Sattler Road.
a. SW View Terrace is about 100 feet north of the east edge of the site. View
Terrace could be extended west to 97th Avenue in the future. If the applicant
dedicated right of way for such an extension along the north edge of the site, it
would facilitate such a connection, but would result in creation of an irregular and,
largely useless remainder tract where the street would have to curve to make the
connection. When adjoining land north of the site develops (TL 1300), View
Terrace could be extended west to 97th Avenue with a less extreme curve, so that it
will not create a largely useless area at the curve.
b. SE Inez Court serves lots south of the site in the Butler Terrace subdivision.
There is no potential for extending that street to 97th Avenue because of intervening
development. There is a pedestrian connection from 97th Avenue to Inez Court
along the north edge of the Twality Junior High School property south of the site.
c. The private drive on the applicant's site cannot be extended directly east to other
{ public streets to the cast because of development to the east.
Page 3 - hearings Officer decision t
SUQ 90-0010 (Castile Park)
i
J. Surrounding land uses
Land to the north is a roughly 100,000 square foot tract that contain one older single
fannily horse. 1 t:, the east and south is divided into urban-sized lots that are ~
developed with single family detached dwellings. There is an oversized lot with a
single family home to the southwest. Land to the west is divided into oversized lots
and is developed with single family detached homes. Twality Junior High School is
about 180 feet south of the site.
III. APPLICABLE APPROVAL STANDARDS
A. Community Development Code.
1. Chapter 18.50 contains standards for the R-4.5 zone. A single family detached
residential unit is a permitted use in the zone. Lots in the zone must comply with the
following dimensional requirements:
Minimum lot size 7500 square feet
Average minimum lot width 50 feet
Front setback 20 feet
Interior side setback 5 feet
Street side setback 15 feet/20 feet for a garage
Rear setback 15 feet
Maximum building height 30 feet
2. Chapter 18.92 contains standards for density. The number of dwelling units
_ permitted is based on the net development area, excluding sensitive land areas and land
dedicated for public roads or parks. To determine the number of lots, multiply the net
development area by the number of units allowed per acre in the zone.
3. Chapter 18.108 allows private streets to serve up to 6 dwelling units subject to
pavement width and improvement standards that vary depending on the number of units
served. A private street serving 6 dwellings is required to have a minimum 24-foot
paved section in a 30-foot easement; curbs and walkways are required except beyond
the point where a private road serves fewer than 3 dwellings. A turn-around is required
for a private street that is more than 150 feet long. A hammerhead tam-around is
permitted if each leg of the hammerhead has a minimum depth of 40 feet and a
minimum width of 20 feet CDC 18.92.020(A) and 18.26 provide that the area used
for private streets does not count toward the area of any lot
4. Chapter 18.150 requires a permit and contains standards for removal of trees having
a trunk 6 inches or more in diameter four feet above the ground on undeveloped land.
A permit for tree removal must comply with the following criteria:
a. The trees are diseased, present a danger to property, or interfere with utility
service or W&Ffic safety;
b. The trees have to be removed to construct proposed improvements or to
otherwise utilize the applicants property in a reasonable manner,
c. The trees are not needed to prevent erosion, instability, or drainage problems;
Page 4 - Hearings Officer decision ~
SUB 90-0010 (Castile Park)
d. The trees are not needed to protect nearby trees as windbreaks or as a desirable
balance between shade and open space;
e. The aesthetic character in the area will not be visually adversely affected by the
tree removal; and
f. New vegetation planted by the applicant, if any, will replace the aesthetic value
of trees to be cut.
5. Chapter 18.160 contains standards for land divisions. To be approved, a
preliminary plat must comply with the following criteria:
a. It must comply with the City's comprehensive plan and the applicable zoning
ordinance and other applicable ordinances and regulations;
b. The proposed plat name tray not be duplicative and must otherwise comply with
the provisions of ORS Chapter 92;
c. The streets and roads shall be laid out so as to conform to the plats of
subdivisions and traps of major partitions already approved for adjoining property
as to width, general direction and in all other inspects unless the City determines it
is in the public interest to modify the street or road pattern.
6. Chapter 18.164 contains standards for streets and utilities.
a. Section 18.164.030(A) requires streets within and adjoining a development to be
dedicated and improved based on the classification of the street.
b. Section 18.164.030(E) provides a major collector street is to have a minimum
60-foofright of way and 44-foot paved section between curbs and sidewalks.
c. Section 18.164.060 prohibits lot depth from being more than 2-1/2 times the lot
width and requites at least 25 feet of frontage on a street.
d. Section 18.164.070 requires sidewalks adjoining all collector streets.
e. Section 18.164.090 requires sanitary sewer service.
f. Section 18.164.100 requires adequate provisions for storm water runoff and
-dedication of easements for storm drainage facilities.
B. Applicable Comprehensive Plan Policies.
1. Policy 2. 1.1 provides the City will assure citizens will be provided an opportunity
for be involved in all phases of inc plarai:.s ^ prat___ss.,
2. Policy 7.1.2 provides the City will require as a condition of development approval
that public water, sewer, and storm drainage will be provided and designed to City
standards and utilities placed underground.
3. Policy 7.3.1 provides the City will coordinate water services with water districts.
C~Page S - Ilearings Officer decision
SUB 90-0010 (Castile Park)
4. Policy 7.4.4 requires all new development to be connected to an approved Sanitary
sewer system.
5. Policy 8.1.1 provides the City will plan for a safe and efficient street and roadway
system that meets current needs and anticipated future growth and development.
6. Policy 8.1.3 provides the City will require as a precondition of approval that:
a. Development abuts a dedicated street or has other adequate access;
b. Street right of way shall be dedicated where the street is substandard in width;
c. The developer shall commit to construction of the streets, curbs and sidewalks to
City standards within the development;
d. The developer shall participate in the improvement of existing streets, curbs, and
sidewalks to the extent of the development's impacts;
e. Street improvements shall be made and street signs or signals shall be provided
when -the development is found to create or intensify a traffic hazard.
1V. HEARING, TESTIMONY, AND NPO & AGENCY COMMENTS
A. Hearing.
The examiner received testimony at the public hearing about this application on August
28, 1990. A record of that testimony is included herein as Exhibit A (Parties of
Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These
exhibits are filed at the Tigard City Hall.
B. Summary of testimony.
1. Jerry Offer testified for the City and summarized the staff report and
recommendation. He modified the written staff report to recommend approval of a b-
lot land division, provided the private street and turn-around are redesigned so that all
lots comply with minimum dimensional standards and recommended that the area used
for sidewalk east of the point where such sidewalks are required be counted toward lot
area: -
2. Tun Castile and Bill McMonagle testified for the applicant. Mr. Castile introduced a
photograph showing the shed to be removed and testified that the house will be setback
at least 15 feet from the north property line once the shed is removed. He and Mr.
McMonagle testified that they could modify the private street to reduce its width and to
relocate the hammerhead turn-around so the 6 lots do comply with minimum lot size
requirements. Mr. Castile also testified that the lots are laid out to minimize adverse
effects on the views and privacy of torts to the soudt.
3. Stephanie Mitchell, Don Ferguson, James Long, and Lynn Worth testified against
the subdivision. In general their concerns were as follows:
a. The subdivision reflects a cookie-cutter approach to land development, continues
the proliferation of dead-end streets in the area, and does not address adequately the
integration of cross-streets. The applicant should be required to provide right of
Page 6 - Hearings Officer decision
SUR 90-0010 (Castile Park)
way along the north edge of the site so View Terrace can be extended west. The
proposed street system violates policy 8.1.1, because it does not result in an
efficient anal safe street systern.
b. Stom-i drainage from the site will change as a result of the proposal. During
peak storms, storm water will flow over adjoining property to the north rather than
northeast as it does now.
c. Schools cannot accommodate more growth.
C. NPO and Agency Comments.
1. NPO #6 expressed concern about the impact of the street configuration on
circulation, voicing concerns articulated by Ms. Mitchell in her testimony.
2. The City Engineering Division recommends approval of the private street;
establishment of the storm drain system as a private sewer, connection of the private
storm system to a public storm sewer when feasible; and enforcement of surface water
management regulations.
3. The City Building Division recommends acquisition of a demolition permit before
removal of structures :Yom the site; submission of utility locations and appropriate
easements; and extension of the storm drainage system to the public storm sewer.
4. Tigard School District noted its concern regarding growth in the area generally as it
relates to school capacity. It recommends prospective purchasers be advised that
students may have to be bused to other schools or placed in portable classrooms.
5. The Fire Department recommended the fire hydrant be situated at he intersection of
the private drive with 97th Avenue.
V. EVALUATION OF REQUEST
A. Compliance with Community Development Code.
1. The proposed lots comply with the use standards of the R-4.5 zone, because they
will be used for single family detached dwelling units.
2. The lots so or can comply with the dimensional standards of the R-4.5 zone,
provided the private drive and turn-around are redesigned, because they each will
contain at least 7500 square feet and a minimum average lot width of 54 feet. the
existing structure on lot 1 violates setback requirements; therefore, a condition is
warranted requiring removal of the offending portion of that structure. A condition also
is warranted requiring the applicant to obtain a demolition permit for structures removed
from the site.
3. The proposed subdivision complies with the density standards of Chapter 18.92,
because the developable area of the site divided by 4.5 units per acre equals 6.3 lots.
4. The applicant will remove a significant number of mature trees to provide for public
rights of way and utilities. A condition is wan-anted prohibiting the applicant from
removing trees 6 inches or more in diameter four feet above the ground from the site
until the applicant applies for and receives a tree cutting pen-nit pursuant to that chapter.
Page 7 - Hearings Officer decision
SUB 90-0010 (Castile Park)
5. T'hc proposed subdivision complies with Chapter 18.160, because:
a. It complies with the Comprehensive plan map designation of the site, the
applicable plan policies, the regulations of the R-4.5 zone, and other applicable
regulations.
b. The proposed name of the subdivision is not duplicative.
c. The road on the site is adequate to serve the site and cannot be extended off-site
efficiently. Although a road along the north edge of the site could be designed to
join View Terrace, it will contain a curve that is more extreme and results in less
useable land area than would extension of that street due west across tax lot 1300
when- that lot develops. The Code does not authorize the hearings officer to require
this applicant to provide an access plan for the area to solve the cross-circulation
problems evident in the community. That responsibility falls on the City in its case-
by case review of proposed development. Whether that policy is most efficacious
is not relevant to the review of this subdivision nor within the jurisdiction of the
hearings officer.
6. The proposed subdivision complies with Chapter 18.164, because:
a. The applicant will dedicate for and improve the public road adjoining the site to
City standards.
b. Lots are not more than 2-1/2 deeper than the lot width and have at least 25 feet of
frontage on a street
c. The public street and the private street on the site will be improved with
sidewalks at least to the point where the street serves only 2 lots.
d. All lots will be served by public sanitary sewer and a storm drainage system.
Conditions are warranted requiring granting of easements for the storm sewer
system and other utilities where they cross private property, and requiring the
applicant to submit a plan showing the location of existing utilities that will be
retained.
B. Compliance with Comprehensive Plan policies.
1. The subdivision complies with Policy 2.1.1, because notice of the application or
hearing was provided to the neighborhood planning organization in the area and to
owners of property in the vicinity of the site. The concerns raised by the NPO and
neighbors have been considered in reaching this decision. Although the development
does not result in cross-circulation, it is consistent with the Comprehensive Plan to
develop the site with a private "dead-end" street
2. The subdivision complies with Policies 7.1.2, 7.3.1, and 7.4.4, because the
applicant will extend public sewer and water system to the site, will provide a storm
water drainage system on the site, and will provide underground utilities. Detailed
public facility improvement plans need to be prepared and approved.
3. The subdivision complies with Policy 8.1.1 and 8.1.3, because the street system on
and adjoining the site will be improved to City standards or modified as permitted.
Page 8 - Hearings Officer decision
SUB 90-0010 (Castile Park)
VI. SITE VISIT BY EXAMINER
The examiner visited the site and area that could be affected by the proposed change.
VII. CONCLUSION AND DECISION
The examiner concludes that the proposed subdivision will promote the general welfare of
the City, and will not be significantly detrimental nor injurious to surrounding land uses,
provided development that occurs after this decision complies with applicable local, state,
and federal law.
r
In recognition of the findings and conclusions contained herein, and incorporating the Staff
Report and other reports of affected agencies and public testimony and exhibits received in
this matter, the examiner hereby approves SUB 90-0010 (Castile Park), subject to the
following conditions:
UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE SATISFIED AND
COMPLETION OF PUBLIC IMPROVEMENTS FINANCIALLY SECURED PRIOR TO
RECORDING THE FINAL PLAT W1TI-1 WASHINGTON COUNTY.
1. The applicant shall submit two (2) sets of detailed public improvement plans and
profile construction drawings to the Engineering Department for preliminary review and
approval- The applicant shall submit seven (7) sets of approved drawings and one (1)
itemized construction cost estimate. The plans and estimate shall be prepared by a
professional engineer licensed in Oregon These plans are in addition to plans required
by the Building Division and should include only those sheets relating to public
improvements. Contact John Hagman, Engineering Department, 639-4171. `
2. Building permits will not be issued and construction of proposed public
improvements shall not commence until after the Engineering Department has reviewed
and approved the public improvement plans and a street opening permit or construction
compliance agreement has been executed The applicant shall provide a 100%
performance assurance or letter of commitment and a developer-engineer agreement,
and shall pay a permit fee and a sign installation/saw light fee. Contact John Hagman
3. The applicant shall dedicate to the City right of way as necessary for a 30-foot half-
width for 97th Avenue adjoining the site frontage. The description of the dedication
shall be tied to the existing right of way centerline. The dedication shall be on City
4orms. Instructions are available from the Engineering Department. Contact John
Flagman.
4. The applicant shall make standard half-width improvements to 97th Avenue
adjoining the site, including sidewalk, driveway apron, curb, asphaltic concrete
pavement, sanitary sewer, storm drainage, street lights, and underground utilities.
Improvements shall be designed and built to collector street standards and shall
conform to the alignment of existing adjacent improvements or to an alignment
approved by the Engineering ~3epartmenL Contact Gary Alfson.
5. The applicant shall submit plan and profile drawings and cross section details of the
proposed private street and storm drain system as part of the public improvement plan.
Contact Gary Alfson.
Page 9 - Hearings Officer decision
SUB 90.0010 (Castile Park)
6. The applicant shall submit a method for maintenance of the private street and stonn
water drainage system, such as a homeowners association. The plan and method shall
be approved by the Planning Division. Contact Jerry Offer.
7. The applicant shall post the private atreet with signs prohibiting parking on one side.
A sign noting the drive is private shall be posted at the drive's intersection with 97th
Avenue. A note shall be placed on the plat that the street is private.
8. All lots shall contain a minimum of 7500 square feet exclusive of public right of
way and private easements for road and sidewalk purposes, provided the area of an
easement for sidewalk may be counted toward the area of adjoining lots beyond the
point where the road serves only two dwellings. Minimum setbacks shall be:
Front setback 20 feet
Interior side setback 5 feet
Street side setback 15 feet/20 feet for a garage
Rear setback 15 feet
Garage, comer yard, and front yard setbacks shall be measured from the individual
lot/casement boundary for all lots fronting the private street. Contact Brad Roast.
9. The applicant shall locate driveway cuts at least 30 feet from intersection right of
way lines and at least 5 feet from property lines. Contact John Hagman.
10. The applicant shall submit sanitary and storm drainage details as part of the public
improvement plans. Plans shall include calculations and a topographic map of the
storm drainage Basin. Calculations shall be based on full development of the
serviceable area. The location and capacity of existing, proposed, and future lines shall
be noted.. Contact Greg Berry, Engineering Department, 639-4171.
11. The applicant shall show that storm water rtutoff can be discharged into the
existing drainageway without increasing the flow of storm water off-site more than the
flow from the property in its undeveloped condition. Contact Greg Berry.
12. The applicant shall submit a grading plan showing existing and proposed contours.
13. The applicant shall submit and receive approval of an erosion control plan as part
of the prlblic improvement drawings. The plan shall conform to "Erosion Control
Plans - Technical Guidance Handbook," November, 1989. Contact Greg Berry.
14. The applicant shall obtain a tree cutting permit before removing any trees from the
property. Tree removal permits will be issued in two stages: private street area
preparation and lot preparation. The applicant shall provide an arborist to review the
plans for grading and tree protection. The arborist or City may prescribe protective
measures for trees to be retained on the site. A copy of the tree removal permit shall be
available on-site during all tree removal and grading activities. Contact Jerry Offer.
15. The applicant shall obtain a demolition permit before recucng existing buildings
on the site. Contact Brad Roast
16, The applicant shall submit a plan showing utilities for existing buildings. If the
utilities cross new property lines, then the applicant shall grant utility easements as
needed. Contact Brad Roast.
Page 10 - Hearings Officer decision
SUB 90-0010 (Castile Park)
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SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS
RECORDED WITHIN 18 MONTH OF THE EFFECTIVE DATI OF THIS D13C,IS(ON.
D TE is 7th day of ber, 1990.
Larry Epstein, g cer '
Page II _ !leanings Officer decision
SUB 90-0010 (Castile Park) }
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I
AGENDA ITEM 2.3
STAFF REPORT TO THE HEARINGS OFFICER
TUESDAY, AUGUST 28, 1990 - 7:00 PM
TIGARD CITY HALL - TOWN HALL
13125 SW HALL BLVD.
TIGARD, OR 97223
I. SUMMARY OF THE REQUEST
CASE: Subdivision SUB 90-0010
SUMMARY: The applicant requests preliminary plat approval to subdivide one
parcel"of approximately 1.45 acres into 6 parcels ranging from 7,500
to 10,800 square feet in size.
COMPREHENSIVE PLAN DESIGNATION: Low Density Residential
ZONING DESIGNATION: R-4.5 (Residential, 4.5 units/acre)
APPLICANT/OWNER: Jim Castile
PO Box 23702
Tigard, OR 97223
REPRESENTATIVE: Bill McMonagle
Harris-McMonagle & Assoc.
12555 SW Hall Blvd.
Tigard, OR 97223-6287
LOCATION: 14380 SW 97th Avenue (WCTM 2S1 11BA, Tax Lot 1301)
APPLICABLE LAW: Community Development Code Chapters 18.50, 18.92, 18.100,
18.108, 18.150, 18.160, 18.164, and Comprehensive Plan
Policies 2.1.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3
STAFF RECOMMENDATION: Conditionally approve a five lot subdivision following
the basic layout submitted for the six lot subdivision.
II. FINDINGS ABOUT SITE AND SURROUNDINGS
A. Site size and shape:
Tax lot 1301 is a rectangular shaped parcel on the east side of SW 97th
Avenue. The site is approximately 124 feet north-south by 505 feet east-
west containing approximately 1.44 acres.
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 1
B. Site location:
i
The site is situated approximately 180 feet north of Twalit'y Junior High
School on the east side of SW 97th Avenue.
C. Existing uses and structures:
There is a dwelling and garage located on the western portion of the site.
A gravel driveway leads from SW 97th Avenue to the garage. There are
several fir trees and assorted deciduous trees and other landscaping
materials on the western one-third of the site. The remainder of the site
is mostly open and grass covered.
D. Proposed uses and structures:
The applicant proposes to divide the site into six lots. Lot 1 is intended
to contain the existing house. The existing garage and shed are proposed
for removal. The preliminary plat notes that a new garage is intended to
be constructed to serve the existing home.
The preliminary plat calls for six lots to be served by a private drive
that will be located along the southern edge of the site- The private
drive will be located within a 30 foot wide access tract and will contain a
3 foot wide landscaped area adjacent to the developed lots to the south, 24
C4 feet of pavement with curbs on each side, and a 5 foot wide concrete
sidewalk along the north side of the private drive, The sidewalk is
intended to straddle the boundary between the access tract and lots 1
through S. The portion of the sidewalk which would be located on lots 1
through 5 will be located within a 10 foot wide sidewalk and utility
easement. The' proposed drive is intended to terminate in a modified
hammerhead turnaround on its eastern end. One leg of the turnaround is
intended to be placed in an easement on proposed lot 6.
E. Topography and drainage:
The site slopes from an elevation of approximately 292 feet in its
southwestern corner to 268 feet in its northeastern corner. No grading
plan has been submitted.
The preliminary plat notes that a 10 inch diameter storm sewer will be
placed within an easement along the northern boundaries of proposed lots
2 through 6 draining to a storm drainage diffusion trench on the northern
portion of proposed lot 6. A 20 foot wide sanitary and storm sewer
easement is intended to be located along the lots' northern boundaries.
F. Plan designation and zoning:
The site and adjoining properties are designated Low Density Residential on
the Comprehensive Plan Map. Properties to the north, east, and south are
C zoned R-4.5 (Residential, 4.5 units/acre). Properties to the west across
SW 97th Avenue are zoned R-3.5 (Residential, 3.5 units/acre).
e
HEARINGS OFFICER - SUS 90-0010 - CASTILE PAGE 2
I
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G_ Public services and utilities:
The site will be served by public sanitary sewer and water systems. An
8 inch sanitary sewer line will be extended from an existing manhole at the
west end of SW View Terrace i-o the northeastern corner of the subject site.
The sanitary sewer is intended to be located through an easement to be
acquired from lot 32 in Penrose Terrace subdivision to the east. The
sanitary sewer will extend westward within the 20 foot sanitary and storm
sewer easement to be located on the north end of proposed lots 2 through 6.
A 6 inch water line is proposed to be placed within the proposed private
drive extending eastward from an existing water line within SW 97th Avenue.
H. Streets and access:
The site has approximately 124 feet of frontage along SW 97th Avenue. SW
97th Avenue is classified as a major collector street by the Comprehensive
Plan Transportation Map. The street presently has approximately 30
feet of pavement width with no curbs, storm drains, or sidewalk. The
preliminary plat notes a 5 foot right-of-way dedication along the site's
western edge. The preliminary plat also notes that an expanded half
street improvement will be constructed along the frontage of SW 97th
Avenue.
C As previously noted, access to the proposed six lots is intended to be
provided by a 24-foot wide private drive to extend eastward from SW 97th
Avenue along the subdivision's southern edge.
I. Surrounding land uses:
The Butler Terrace subdivision which includes single family residences
built on lots close to 7,500 square feet in size is located to the south.
In addition, Tax Lot 1401 to the south is developed with a single-family
residence and has a potential to be redivided to create one additional lot.
Penrose Terrace Subdivision is located to the east. This subdivision
contains single family residences on lots averaging approximately 8,000
square feet in size. Parcels to the west of the site across SW 97th Avenue
are substantially larger than the minimum lot size for the zone, although
all contain single family residences. Parcels to the north of the proposed
subdivision are substantially larger than the minimum lot size for the zone
and most contain single family residences. A subdivision application has
been submitted for review by the City of Tigard Planning Commission for
approximately 2.4 acres located approximately 325 feet north of this
subject site.
III. APPLICABLE APPROVAL STANDARDS
A. Community Development Code.
1. Chapter 16.50 contains standards for the R-4.5 zone. A single-family
detached residential unit is a permitted use in the zone. Lots in the
zone must comply with the following dimensional requirements:
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 3
Minimum lot size 7,500 square feet
Average minimum lot width 50 feet
Front setback 20 fcct
Interior side setback 5 feet
Street side setback 15/20 feet for a garage
Rear setback 15 feet
Maximum building height 30 feet
2. Chapter 18.92 contains standards for density. The number of dwelling
units permitted is based on the net development area, excluding
sensitive land areas and land dedicated for public roads or parks, or
for private roadways. To determine the number of lots, multiply the
net development area by the number of units allowed per acre in the
zone.
3. Chapter 18.108 .allows private streets to serve up to six dwelling
units subject to pavement width and improvement standards that vary
with the number of dwelling units served. Turnaround areas are
required for private streets in excess of 150 feet in length.
4. Chapter 18.150 requires a permit and contains standards for removal of
trees having a trunk 6 inches or more in diameter four feet above the
ground on undeveloped land. A permit for tree must comply with the
following criteria:
a. The trees are diseased, present a danger to property, or
interfere with utility service or traffic safety;
b. The trees have to be removed to construct proposed improvements
or to otherwise utilize the applicant's property in a reasonable
manner;
C. The trees are not needed to prevent erosion, instability, or
drainage problems;
d. The trees are not needed to protect nearby trees as windbreaks
or as a desirable balance between shade and open space;
e. The aesthetic character in the area will not be visually
adversely affected by the tree removal; and
f. New vegetation planted by the applicant, if any, will replace the
aesthetic value of trees to be cut.
5. Chapter 18.160 contains standards for land divisions. It allows
phased development, provided construction is initiated within eighteen
months of the approval and construction of each phase does not exceed
a 2 years. To be approved, a preliminary plat must comply with the
following criteria:
a. It must comply with the City's Comprehensive Plan and the
applicable zoning ordinance and other applicable ordinances and
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 4
regulations;
b. The proposed plat name is not duplinative or otherwise satisfies
the provisions of ORS Chapter 92;
C. The streets and roads are laid out so as to conform to the plats
of subdivisions and maps of major partitions already approved for
adjoining property as to width, general direction and in all
other respects unless the City determines it is in the public
interest to modify the street or road pattern
6. Chapter 18.164 contains standards for streets and utilities.
a. Section 18.164.030(A) requires streets within and adjoining a
development to be dedicated and improved based on the
classification of the street. A future improvement guarantee may
be accepted in lieu of improvements, among other reasons, if:
(1) A partial improvement is not feasible due to the inability
to achieve property (sic) design standards; or
(2) A partial improvement may create a potential safety hazard
to motorists or pedestrians
b. Section 18.164.030(E) requires a local street to have a minimum
50-foot right-of-way and 34-foot paved section between curbs and
sidewalks..
C. Section 18.164.030(F) requires a reserve strip and barricade at
the end of a dedicated street that can be extended off-site-
d. Section 18.164.030(J) allows partial street improvement "where
essential to reasonable development when in conformity with the
other requirements of these regulations, and when it will be
practical to require the improvement of the other half when the
adjoining property [is] developed."
e. Section 18.164.030(M) requires local street grades of 12% or
less.
f. Section 18.164.060 prohibits lot depth from being more than 2
times the lot width and requires at least 25 feet of frontage on
a -street.
g- Section X18.164.070 requires sidewalks adjoining all local
residential streets.
h. Section 18.164.090 requires sanitary sewer service.
i. Section 18.164.100 requires adequate provisions for storm water
runoff and dedication of easements for storm drainage facilities. 3
HEARINGS OFFICER - SUB 90-0010 - CASTILE PACE 5
1
B. Applicable Comprehensive Plan Policies.
i
1. Policy 2.1.1 provides the City will assure citizens will be provided
an opportunity to be involved in all phases of the planning process.
2. Policy 7.1.2 provides the City will require as a condition of
development approval that public water, sewer, and storm drainage will
be provided and designed to City standards and utilities placed
underground.
3. Policy 7.3.1 provides the City will coordinate water services with
water districts.
4. Policy 7.4.4 requires all new development to be connected to an
approved sanitary sewer system.
5. Policy-8.1.1 provides the City will plan for a safe and efficient
street and roadway system that meets current needs and anticipated
future growth and development.
6. Policy 8.1.3 provides the City will require as a precondition of
approval that:
a. Development abuts a dedicated street or has other adequate
access;
b. Street right-of-way shall be dedicated where the street is
substandard in width;
C. The developer shall commit to construction of the streets, curbs
and sidewalks to City standards within the development.
d. The developer shall participate in the improvement of existing
streets, curbs,- and sidewalks to the extent of the development's
impacts;
e. Street improvements shall be made and street signs or signals
shall be provided when the development is found to create or
intensify a traffic hazard.
IV. NPO & AGENCY COMMENTS
1. The City of Tigard Engineering Department has reviewed the proposal and
offers the following comments:
a. Access to the site is provided by a private street from SW 97th
Avenue. The proposed street meets the requirements of subsection
18.108.070 A of the Code. SW 97th is a major collector street that
is not improved with curb and sidewalk along the frontage of the site.
The applicant has submitted a report showing the adequancy of the
sight distance from private street along SW 97th Avenue.
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 6
b. Because of difficult maintenance, the proposed public storm sewer
along the back lot lines should be a private sewer. Upon development
of the parcel to the north, the Proposed storm drainage diffusion
trench may be abandoned and the private storm sewer may be extended
to a public storm sewer.
C. Sanitary sewer service is provided by an existing line in SW View
Terrace. Access for maintenance vehicles to the manhole in the
proposed easement east of the site is required.
d. The Unified Sewerage Agency has established and the City has agreed to
enforce, (Resolution No.90-43) surface water management regulations
requiring the construction of on-site water quality and quantity
facilities are not required at this site and only a fee in lieu of the
construction of on-site water quality facilities should be assessed.
2_ The City of Tigard Building Division has reviewed the proposal and has
commented that:
a. A demolition permit is required prior to removal of the existing
garage and shed.
b. The applicant must provide a drawing showing a location of utilities
for the existing residence. If the utilities will cross proposed
property lines, easements must be provided.
C. The proposed storm drain diffusion trench does not appear to be an
appropriate way to provide for storm drainage for an entire
subdivision. The Building Division feels that the applicant should be
required to extend the storm drain to a public facility.
3. The Tualatin Valley Fire and Rescue District- has reviewed the proposal and
has commented that the proposed fire hydrant should be relocated to the
intersection of the private drive and SW 97th Avenue.
4. Tigard School District has noted concerns with its ability to maintain the
current level of educational programs and school facilities as a result of
rapid growth throughout the district. The projected enrollment resulting
from the proposed subdivision is 2 students at Templeton Elementary School
and 1 student at -Twality Junior High. W":~in combined with other recent
proposals on file with the school district, the total projected enrollment
increase is 72 students at Templeton and 99 students at Twality. This
exceeds the design capacity of both schools. Further, the District cannot
guarantee that the new schools which are planned to open in 1992 will have
the design capacity to serve these proposed developments if the rate of
growth continues to increase. Prospective home buyers should be advised
that students may have to be bused to other schools or placed in portable
classrooms.
/ 5. NPO Q6 has reviewed the proposal and has commented that the NPO has
concerns regarding the effect this proposal may have on the future
extension of SW View Terrace from the east. The NPO raised concerns
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 7
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7
regarding the future street pattern in this area at the time that the
Butler Terrace subdivision proposal was reviewed several years ago. The
NPO members are unhappy to see possible additional piecemeal development in
this area further reducing the possibibility of a connection between SW
97th Avenue and the developed neighborhood to the east. The NPO does not
find that approval of this proposal would be consistent with Plan policy
8.1.1 which promotes a safe and efficient street system.
6. The Tigard Water District, Metropolitan Area Communication Commission,
(cable television), and PGE have reviewed the proposal and have offered no
comments or-objections.
7. No other comments have been received.
V. EVALUATION OF REQUEST
A. Compliance with Community Development Code.
1. The proposed lots comply with the use standards of the R-4.5 zone
because they are intended to be used for single family detached
dwelling units. The lots as shown on the preliminary plat, however,
are not consistent with the dimensional standards of the R-4.5 zoning
district.
Proposed lot 6 as shown is only 6,811 square feet in size whereas 7500
square feet is the minimum lot size for the R-4.5 zoning district.
The applicant's engineer has not deducted the 747 square feet of
private street turnaround area intended to cover an access easement
from the net lot area to determine the net developable area. The
turnaround is required as part of the private street as per Code
Section 18.108.070.C. • Code Section 18.92.020.A requires that -(Ajll
land proposed for private streets...- be subtracted from the gross
site to determine net developable area. Likewise, Code Section
18.162.050 states that in the case of a flag lot, the accessway may
not be included in the lot area calculation. The Code clearly does
not intend for required access areas to be included within the minimum
required lot area. Staff therefore finds that this lot as shown does
not meet the minimum lot size of the zone. Likewise, lots 3, 4 and 5
are not consistent with the minimum lot size standard because the area
covered by the required sidewalk has not been deducted from the gross
lot area. If the three foot wide area to be covered by sidewalk is
deducted, these lots would be less than 7500 square feet in size. The
subdivision plat must be revised so that all lots meet the minimum lot
Ri ze.
In addition, the house that would remain on proposed lot 1 would not
satisfy the fifteen foot rear yard setback required in this zoning
district. The required rear yard may be on either the north or east'
C
side of this house because it would be located on a corner lot. As
HEARINGS OCFICER - SUB 90-0010 - CASTILE PAGE 8
shown., tho setback would be approximaL-ely Len feet on both of these
sides. The lot line between lots 1 and 2 will need to be shifted
eastward so that a minimum setback of fifteen feet is provided or else
the house must be moved or removed prior to recording a subdivision
plat.
In order to resolve both the minimum lot size and setback problems
described above, as well as to avoid the creation of unusual shaped
lots, staff recommends that approval of the preliminary plat be
conditioned upon lot 1 being increased in size to at least 15000
square-feet so that setbacks can be met for the present time with the
possibility of the lot being re-divided in the future upon the house
either being removed or relocated. This would also allow the other
lots to be increased in size to satisfy the minimum lot size of the
R-4.5 zone. While this would result in only five lots being created
at this time rather than the six proposed, re-division of lot 1 would
fulfill the full housing opportunity of the parcel.
2. The proposed subdivision complies with the density standards of
Chapter 18.92 because the net developable area of the site divided by
4.5 units per acre equals an opportunity for 6.3 units.
3. The proposed subdivision is consistent with Chapter 18.108 because the
proposed private street is of an appropriate width for the number of
dwelling units to be served, contains a sidewalk and turnaround area,
and is provided with a three foot wide strip along its south side for
landscaping to buffer the impacts of the private street upon
residential uses to the south. A landscaping plan for this strip
should be submitted for staff review and approval prior to recording
the plat.
4. Chapter 18.150 requires that the number of trees over six inches in
diameter that are removed during the course of construction be
minimized. The proposed development's private street, utilities, and
residences will require the removal of a significant number of trees.
However, the number of trees removed should be minimized through
careful study of the site to be accomplished through phased tree
removal. Initial tree removal shall be limited to the proposed public
right-of-way expansion and the private street area. Individual lots,
potential driveway locations, and potential building sites will then
be easier to see. The developer and City staff can then identify
which trees will need to be removed to construct residences on the
lots. The developer shall provide the services of a certified
arborist for this analysis. Care should be taken to retain as many
mature trees as possible through careful site planning, curved
driveways around trees, and care during the aite development process.
Minimizing— --tree removal should be a benefit to the proposed
development in both increased property values as well as atmosphere.
No tree removal may occur prior to Planning Division review and
approval of a tree removal permit.
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 9
5. The proposed subdivision complies with Chapter 18.160 because:
i
a. The proposed subdivision complies with the Comprehensive Plan Map
designation density opportunity for the site and with the
applicable plan policies except as noted below, the regulations
of the R-4.5 zone except as noted above, and other applicable
regulations;
b. The proposed name of the subdivision, Castile Park, is not
duplicative;
C. The private road into and adjoining this site conforms with the
typical road pattern in the-area.
6. The proposed subdivision complies with Chapter 18.164 because:
a. The applicant will dedicate additional right-of-way for and
improve the SW 97th Avenue frontage of the site to City
standards.
b. The proposed private drive is consistent with City of Tigard
private roadway standards.
B. Compliance With Comprehensive Plan Policies
1. The subdivision is consistent with Policy 2.1.1 because notice of the
application and the public hearing on this item was provided to the
neighborhood planning organization and to owners of property in the
vicinity of the site. The proposed site has been posted with a sign
noting that a land use or development application on this site was
pending. Although the development changes the existing character of
this site, it is consistent with the Comprehensive Plan to develop
this site for housing and proposed densities so that expected
population growth can be accommodated in the urban area.
2. This subdivision complies with Policy 7.1.2, 7.3.1, and 7.4.4 because
the applicant will extend public sewer and water systems to this
site and will provide for underground installation of phone,
electricity, and cable television lines. Although staff concurs with
the Building Division's concern regarding the proposed storm drainage
diffusion trench for this size of a development, staff defers to the
Engineering Division's recommendation to allow the diffusion trench as
a temporary system if the applicarit's detailed storm drainage analysis
(recommended to be required as condition of approval 15, page 13)
indicates the adequacy of such a method. It is recommended that the
proposed private storm drainage system be replaced with a connection
to a public storm sewer when storm sewer development in the area makes
this feasible. If the Engineering Division's review of the storm
drainage analysis finds the diffusion trench to be inadequate, a
public storm sewer extension may be necessary or an alternative
private drainage system(s) may need to be provided.
t
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 10
3. The subdivision complies with policy 8.1.1 and 8.1.3 because the
proposed improvements to the public street adjoining this site will be
consistent with City of Tigard standards and will be developed to the
full major collector street width called for by the functional
classification of SW 97th Avenub. The Engineering Division has
confirmed that adequate sight distance will exist along SW 97th
Avenue for the private street intersection.
Staff shares the concerns raised by NPO #6 with regard to the effect
this proposal may have upon the possibility of public street
connections between the neighborhood to the east and SW 97th Avenue.
The proposed subdivision would further restrict opportunities for
making such a connection but would not preclude the final opportunity
for a connection; therefore, staff is not willing to assert that this
proposal is sufficiently inconsistent with this policy so as to
mandate a public street connection through this property. The
applicant's intent to keep the existing house on this property makes
it difficult to divide this property without locating a street along
its southern edge. It would be difficult to create a logical and
efficient lot pattern from this parcel with a street along this
parcel's southern edge curving northward to connect with SW View
Terrace. If the applicant reconsiders keeping the existing house,
however, staff would strongly recommend that a public street extend
across the majority of the northern boundary of the parcel intended
to connect with SW View Terrace.
VI. CONCLUSION AND RECOMMENDATION
The staff concludes that the proposed subdivision with modifications, will
promote the general welfare of the City and will not be significantly
detrimental nor injurious to surrounding land uses, provided development that
occurs complies with applicable local state and federal laws.
Staff recommender however, that reconfiguration of the proposed subdivision be
required to increase the size of proposed Lot 1 to at least 15,000 square feet
so as to accommodate a possible future partitioning as well as to allow the
existing house to comply with the rear yard setback-requirements of the R-4.5
zone. In addition, staff. recommends that the sidewalk and entire hammerhead
turnaround area be included within the common tract for the private drive. All
lots must meet the minimum required lot size of 7500 square feet for the R-4.5
zoning district. These modifications will require that the subdivision be
limited to five lota.
Staff recommends approval of this subdivision proposal subject to the
recommended conditions which follow:
UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE SATISFIED AND PUBLIC
IMPROVEMENTS SHALL BE COMPLETED OR COMPLETION SHALL BE FINANCIALLY ASSURED
PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY.
1. The preliminary plat shall be limited to creation of five (5) lots. ALL
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 11
l
lots shall be fully dimensioned on the plat and shall be consistent with
R-4.5 zone dimensional requirements. A minimum rear yard setback of 15
feet shall exist for the existing house. STAFF CONTACT: Jerry Offer,
Planning Division, (639-4171).
2. A demolition permit shall be obtained from the Building Division prior to
demolition of the existing garage and shed. STAFF CONTACT: Brad Roast,
Engineering Division, (639-4171).
3. The applicant shall post a letter of assurance guaranteeing that a minimum
of one covered parking space will be provided for the existing house.
STAFF CONTACT: Jerry Offer, Planning Division, (639-4171).
4. The applicant shall submit a plan showing utility locations for the
existing dwelling. If the utilities will cross proposed property lines,
utility easements shall be granted as required. STAFF CONTACT: Brad
Roast, Engineering Division, (639-4171).
5. Any tree removal or grading on this property must be approved by the
Planning Division through approval of a tree removal permit and approval of
the grading plan. Trees over six inches in diameter shall be removed only
as necessary to construct streets, utilities, and residences. Tree removal
permits will be necessary for two stages: private street area preparation
and lot preparation. The applicant shall provide for an.arborist to review
the plans for grading and tree protection. The arborist or the Planning
Division may prescribe protective measures for trees to be retained on the
site. A copy of the tree removal permit shall be available on-site during
all tree removal and grading activities. STAFF CONTACT: Jerry Offer,
Planning Division (639-4171).
6. The private street shall be signed for no parking on one side. A sign
noting that the drive is private shall be posted at the drive's
intersection with SW 97th Avenue. STAFF CONTACT: John Hagman, Engineering
Division (639-4171).
7. Minimum building setbacks on all parcels shall be as follows:
front yard - 15 feet
corner yard -10 feet
garage - 20 feet
side yard -5 feet
rear yard - 15 feet
Garage, corner yard, and front yard setbacks shall be measured from the
individual parcel/access tract boundary for all lots fronting on the
private street. STAFF CONTACT: Brad Roast, Building Division (639-4171).
8. Two (z) sat= of detailed public improvement plans and profile construction
drawings shall be submitted foz p climinary review to the Engineering
Department. Seven (7) sets of approved drawings and one (1) itemized
construction cost estimate, all prepared by a Professional Engineer, shall
be submitted for final review and approval (NOTE: these plans are in
addition to any drawings required by the Building Division and should only
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 12
I
include sheets relevant to the public improvements. STAFF CONTACT: John
Hagman, Engineering Department- (639-4171).
9. Building permits will not be issued and construction of proposed public
improvements shall not commence until after the Engineering Department has
reviewed and approved the public improvement plans and a street opening
permit or construction compliance agreement has been executed. A 100
percent performance assurance or letter of commitment, a developer-
engineer agreement; the payment of a permit fee, a fee in lieu of the
construction of an on-site water quality facility and a sign
installation/streetlight fee are required. STAFF CONTACT: John Hagman,
Engineering Department (639-4171).
10. Additional right-of-way shall be dedicated to the public along the SW 97th
Avenue frontage to increase the right-of-way to 30 feet from the
centerline. The description shall be tied to the existing right-of-way
centerline. The dedication document shall be on City forms. Instructions
are available from the Engineering Department. STAFF CONTACT; John
Hagman, Engineering Department (639-4171).
11. Standard half-street improvements, including concrete sidewalk, driveway
apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage,
streetlights, and underground utilities shall be installed along the
frontage. Improvements shall be designed and constructed to street
standards and shall conform to the alignment of existing adjacent
improvements or to an alignment approved by the Engineering Department.
STAFF CONTACT: Gary Alfson, Engineering Department (639-4171).
12. Plan and profile drawings, cross section details of the proposed privately
operated --l-Ad maintained street and storm drain shall be provided as part of
the public improvement plans. STAFF CONTACT; Gary Alfson, Engineering
Department (639-4171).
13. Driveway cuts shall not be permitted within thirty feet of intersecting
right-of-way lines nor within five feet of property lines. STAFF CONTACT:
John Hagman, Engineering Department (639-4171).,
14. 'Sanitary sewer and storm drainage details shall be provided as part of the
public improvement plans. Calculations and a topographic map of the storm
drainage basin' shall be provided as a supplement to the public improvement
plans. STAFF CONTACT: Greg Berry, Engineering Department (639-4171).
15. The applicant shall demonstrate that storm drainage runoff can be
discharged into the existing drainageways without significantly impacting
properties downstream. STAFF CONTACT: Greg Berry, Engineering Department
(639-4171).
16. A method for maintenance, such as a homeowners association, shall be
provided for the private street. The plan and method for maintenance shall
be approved by the Planning Division. STAFF CONTACT: Jerry offer,
Planning Division (639-4171).
HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 13
i~
17. An erosion control plan shall be provided as part of the public
improvement drawings. The plan shall conform to -Erosion Control Plans-
Technical Guidance Handbook, November 1989." STAFF CONTACT; Greg Berry,
Engineering Department (639-4171)-
SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS RECORDED WITHIN
EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
amw_ OA"I- 6 -.19 V_ yb
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APPROVED BY: Keith Liden DATE
Senior Planner
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HEARINGS OFFICER - SUB 90-0010 - CASTILE PAGE 14
RECEIVED
AAA 1990
COMMUNITY DEVELOPMENT
NPO #6
MINUTES FROM AUGUST 15, 1990
1. Members in attendance were: Carver, Crow, Davenport, Mitchell and
Pasteris. Excused: Dillin, Clinton Not Excused: Kasson
2. Minutes of the July 18, 1990 meeting approved as written.
3. ZONE ORDINANCE AMENDMENT/ZIA 90-0002. Fuel Tank Storage.
Reviewed without any objections.
4. PLANNED DEVELOPMENT REVIEW/PDR 90-007 - COAST FINANCE, INC.
Approval to allow construction of a 20 unit retirement complex.
Reviewed without any objections.
5. SITE DEVELOPMENT REVIEW/SDR 90-0017 - BATES. Request for approval to
allow the development of a retail garden center.
Reviewed without any objections.
6. SLR 90-0008 - COOK PARK. Reviewed without any objections.
7.) SUBDIVISION SUB 90-0010 CASTILE/MCMONAGLE. I
Request for subdivision approval to divide a site (1.45 acres) into six
parcels. The following comments were passed with one abstention.
A "We have significant concerns about the extension of View Terrace and we
are further concerned that the spirit of the Comprehensive Plan is not
o being followed by providing a safe and efficient street system. (See
® 811 of the Comp. Plan.)
"We saw this coming five years ago and we are very unhappy to see or
0 piece-meal development in the neighborhood.
"It should be noticed that no Butler Terrace residents were present at
the meeting."
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COUNCIL AGENDA Ill-EM
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
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AGENDA OF: 144 DATE SUBMITTED: 11/28/90
ISSUE/AGENDA TITLE: Sign Code PREVIOUS ACTION: Planning
Exception SCE 90-05/VAR 90-27 Commission approval
® appeal for Sherwood Inn j
PREPARED BY: Keith Liden
DEPT HEAD O ITY ADMIN OKi REQUESTED BY:
POLICY ISSUE
Should the applicant be allowed more freestanding signs and sign
area than permitted by the Community Development Code?
INFORMATION SUMMARY
This application was reviewed by the Planning Commission on October
16, 1990. The Commission determined that the proposal submitted by
the applicant was not consistent with Community Development Code
criteria for granting a sign Variance. The Commission did approve
a Sign Code Exception that would 1) require the removal of the two
nonconforming signs and 2) allow one freeway oriented sign with a
maximum area of 200 square feet and height of 50 feet. Attached is
a copy of Commission's final order, the hearing minutes, the
C applicant's submittal and a draft resolution upholding the
Commission's decision, Final order 90-25 PC.
ALTERNATIVES CONSIDERED
1. Approve the attached resolution
2. Modify and approve the attached resolution.
YISCAL IMPACT
SUGGESTED ACTION
Approve the attached resolution.
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CITY OF TIGARD, OREGON
GI
RESOLUTION NO. IN THE 14ATTER OF THE ADOPTION OF A FINAL ORDER UPON CITY COUNCIL
REVIEW OF AN APPEAL OF A PLANNING COMMISSION DECISION TO APPROVE
A SIGN CODE EXCEPTION APPLICATION AND DENY A VARIANCE APPLICATION
(SCE 90-05/VAR 90-27) PROPOSED BY SHERWOOD INN (H. E. FERRYMAN).
WHEREAS, the Planning Commission reviewed the case at its meeting
of October 16, 1990; and
WHEREAS, the Commission denied the variance request and approved a
sign code exception subject to conditions (Final Order No. 90-25
PC); and
WHEREAS, this matter came before the City Council at its meeting of
December 10, 1990, upon the request of the applicant; and
WHEREAS, the Council reviewed the evidence related to the
applicant's appeal.
THEREFORE BE IT RESOLVED that the requested appeal is DENIED and
the Planning Commission decision is upheld based upon the facts,
findings, conclusions, and conditions of approval noted in Exhibit
"A" (Planning Commission Final Order No. 90-25 PC).
The Council further orders that the City Recorder send a copy of
this final order to the applicant as a notice of the final decision
in this matter.
PASSED: This day of December, 1990.
Gerald R. Edwards, Mayor
City of Tigard
ATTEST:
Tigard City Recorder
ti
SCE 90-05.RES/kl
RESOLUTION NO. PAGE 1
5
CITY OF TIGARD PLANNING COMMISSION
FINAL ORDER NO. 90-25 PC
A FINAL ORDER !NCLUDIING FINDINGS AND CONCLUSIONS WHICH DENIES AN APPLICATION
FOR A SIGN CODE VARIANCE (VAR 90-0027) AND APPROVES AN APPLICATION FOR A SIGN
CODE EXCEPTION REQUESTED BY H. E. FERRYMAN (SHERWOOD INN).
The Tigard Planning Commission has reviewed the above application at a public
hearing on October 16, 1990. The Commission has based its decision on the
facts, findings, and conclusions noted below.
A. FACTS
1. General Information
CASE: Sign Code Exception SCE 90-0005, Variance V 90-0027
REQUEST: Request to allow two freeway oriented freestanding signs
where only one sign is permitted. Also requested is approval
to retain one sign of approximately 1,180 square feet per (sign
face with a height of approximately 65 feet and a second sign
of approximately 698 square feet per sign face with a height
of approximately 69.75 feet where the Code specifies a maximum
allowable sign area of 160 square feet per sign face and a
maximum allowable height of 35 feet.
i
APPLICANT: Greenhill Assoc., Ltd.
Hal Hewitt
9999 SW Wilshire
Portland, OR 97225
OWNER: H. E. Ferryman
9106 NE Highway 99
Vancouver, WA 98665
LOCATI014: 15700 S:7 Upper Boons Ferry Road (WCTM 2S1 12DD Tax lots
100, 900, and 1100)
COMPREHENSIVE PLAN DESIGNATION: Commercial General
ZONING DESIGNATION: C-G (Commercial General)
2. Background Information
The existing Sherwood Inn motel and restaurant were constructed prior
to annexation of the subject site and adjoining properties in 1976.
Also in 1976, the City Planning Commission approved a Variance to allow
the continued use of the existing signs that exceeded the City's size
( requirements. In 1977, the City amended the sign code to reduce the
FINAL ORDER 90-25 PC - SCE 90-0005/VAR 90-0027 FERRYMAN - PAGE 1
Exhibit A _
maximum sizes permitted and in 1978, a new 10 year sign amortization
period was begun for those signs which did not conform with the new
standards. Tice property owner was notified in 1988 that the two freeway
oriented signs advertising Sherwood Inn and restaurant where were
subject to the City's sign amortization program and that the signs would
have to be brought into conformity with the sign code or a Sign Code
Exception or Variance would have to be granted by the City in order to
retain the use of these signs.
Site Development Review SDR 12-81 approved expansion of the parking
area in 1981. In March, 1990, the Planning Director granted Site
Development Review approval (SDR 89-23/V 89-40) to expand the existing
motel. One condition of approval required the resolution of the
pending sign issue.
Also in March, Ken Fox of the City Attorney's office responded to the
issue of the sign Variance granted by the City and its relationship to
the following amendments of the City's sign code. Mr. Fox concluded
that after the Variance was granted, the signs were regarded to be
conformity with the code. However, after the City standards mwe
amended to be more restrictive, they became nonconforming signs as did
all other legal signs which did not meet the new standards.
2. Vicinity Information
The subject property is located in the southwest quadrant of the
intersection of I-5 and SW Upper Boones Ferry Road. Two service
stations flank the driveway from SW Upper Boones Ferry Road to the
Sherwood Inn. ' The service station properties are also zoned C-G:
Properties to the north and west of the site are zoned I-P (Industrial
Park). The Pacific Corporate center subdivision is currently under
development to the north across SW Upper Boones Ferry Road. The
subdivision is presently vacant except for two buildings under
construction along SW 72nd Avenue. The property to the west is part of
the Oregon Business Park. The parcel Immediately w-as of the subject
site is currently developed with a children's day care center and
various industrial uses. To the south are other buildings within the
Oregon Business Park which are developed with a variety of industrial
uses and are zoned I-L (Light Industrial). The properties to the south
and west of the site are approximately 20 to 30 feet lower in elevation
than the subject site.
3. Site Information and Proposal Description
The 2.5 acre site consists of three tax lots set back from Upper Boones
Ferry Road by approximately 130 feet. A 40 foot wide accessway located
between the neighboring service station parcels connects the Sherwood
Inn development to Upper Boones Ferry Road. The site abuts I-5 on the
east. A number of mature Douglas fir trees are located between the
motel and the freeway, both on the site and within the freeway's right-
of-way. The site is approximately 20 to 30 feet higher than the
FINAL ORDER 90-25 PC - SCE 90-0005/VAR 90-0027 FERRYMAN - PAGE 2 _ i
developed portions of adjacent parcels to the west and south. The
( slopes between these parcels are covered with grasses, shrubs, and
several small trees.
The subject property is presently developed with the 56 unit, three
story Sherwood Inn motel, the single story 4,200 square foot
restaurant, and paved parking for 135 autos. Access to the property is
provided by a paved driveway shared with the adjacent service stations.
The two nonconforming freestanding signs, which are the subject of this
application, are located near the property boundary of the adjacent
service station parcels.
The applicant proposes to retain the existing signs and states that it
is appropriate for the City to continue to recognize the 1976 Variance
approval. The Sherwood Inn sign is part of a larger sign structure
that includes an oversize sign for the Chevron station. This
application does not apply to the Chevron sign. The Chevron
Corporation has been also notified of the sign amortization program and
the City's requirement to bring this sign into conformity with the
Cade. An application from Chevron is anticipated in the near future.
4. Agency and NPO Comments
The Engineering Division, State Highway Division, and the Building
Division have no objection to the proposal.
r Noeother comments have been received.
l B. FINDINGS AND CONCLUSIONS
As proposed, a Variance is necessary to approve this proposal because it
goes beyond the basic Code requirements for number and size of signs, as
well as the allowances that are available through the Sign Code Exception
process. The Variance criteria which are relevant are listed in Section
18.134.050 (A) of the Community Development Code:
1. The proposed variance will not be materially detrimental to the purpose
of this title, be in conflict with the policies of the Comprehensive
Plan, to any other applicable policies and standards, and to other
properties in the same zoning district or vicinity;
2. There are special circumstances that exist which are particular to the
lot size or shape, Lopoytayuy, of o har cl rc . nt°n_^_e4 W-h Ch tb,--
applicant has no control and which are not applicable to other
properties in the same zoning district;
3. The use proposed will be the same as permitted under this title and
City standards will be maintained to the greatest extent that is
reasonably possible while permitting some economic use of the land;
4. Existing physical and natural systems, but not limited to traffic,
C FINAL ORDER 90-25 PC - SCE 90-0005/VAR 90-0027 FERRYMAN - PAGE 3
drainage, dramatic land forms, or parks will not be adversely affected
anymore than would occur if the development were located as specified
in this title; and
5. A hardship is not self imposed and the variance requested is minimum
variance which would alleviate the hardship.
The Planning Commission finds that the proposal is not consistent with the
above variance criteria for the following reasons:
1. The purpose of the sign code and the sign amortization program is to
reduce the amount of sign area and numbers of signs within the City
limits in order to provide for an aesthetically pleasing environment.
This proposal to retain the existing signs is not consistent with the
intent of the Code because the applicant is requesting twice the number
and approximately 12 times the total sign area that would normally be
permitted. The proposal is also not consistent with the sign programs
which have been approved for other commercial properties in similar
circumstances.
The retention of signs this size would clearly be contrary to the
purpose of the Code which is intended to "prevent proliferation of
signs and sign clutter".
2. There are no special circumstances with respect to this property which
justify the continued use of two signs with orientation towards I-5.
Vieion of the property and the existing signs from I-5 is partially
obstructed, however, the request to retain the number of signs, sign
area,-and sign height is not justified in this regard.
Also, the situation of Sherwood Inn and the restaurant is similar to
many other freeway oriented businesses in Tigard and Tualatin. Many
have less than perfect visibility from the freeway due to their
distance from the freeway, terrain, and trees. These businesses have
dealt with this problem by utilizing informational signs provided by
the State Department of Transportation. These blue signs indicate the
specific businesses and or services that are available at the next
exit.
Sherwood Inn has the benefit of two such signs for southbound traffic.
The first is located immediately south of the Highway 217 exit and it
advertises Sherwood Inn and Chevron specifically. The second is
located near the Bonita Road overpass and it indicates that gas, food,
and lodging are available at the Upper Boones Ferry Road exit.
3. The proposed signage greatly exceeds code standards and therefore it is
not the same as what would normally be permitted under this Code and the
staff finds that this proposal would not maintain the Code to the extent
reasonably possible. The applicant has not shown why the lettering for
the signs cannot be reduced, subsequently allowing for a smaller sign.
4. Existing physical and natural systems would not be affected by this
FINAL ORDER 90-25 PC - SCE 90-0005/VAR 90-0027 FERRYMAN - PAGE 4
s
i
proposal.
5. The hardship is not self imposed because the signs in question were
erected legally and have become nonconforming and subject to the sign
amortization program due to changes in applicable sign regulations.
However, the variance is not the minimum deviation from Code
requirements that would alleviate the hardship.
As an alternative to approving or denying the variance request, the Planning
Commission may consider approving a modified proposal that would be
consistent with the sign code exception criteria that are listed in section
18.114.145 of the Code. The criteria from this section are listed below:
A. The Commission shall approve, approve with conditions, or deny a
request for an exception to the sign code based on findings that at
least one of the following criteria are satisfied:
1. The proposed exception to the height limits in the sign code is
necessary to make the sign visible from the street because of the
topography of the site, and/or a conforming building or sign on an
adjacent property would limit the view of a sign erected on the
site in conformity with sign Code standards;
2. A second freestanding sign is necessary to adequately identify a
second entrance to a business or premises that is oriented towards
a different street frontage;
3. Up to an additional 25 percent of sign area or height may be
permitted when it is determined that the increase will not deter
from the purpose of this chapter.' This increase should be judged
according to specific needs and circumstances which necessitate
additional area to make the sign sufficiently legible. The
increase(s) shall not conflict with any other non-dimensional
standards or restrictions of this chapter;
4. The proposed sign is consistent with the criteria set forth in
subsection 18.114.130.E of this chapter;
5. The proposed exception for a second freestanding sign on an
interior lot which is zoned commercial or industrial is
appropriate because all of the following apply:
a. The combined height of both signs shall not exceed 150
percent of the sign height normally allowed for one
freestanding sign in the same zoning district; however,
neither shall exceed the height normally allowed in the same
zoning district;
b. Neither sign will pose a vision clearance problem or will
project into the public right-of-way; and
c. Total combined sign area for both signs shall not exceed 150
C. FINAL ORDER 90-25 PC - SCE 90-0005/VAR 90-0027 FERRYMAN - PAGE 5
percent of what is normally allowed for one freestanding sign
in the same zoning district; however, neither shall exceed the
height normally allowed in the same zoning district.
B. In additional to the criteria in Subsection A above, the commission, or
in the case of an administrative exception, the Director shall review
all of the existing or proposed signage for the development and its
relationship to the intent and purpose of this chapter. As a condition
of approval, the Commission or Director may require:
1. Removal or alteration of nonconforming signs to achieve compliance
with the standards contained in this chapter;
2. Removal of alteration of conforming signs in order to establish a
consistent sign design through the development; and
3. Application for sign permits for signs erected without permits or
removal of such illegal signs. (Ord. 89-06; Ord. 88-20)
Additional sign height should be granted since visibility from I-5 to the
property and the existing signs would be obstructed if the standard maximum
height of 35 feet was required. It appears that a height of 50 feet is
necessary for a sign to be visible from both directions on I-5. As part of
this determination, the Commission finds that the bottom of a smaller sign will
still be at a similar height as the existing signs with no loss of visibility
from the freeway.
P
An additional 25 percent sign area will yield a sign with 200 square feet per
face. Because of the necessary height of the sign and the distance from I-5
and Upper Boones Ferry Road; this addition is justified to make the sign more
.legible.
C. DECISION
The Planning commission denies SCE 90-0005/VAR 90-0027 as proposed by the
applicant and approves SCE 90-0005 subject to the following conditions:
1. The two nonconforming signs shall be removed by January 1, 1991.
2. Prior to erecting any signs, permits shall be issued by the Planning
Division.
3. One freeway oriented, freestanding sign with a maximum area of 200
square feet per face and a maximum height of 50 feet shall be permitted.
STAFF CONTACT: Viola Goodwin, Planning Division, 639-4171.
FINAL ORDER 90-25 PC - SCE 90-0005/VAR 90-0027 FERRYMAN - PAGE 6 x
i
1 '
THIS APPROVAL IS VALID IF EXERCISED WITHIN 18 MONTHS OF THE FINAL APPROVAL DATE
NOTED BELOW.
It is further ordered that the applicant be notified of the entry of this
order.
PASSED: This 14"day of October, 1990, by the Planning Commission of the City
of Tigard.
t n F. Fyr ident
Tig d Pli AWissi&r-1
SCE 90-05.PFO/kl \
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FINAL ORDER 90-25 PC - SCE 90-0005/VAR 90-0027 FERRYMAN - PAGE 7
LAND USE DECISION APPEAL FILING FORM
The City of Tigard supports the citizen's right- to
® participate in local government. Tigard's Land Use
Cede therefore sets out specific requirements for
filing appeals on certain land use decisions. C---
The following form has been developed to assist you in
filing an appeal of a land use decision in proper ON
1. TIGA~
form. To determine what filing fees will be required
or to answer any questions you have regarding the
appeal process, please contact the Planning Division
or the City Recorder at 639-4171. ^
APPLICATION BEING APPEALED: _ - O l7 ox-A14--t- N)-\S OZ-
2. HOW DO YOU QUALIFY AS A PARTY : 11 ~C
3. SPECIFIC GROUNDS FOR APPEAL OR REVIEW:
Co LQ-A
2)
4. SCHEDULED DATE DECISION ISTO BE FINAL:
5. DATE NOTICE OF FINAL DECISION WAS GIVEN: 1 Q
6. SIGNATURE(S): S
9f#~EFOR OFFICE USE ONLY: Re eived By: ate: QD Time': ~()~~•H..
Approved As To Form By: , Date:tLY l MO Time: (:UUG.1--
Dcn;ed As To Fnrm By: Date: Time:
Receipt No. Amount:
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13125 SW FIOII Blvd., P.O. Box 23397, Tigard, Oregon 97223 (503) 639-4171
PUBLIC HEARINGS
5.1 SIGN CODE EXCEPTION SCE 90-0007 TIGARD WATER DISTRICT (NPO #1) A
request for a Sign Code Exception approval to allow a second monument
sign on the property where the code allows for one monument sign.
ZONE; CBD (Central Business District) LOCATION: 8777 SW Burnham
Street (WCTM 2S1 2AD, tax lot 2100)
o Senior Planner Liden described the existing sign and the location of the
Water District office. He said staff recommended approval of the
request because it is consistent with one of the Sign Code Exception
criteria, which allows the City to approve a second freestanding sign on
a different frontage for a corner lot situation.
APPLICANT'S PRESENTATION
o Applicant had no further information to add.
o Commissioner Fessler wanted to know if the new sign would be similar to
the existing sign in design and lighting. John Miller from the Water
District said the sign would be similar.
PUBLIC HEARING CLOSED
* Commissioner Boone moved and Commissioner Barber seconded to approve SCE
90-0007. Motion carried by unanimous vote of Commissioners present.
5.2 SIGN CODE EXCEPTION SCE 90-0005 VARIANCE VAR 90-0027 SHERWOOD INN
SIGN (NPO #5) A request for Sign Code Exception and Variance approval
to allow two freestanding freeway oriented signs where only one is
permitted. Also requested is approval to retain one sign of
approximately 1,180 square feet per sign face with a height of
approximately 65 feet and one sign of approximately 698 square feet per
sign face with a height of approximately 69.75 feet where the Code
specifies a maximum allowable height of 35 feet. ZONE: C-G (General
Commercial) LOCATION: 15700 SW Upper Boones Ferry Road (WCTM 2S1 12DD,
tax lots 900, 100, and 1100)
o Senior Planner Liden described the location of the subject site,
Sherwood Inn and restaurant, which is near I-5. He described the sizes
of the signs and their relationship to the freeway. He distributed
photographs taken from different angles from I-5 showing the views of
the signs in question. He provided a background summary of the property
which was annexed to the City in 1976. At that time, the Planning
Commission approved a Variance to allow the continued use of the
existing signs that exceeded the City's size requirements. The City
revised the sign code in 1977 to reduce the maximum sizes permitted, and
in 1978 the City adopted a 10 year amortization period for those signs
which were not in conformance with the new standards. In 1988 the
applicant was notified that they would need to eithw°r a~,11
replace bC signs
to conform with the new requirements or obtain a Sign Code Exception or
Variance.
PLANNING COMMISSION MINUTES - OCTOBER 16, 1990 PAGE 2
Senior Planner advised that staff was recommending denial of the
Variance because the Variance criteria were not met. However, the staff
was recommending that a Sign Code Exception be approved allowing for
some additional height up to 40 or 50 feet. Sign Code Exception
criteria also would allow the Planning Commission to grant an additional
25 percent in sign area, which would be appropriate because of the
distance from the freeway.
o Commissioner Barber noted that the Sherwood Inn sign was part of the
Chevron sign. She suggested that the Planning Commission should be
hearing a request for Sign Code Exception from Chevron at the same
time. Senior Planner advised that Chevron has received notification
that their sign is in non-conformance with the Code. He said staff
expects to receive an application from Chevron in the near future.
However, although the signs are on the same structure, they are treated
separately.
APPLICANT'S PRESENTATION
o Al Hewitt, Greenhill Assoc., Ltd., 9999 SW Wilshire, Portland, was
representing H. E. Ferryman, who owns the property, and Craig Banning,
the owner/operator of the restaurant. He spoke about the site's unique
situation due to the topography and growth of the trees, and because of
the historic sequence of events. He said the construction along the
freeway has also tended to be an obstruction. He handed out copies of
the parcel map showing the three parcels: tax lot 900 (the restaurant),
tax lot 1000 (the existing motel), and tax lot 1100 (intended site for
expansion if the motel). He pointed out that if the three businesses
were independently owned, each would be granted its own sign. He
suggested that the key issue was determining which criteria to use
indicating there is a condition for renewing the Variance which was
granted in 1976. He explained that the 10-foot by 20-foot size
recommended by staff for approval would not be workable because of the
distance from the freeway and speed of traffic on the freeway.
Mr. Hewitt referred to the variance criteria on page 3 of the staff
report under "B" FINDINGS AND CONCLUSIONS dealing with special
circumstances. He described the factors which fit into this category
including the topography and traffic features. He commented that the
field of vision for southbound motorists has been increasingly blocked
by the trees and other structures. The northbound traffic has been
mostly affected by the fir trees which have grown up over the years. He
provided the original aerial photographs which he said were easier to
read than the copies provided earlier.
He discussed the height factor, stating that to lower the signs will
make them unreadable from the freeway. He passed out photographs of the
signs which were taken from different perspectives on the freeway.
PLANNING COMMISSION MINUTES - OCTOBER 16, 1990 PAGE 3
o Commissioner Fessler discussed the use of freeway identifying signs to
provide information about what is located at the next exit.
o Commissioner Saporta asked Senior Planner about the feasibility of using
two separate signs, one for each business. Senior Planner advised that
would not be permitted. He said the Sign Code treated the subject
property as a development complex, which allows for one sign. j
o Commissioner Fyre asked if the Sign Code treats freeway properties
differently than other properties. Senior Planner explained the special
sign allowances for those properties located along the freeway.
o Commissioner Moore requested clarification concerning wall signs.
Senior Planner described the wall sign requirements; and there was
discussion to determine if it would be feasible to use these in place
of, or in addition to, freestanding signs.
o Gene Ferryman, 9106 NE Highway 99, Vancouver, Washington, is the owner
of the subject property. He stated that he purchased the property a
year and a half ago, and was not informed of the sign violation at the
time of purchase. He explained that he purchased the property with the
intention of expanding to at least 100 units, as the current 60-unit
size is not profitable. He said much of their business comes from the
freeway; and reducing the signage would probably cause the b'.1siness
activity to drop off, and this would discourage their expansion plans.
o Commissioner Barber inquired whether the height was of greater concern
than the sign area. Mr. Ferryman said both height and area were
essential for visibility from the freeway.
l o Craig Banning said he operates the restaurant at Sherwood Inn. He
explained that there are two businesses on the site. He reiterated the
need for good signage and the special circumstances involved with this
site. He requested the Planning Commission to allow the existing signs
to remain.
o Ian Witlock, representing Chevron U.S.A., said his business would be
applying for a Variance in the near future.
o Mr. Hewitt spoke again to encourage the Commission to focus on the
Variance criteria rather than the Sign Code Exception criteria.
PUBLIC HEARING CLOSED
o Commissioner Boone asked Senior Planner how Tigard's sign code compared
with Lake Oswego's sign code. Senior Planner did not have that
information with him.
o Commissioner Saporta said he understood the applicants' concerns, but
granting a Variance would be detrimental to the Sign Code. He advised
he would favor granting a Sign Code Exception as proposed by staff.
PLANNING COMMISSION MINUTES - OCTOBER 16, 1990 PAGE 4
o Commissioner Moore commented that the existing sign has been somewhat of
a landmark for many years. He agreed with staff's recommendation; and
he suggested that the informational signs on the freeway provided by the
State and the addition of signs to direct patrons to their site would
solve the problem.
o Commissioner Boone noted that the signs in question do not need to be as
large as they currently are.
o Commissioner Fessler discussed the size which the code would allow. She
favored allowing the sign height to be greater, with one sign being
allowed. She mentioned the possibility of waiting until Chevron
presented their sign request, looking at both businesses together to
come up with a better solution to the problem.
o Commissioner Castile advised that it was possible that the Pac Trust
buildings would obstruct one of the Sherwood Inn's signs when
construction was complete. He favored the staff's recommendation. He
noted that well-lit signs are more visible at night.
o Commissioner Barber said she did not favor allowing a sign which would
be 12 times larger than what the code allows. She noted that it would
be detrimental to the code to approve such variances. She commented
that the sign in question is one of the biggest signs in the area.
o Commissioner Fyre commented that the most critical factor seemed to be
the height. He agreed with the staff recommendation and concurred with
the other commissioners that the sign was too big.
* Commissioner Saporta moved and Commissioner Boone seconded to deny VAR
90-0027 and approve SCE 90-0005 with conditions outlined by staff.
Motion carried by majority vote of Commissioners present. Commissioner
Fessler voting no.
Meeting Recessed at 9:00 PM
Meeting Reconvened at 9:15 PM
5.3 CODE REVISIONS
Landscaping:
Senior Planner Ron Bunch presented the proposed revisions to the
Landscaping, Buffering and Screening Provisions of the Tigard
Development Code (Section 18.100). The ordinance is intended to improve
the aesthetic quality of the community over time. The new ordinance
would provide more clarity and direction in the approval process. He
discussed the impact the ordinance will have on business. He described
the public presentations which are planned for the near future,
including the Tigard Chamber of Commerce Public Affairs Committee.
PLANNING COMMISSION MINUTES - OCTOBER 16, 1990 PAGE 5
GR,EENHILL ASSOCIATES LTD
t~
9999 SW Wilshire St Portland OR 97225
Aug. 1, 1990
CITY PLANNING COMMISION
Municipal Bldg.
Tigard, OR 97223
ATTN: Keith Liden
Ladies & Gentlemen,
The enclosed application for a sign code exception is submitted on behalf of
Ferryman Enterprises, owners of the Sherwood Inn Motel and Restaurant.
These businesses have been identified, since they were opened in the 1960's,
by large free-standing signs designed to be read by fast moving freeway
traffic, in a way that will allow that traffic to safely exit at Upper Boones-
Ferry Rd. and utilize these facilities.
This commercial complex was developed in Washington County, where the signs
were in compliance with the County regulations. However, the property was
annexed into Tigard in 1976. As a result the signs did not meet the city
regulations and became legal non-conforming signs.
The City Planning Commision has previously granted a variance for these signs
in 1976. At the time it was understood by the owners that the variance action
was permenant. However, the owners are now advised it was not and that they
must once again undergo the same process.
The owners have filed permit applications to construct an 44 unit expansion to
the present facility and would like to proceed as quickly as possible.
However, the signs are critical to the successful operation of the motel and
restaurant. With the signs in jepordy, the project has been put on hold until
resolution of this issue a second time.
Your thoughtful reconsideration of this variance is requested.
Very Truly,
Hal Hewitt
cc: R.E. Ferryman
SUPPORTING STATEMENT
SIGN CODE EXCEPTION
SHERWOOD IHN JULY 1990
REQUEST:
To reinstate the previously approved sign code variance.
To vary from the height and area requirements.
BACKGROUND:
This application involves primary identification signs located on the
Sherwood Inn site at the I-5 interchange with Upper Boones Fery Rd. Both
sign structures are located within the Freeway sign corridor defined
under Special Condition Signs in the sign ordinance. (Sec.18.114.090)
The signs are illustrated in the attached Exhibit "A". Their location is
indicated on the attached aerial photo, Exhibit "B", shown as signs No. 1
& 2.
Sign No. 1 was constructed by the owners in 1966, advertising
"RESTAURANT" and "SHERWOOD INN".
Sign No. 2 was constructed in 1971 by the Standard Oil Co. for their
sign. At that time, in order to improve visability, especially for north
bound traffic, the owners entered into a contract to relocate "SHERWOOD
INN" to the oil company's structure.
The signs are intended to identify the location of the businesses to
high-speed freeway traffic in a large scale visual environment somewhat
complicated by variable topography. Until the property was annexed to the
ti city in 1976, the signs complied with all applicable regulations.
-1-
However, upon annexation the owners were advised they were no longer
legal and would either have to be replaced or approved by a variance
permit from the sign code. Such variance was applied for and approved by
the planning commision on Jan. 20, 1976. In Oct of 1977 the city amended
portions of the sign code. In 1978 a new 10 year amortization period was
adopted for non-conforming signs.
The owners are currently proposing a 44 unit expansion to the motel and
accordingly have completed Site Development Review. As a result of the
review the staff has indicated the signs must be removed or approved by
a new sign code exception. While the owners feel the original variance
remains in effect, they are willing to accomodate the current process in
order to expedite the matter to a final conclusion.
SIGN CODE EXCEPTION CRITERIA
The commision or, on review, the council may grant exceptions to the
requirements of this chapter when the applicant demonstrates that, owing
to special or unusual circumstances relating to the design, structure or
placement of the sign in relation to other structures or land uses or
natural features of the land, the literal interpratation of this chapter
would interfere with the communicative function of the sign without
corresponding public benifit.
The city has acknowledged with special provisions in the sign code, that
some businesses have special needs for signing freeway locations.
Unfortunatly, the standards do not address sign size and height
requirements complicated by topography and other elements of the visual
environment. Within this environment the issues of scale, proportion and
readability are paramount, especially when the signs must be read by
motorists traveling appx. 60 mph along the freeway corridor.
-2-
FOr Southbound Traffic the special circumstances influencing the size and
height of these signs are:
1) The up-hill slope between the 217 and Upper Boones Ferry interchange
exhibits a differance in elevation of 76 ft. according to the city's
topographi cal. maps. The latter interchange is built over a small hill
extending from the east toward 72nd Ave. This topographical factor is
amplified due to the location of these signs on the reverse slope of the
grade from southbound traffic. The net effect is the visual height of the
signs appears to be appx. half the actual height. Visual preception is
compounded by the uphill angle. In proportion to the existing visual
environment the signs appear small. Any reduction of the present height
would have the visual effect of placing the signs on or near the crest of
the interchange hill.
2) Distance. These signs must be large enough to be read at a distance of
appx. 3000 ft. at that point the motorist has passed under the Bonita
Rd. overpass. (The attached aerial photo illustrates the south-bound
visual corridor and the elements affecting it) Emerging from the
overpass, the signs can be read by motorists in any of the three primary
south-bound lanes. This distance provides a limited but adequate amount
of time for the motorist to move to the right hand lanes and exit at the
Boones Ferry Interchange. We believe the size of these signs is
consistant with the scale created by the distance factor, and is
neccesary for proper readability and safe movement of traffic along and
from the freeway. Proportionally, the signs appear rather small on the
crest of the westerly approach to the Boones Fery overpass.
-3-
3) Increasing c-plications affecting the south ' and visual corridor.
Several parts-of this corridor have changed since these signs were
originally installed. Both the Gevertz and the Pacific Center signs have
been added to this part of the corridor, with the latter being the most
recent. The three fir trees affecting the visability of the signs have
matured considerably since the late 60's. The Bonita Rd overpass was
constructed in 1975, creating perhaps the most limiting readability
factor for the signs. However, all of these elemants, combined with the
uphill slope have made the present size and height of these signs
critical to the identity of the motel and restaurant for southbound
traffic along I-5.
For North bound traffic the special circumstances influencing the size and
height of these signs are:
1) A very limited visual corridor created by three sperate stands of fir
trees shown on the aerial photo. North bound traffic approaches the site
along a sweeping curve. As a result the signs are completly blocked from
view by the most southerly stand of trees, then marginally by the second
stand. As shown by the north bound visual corridor on the photo, these
motorists have a brief exposure to the signs after "clearing" the second
stand before the third- stand of firs closest to the motel, cuts off
visabliity.
2) The height and location of the motel building relative to the
Restaurant/Motel sign give north bound motorists the impression the sign
is on top of the building by obstructing the entire support structure.
If this sign were reduced in height, it would not be seen by north bound
traffic.
3) The distance at which these signs must be seen is appx. 2000 ft. At
this distance the size of these signs is in proportion to the other
elements of the visual landscape including the buildings, the trees and
the freeway itself.
-4-
As the commision is aware, most sign codes are written to address business
locations and identity within a downtown visual environment typified by
100-300 ft lots located along streets with 80-90 ft widths. The difference
between the scale of the typical downtown area and the interstate highway is
pronounced, especially after carefull inspection and comparision. The most
notable differance of course, is the highway itself. I-5 for example, consists
of two seperate roadways constructed within a right-of-way in excess of 200
ft. in width. In addition, major stands of trees define and to some extent
limit the visual corridor and create a scale and proportion which are
substantilly different from the more common visual environment experienced in
the community and for which the code is written.
We believe the previously noted factors affecting north and south bound
traffic, provide a basis consistant with provisions of the city sign code,
suffcient to allow reinstatment of the previously approved variance and the
continued succesful operation of both businesses.
-5-
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February 29, 1984 ~~n 9 ~~STi 1 j7U~ ,,.ITY'O4' TIFA RD
WAStIINGTON COUNTY, OREGOrI
Mr. Marko Susnjara ~ 1 ~-C
Sherwood Inn
15700 SW Upper Boones Ferry Rd.
Lake Oswego, Or. 97034
RE: Sign.Alternation, SCA 2-76
Dear Mr. Susnjara,
I have reviewed your request for the alteration of your free standing sign
as well as your wall sign. Upon reviewing the rite with you and examining
the drawings which you have prepared I am satisfied that the alterations which
you purpose and the new wall sign facing I-5 will not violate the intent of
the January, 1976, sign code variance which you received from the Tigard
Planning Commission. It appears from a review of the record of that
proceeding that an approves was gran a wiici wi not be a versety affec ed
by your new proposal.
` A copy of this letter will be stibmitted to the Building Division in
support of your application. You may' submit your plans and sign application
whenever convenient.
Sincerely,
Wi I liam A. thmnahnn,
Director of Ilinning and Development
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cc: Building official
12755 S.W. ASH P.O. UOX 23397 11c BARD, OREGOtI 9.1223 PH: 639-4171
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COUNCIL AGENDA ITEM_
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
AGENDA OF: January 22, 1991 DATE SUBMITTED: September 26, 1990
' ISSUE/AGENDA TITLE: Periodic Revie PREVIOUS ACTION: No Previous Action
Goal 9: Eco m c Development: PREPARED BY: Ron Bunch/Duane Roberta
DEPT HEAD O CITY ADMIN OR/ REQUESTED BY: Ed Murphy
ruu x ISSUE
A) Sho d the City Council accep the attached report on "City of Tigard-
Eco mic Development Conditions." which is intended to revise the
"Eco omy of the City" chapter in the Tigard Comprehensive Plan Resource
Document Volume 1, and;
B) Should the City Council also accept the attached amendments to the
findings and implementation measures to the Goal 9: (Economy) chapter of
the Tigard Comprehensive Plan Volume II: Findings, Policies, and
Implementation Strategies.
There are no proposed amendments to the Comprehensive Plan policies.
INFORMATION SUMMARY
OAR Division 19: Periodic Review, requires jurisdictions to review their
comprehensive plans and supporting background documents to ensure that plan
policies and map designations are adequate to support anticipated future
economic development activities. To comply with these requirements, the
following information has been assembled in the attached report:
Major categories of industrial and commercial uses that could be
reasonably expected to locate or expand in Tigard.
- An inventory of vacant and underutilized commercial and industrial land,
and;
An analysis of the Tigard area's relative advantages and disadvantages
associated with the potential of attracting new economic development or
promoting the expansion of existing firms.
The Goal 9 Report does not obligate the City to a particular course of action.
It is intended to provide up-to-date information on the current state of
Tigard's economy and to demonstrate that the City complies with Goal 9 (Economy
of the State) requirements to provide an adequate policy base and land for
future economic development. Some changes are proposed to the Plan's Economic
Development "Findings" and "Implementation Measures" sections. These are not
amendments to plan policies. The listing of any implementation measure, by
virtue of the listing alone, does not obligate the City to undertake any
particular implementation measure.
The Planning Commission has reviewed the revised Goal 9 Report and amended
implementation measures and findings. The Commission recommends that these
revisions be accepted by the City Council. Council reviewed the materials on
November 26th and postponed action to January 22th.
Please refer to the November 26th packet for a copy of the Goal 9 Report,
identified as Exhibit "A" in the ordinance. A copy of the Economic
Development Finding, Implementation Measures, and Policies section, identified
as Exhibit "B" in the ordinance, is attached to this agenda summary.
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ALTERNATIVES CONSIDERED
1) Not accept the report.
FISCAL IMPACT
There is no fiscal impact associated with accepting the report as supporting
information to the Tigard Comprehensive Plan.
SUGGESTED ACTION
It is recommended that the City Council adopt the attached ordinance accepting
the revisions to the Economic Development chapter of the Tigard Comprehensive
Plan Resource Document and to also accept the revised Comprehensive Plan
economic development findings and implementation measures.
rb/ccsumg9.rb5
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