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CPR 1-81
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. I 4'* W1LLQfi�BR00'K/CANTERBURY HEICu RAMCO /a C '° s e: 4 ° �;.. VELOPMENT COMPANY CPR 1.--8"-" " & 109th Ave. ��., Abu.ttirnq 99W i Naeve Rd, 2S1 1OA41102,4500 . � 4200, �!�390, 4402 450G 4� 0 I e� y t • • • • i, leto II I yr 444 'IF fat' tl '�?. X° ca cL' 'yll � '�l-a P °'` `b. - rw' (, � i w� •' ',,� .. �: ,,. a k�J. ; ' t. 4 ,_ .;.t•,t...�, ,.. .. .,. .,i.. .+ T � ...n+.,.,,„�.i._,t+y .. :r, - ,..ra ae,,; � ..c'. ,,�,_�._,+ ..,...o ,1.,i •.d,.' hi u`'�µ wILLot 3Ro4K/cAlgTERBTJRs ��, TCH�H/CR nCJ Y c " ELOPMF"T COMPANY Abutting 99W, Naeve Rd» & 109th Ave. .., . 2S1 10A, 4200 r 4390, 4402 450Q , f ..�. ...�4:,.., . _ �. .�.w,�,i...«,_,...rr.�L h,,.ro,«.,.,ry nv• x,.•i »..,.I,�r.,... ..�..+..,..ir.xk,.,.ri.u..n....tk,tvw•A,...,.r'A 1 . t • ••i if w q, , Jd d 1. • si. I • { 4 ;. • • , a , f y; .M !i ' ij •S.,31 a, 1 l'4 ,���r rF,,,,,,,,,,,,,-,,..,,,.--,,,,,,,77,,,,,, i. .bw.w i. CJS` l''''ir^iti} ' �,� s �" . , ,, . p , L„. ji.\.k;144::t zii..!.fr. U 'a,j''I'14f4 '....) ' ' ' ' NOTEb,. The following acknowledgement must be receive,�'by the ' ', Cit of Tigard within fourteen (14) days of '} y g ,� Baur receipt . ,, 1981 ma this letter. Failure oto return this acknowledgement y result in action by the City of Tigard„ . ''.:i I hereby acknowledge this letter documenting the action of the ,4$ Tigard City Council. I have received and read this letter and II g tothe decision here documented and to abide by any terms ` •� 'agree .,, �'',,`' andi/or conditions attached. �. f ' ' A fu jS/ ' /- 8 I ',‘Sl i ature - i c Yl ;,` ,.Pn Dat;F� r ,2,i).,_3.),-(„ ..,..h., s Treem I Investments a# e .'..',..., , • / id4. , ., , ...,) , . , , , , .,',(,...-:- ,�,.4vaYs.e,,.�1.41; �, ,,,, . - °"rte~' :Dae 1. 4 I r ., Jar Peterson —bate , gir'fi— .. a.':,',.-.-,i. 4‘7/40,,,,,,,-., , , •• 1,- co Erickson & Western Corp ta, e . . t .„ ,, .. , v, .. . , i , , 1,. .. ,, 1 „, /, . ,,,,,,, .. , ,,, .• .:., # ' l'''' ''`' if. * . ' . ''''t'" ''''6:AP',..C. , ',- ,,, ,, ' , ,0009. , ,' ./ '' - ' , ' F + d r w�RM�w.-JMwtayYw„yY1lYYMlf ..bYiIYYMIw„nMl{FYM,Yp1i:i1j �r 6 ,cif' lam San ers Date , MDS InvestmentsDate + � J., s. Y. ',0 ' ,: w,Y, •• � W..vwWYw,aKwwp� .yv,Yy�y,µy+ 'Nwuwwu.crwi4L,ra,ue..• ' (i 1 rw,bY:,.AYrI W •. •, •,,, � • u•. •. •. w4i y4 Y } I gV , ,($.,„,,;,,,v.,71,,,,,r.,,,,..,, , 4: , ,,,,,,-. IL Ci "p •P'ir. liTiP, -, %, , ^1 NWwrr+.r+w.v "uww.V•aMYw.lwwi+ iA WASHINGTON COUNTY,OREGON • • October 5, 1981 Gram:co Developrn mt Co 4730 S.W. Macada ,` Portland, Oregon 97 ?01 Re: Comprehensive Plan Revision CPR l� �l ' WillOwbrook — Canterbury Heights Between Naeve Road to the South and Evan l e Ceme tary on the North, high , way 99W to the West and 109th Avenue to the ° , I. East Dear Sirs: The Ti. nrd City Ct uncil approved your .request for a Compre ,hensive Plan Review at their regular meeting of September x., 28, 1981. Enclosed are two copies of Ordinance Nob 81-81, stating , the conditions of the approval. Keep one copy of the ordinance ,•tl� for Your files. The second Ordinance ha• an aoknowledment4 attached which needs to be executed by all parties involved, showing that the pe rties ac,ree to the ons a set forth. , t Please mail this copy back for &tzr records. If `you have any ues 4'ions regarding this matter, please feel ,. free to contact me i.; Sin.cere 1y,, Loreen Wilson " A Deputy Retorde LW41M ono�I r , 1 -.,-:r 1 4 0'`«W. MAIN. PO. 1OX 23307 TIGAR1:4,1.OREGON 07,123 PH: 639-4171 l i ,x...,..ynw...,�.`:h ....+..I .w tee/w<.I r t ...,�,wn n+. � •i ..: �." i ` ; � qt. S, r Girl� ' Or /.• CIT1 OF<T'C ARD OREGON ECON . G ORDINANCE N0. 8 .• 81 AN ADOPTING FIN. .NGS`WITH RESPECT TO AN APPLICATION ;�;., ORDINANCET`'r ,-- FOR A COMPREHENSIVE :"' I • PLAN REVISION TO THE 1978 NPO # 6 PLAN MAP OF THE CITY OF TIGARD DECLARING AN 4. EMERGENCY AND FIXING AND EFFECTIVE DATE. (Willowbrook) ,, PLANNING DEPARTMENT REFERENCE INFORMATION i` t.' Tax Ma 5 ._..., r y ?S�. l0D I,at(s� 54O 610 Pacific744 Tax Hap2S1 10�. Lot(s� 4200, 4 4402, 45.��. and 4600 - roect Address: SW Highway. 109th & Naeve, Number: ' ' � _ File - CPR-1-81 t,, �; P�res�nt Zoning designation* see Exhibit "1'` - Zone :changed to: A--12/20 w •• Applicant: 'Treeland Invesfluent, MDS, Investments. ' ,, ,, . ,; .. ;'',,+fit i1 THE CITY OF TIGARD ORDAINS AS FOLLOWS SECTION 1: F:.-'n6ing that the lands hereinafter described are now classified as ovltlined ix the Staff Report CPR 1-81, and further findings that ,pursuant ti' procedures, e abovestated application for a comprehensive Plan Revision was presented ' at a public hearing held by the Tigard Planning ConmIssion on July 7 :.yis1. All t,., '' rersons �..y to ' ' � interested, r%e moons were afforded an o or•Funa.t be heard, at this public hearing. c ••, ' ore, the Council adopts the following substantive, finding: ;' Th-ref . A. That the proposed zoning is hereby ` g , � changedto be compatible with ' neighborhood as determined°b the Tigard Planning surroundingg ' Commission, and certain, pertinent documents are hereby made a part 1 , ". of the record, 1:; •., .r ,. Therefore,, pursuant to the of ��w«'`� ,SECTION �• requirements Chapter 18.88 of the' Tigard L . , ''' Municipal Code, this request for a Comprehensive Plan Revision of the r,,,.. m *p o # 6 Plan Map of the City of Tigard is hereby approved subject 'co p;evasions of Chapter 18.24 of the Tigard Municipal Code as embodied in adopted Exhibits t',A", "B", 'tC" and °D" attached and made a part of this Ordinance. The zoning designation of the stxbj ect property is hereby chancx�a as outlined in the following exhibits. ' Exhibit "Art• <Map Exhibit "B": Staff Report( Exhibit.•. • � Tax submitted Exhibit 'IC": Findings by applicant and made a part of Staff 1 '~. Report C?Ri. 1-81. {, '•t SECTION 3r Inasmuch as it is necessary to the peace, health, and `safety of the public -..' that the for ego:'gig sbzie change in the City's records become effective, w.:,‘ ' '` an emergency is hereby de:lared' to exist, and this ordinance shall be effective upon its passage by the Council ` and approval by the Mayor. ;:: r \,...`.,;� PA$SED: ' D,�"� �� �. vote of all; Council`metn�aers pi�"esent this s,.�� ,,.. day • o .,° , * 1981, after beingread two t es by number and title' tPiy. �� , Ai I xULL •) r ,u 'Recorder City of Tigard , APi OVER. Bythis the Mayor dayo . � �, �% ;,, r 1f581 py�' mayor -. City of Tigard p' 1 /7 , OP,D N'MO1 No. 81- 81 CPR -01 i jl 4 • • r r.• \. + mow, w ti , . ib::•\. • ••i" 11 oar• . " ,.� �� f gy�w. ,Z' + • f.,' • r... + •., •L ..,.r o` ate' ( 1 s o ti'y...5,' N•+ �' : �+y �.i ti = • !�z,,l rawer-l. Yv 5 . ,, ,., _ ly. A �ew..o.:a.r•'.••--,�Q►'f..'r.. r�;.. . ""-r P.�„w...+...++.ti..Jk;,,,. +'] +\� r...,.•+,.,.aw•a,r w,». "i .`••n • .. �" ,.. !`�♦ .amu• • • 4."`- �` a*` l ik,'�h,4,r,,4 2i,, '•+".��rl�a•L„f`,"'• r"?,x ca +: •N N C•, ;.J i ° r• '. 1,P I t {a- y ..' I'll° y i o ilri u �}45"1 '' r° 4 r'µ �(n.'7 \ yy " ` wVp ,"W„z§ �'k f ei tr It,' .fT�S ...aH.. ( if-,,,„.,.,,,,,,,,l''''''' N r ' SSmREP A', x O. 5..3 TIG•.�,zD PL: 'N SS G CO SSIOtv r July 7,1981 7 30prn. P , �k.... Y ,unr,cr gh 1ect1,e Roan, ; . .., 10 865 SW Il anut Street, Tigard , a NO StTr3 LTSSIOtN OF .10DITIOMIL NAT•ERI.:': BY APPLICANT SHALL HE 1v17211DE AT THE i PUBIC FIE.AIZING UNLESS TATE APPLICANT IS REQUESTED TO DO SO. SHOULD THIS M, UNREQCIESTED, TrIE ITail MU:BE T��L+.,� Wi 1.+.� THE FOLI.G4 G 1-2,..2 RIN7G h • I + DOT: .Ci:;.t1v 1 D C ,'ai w SIs.P2AN REVISION r CSR 1-81 NPO # G ,'; igil .o r - Ca r'k:erbe .. Heights ' • ' ,, To sol the t si Considerations , �. ' man Ci►� Council to PlanningCarniisr;ion APPa.. CANT: Gramco I7evelo '..nt Co 4730 SW Macadam 1 . ' ortland, OR 97201 'i.' 1 C ,P: Tzeeland Investrrents Aase }Iusvar 4730 SW• cadam 12995 Scd Pacific °t Portland, OR 9720 . Tigard, (YR 97223 horn Peterson ;r• •E,i• c�so � �r��s�e Cc ; I 13455 SW (".1.rester R 4 Box 274 l • Trard OR 97223 � �he;rnrood� �R 9 t14;�` I . . M,111 mi. Sanders / Tt`Lv's` ire,. ts, ' 23256 rats Poad 750 Berijait ' ar i�Bldg ' • 97002 i ��t:��d 0�. 9 " Aurora OR 1�0� y 7?5� I , f w -... STM �.CC°` `ISN. Beton N��- Pad to the South and S`crangla 'C�w.n`r.-;�.ay�r the •, North Highway 99W to the West and 109th. Anue to the Easel 1 . wg s gt Count? Tai naps 2S1 10A Lots 4200# 439o, 4402, n 4500 arld 4600; and 251 101) Lots 500 and 600. PM C l.CTiot ! r r 3 1981, the P Nan xl C -r�ni.ss cz ;a roved CPR l �1N� ,;. '' ��' _ �,� �a tartrar r r +corer , of the Comss .on was that theyassured of review of ., . -' n. development in this P tiactlar a a. withreference to densi ,; . •, The cI Cou�nc ,l. review .. 1t 2 '9 • �� �� on � 3 e1. issue o the P3L8tilrlitlg ; tissJon for density :a iae}/. Xt was the q► on of r� n o z±i e' �, Y 01.8`..E: nt 'mOiuncil ats.ats. per a� �•a�as excessive in �la�o tors inolt i f ed n this request. 1 .4 - I rr -'w•'' ... '. ., e.---,{..,- --.... Wry a,..--'-'--, mfg-t ' i,. - _ ..'?'' ' 1j,. ' , r N ' .* @ , - 4 r w�. a i ' '�a` .. °//..1' \ .. M. , - - - " � ,�':. -_.:A1 k.,sP.MpbfJl•,HIbk:KKr4 ,+!' x••'.yr+ ».h•,:'.'.x+ >t ,.xN,a i•.t ... 1-+iwNr, a a." r xw ,,. t« +.n. w • ♦ L 'r°SYR y l"tr•. 'f4n�pe+..r i• nil:a' uf-r+ `.' .�,.• rtiw,w .r w..afx»u.. ttrs+♦ f 1"fk e + � ' w•.x .. } wY wn M r n,NfrY'' CI f 'r' • aw.w,n..to fr +w,w♦w �'' n. ,w a s t a •.•r » '.e••w a •u fa nr w• .1Y'. • •.. n , +,x... n »I •rrp T k{I R i +of R • k :AaLNT . . NO. 5,Y 3 i. NG CQ\IVIISSION Jul ' 7,196 CPQ l -g t Page 2 #'xf 3 •a As 7oroprps , t,he fa: owing dlanges in the OcErprehens. . Plan NPO # 6 Plart be in effect if the Plat ing Cc piss or) c The, only hanger frxrr e orig:�na :. application ,s for lot ate= T 5 ;t.'ap 2S1 100 -'*•-rct-ri,A-20 sides .,a?" to A-12 P D 4 ■ Hi; r.wrr f ' :. Planned ed Vni' t ve i.f,fV a liw,f i 4 i T4mow •. to •7C.1.:,.�,1+7.tl OF ''p�J,�(c� 4 4 ,i e M , lash 1w 1•Ja 2S1 3.0A —" 7 �.�cits 42C1C3f"& •�3�t} �eelanc� :lnstn�ent Pxips..nt: zon.�.a,� ` zg�an Court l NPO # 6 designations thrcc (3) units per acre, Plan Revision retest to -73-1a PD lot 4402. A. B. 1..Iusvar Present zoning Washingtci. Warr** 4. • • desi aces three (3) ur .tsacre. �e ' �'4 acres. �gn` per ��re1',�ns:�v� Plan : j•s .r1n 9 nest to A-20 PD. •I,ot•'4500,, J. L. & S. Peterson. Present zoning Washington., Col'Aiity U-4 '24 acresµ WO 6 designa s. .',` e (3) units r acre. C ' 1si' Paan Revision reg est to .AA-20 PD. f Rxi f1 vk ii• r .. ,M," • a 4 r " 11 t'4600 d 'G UU cox Bri ksori & Western Corp. Present zoning 'a`l'as "�-:? in r Cttr �4 .7a acres. # 6 designates tie (3) units per .d • act C 74 r..herasive Ilan Revision retuest 500. xnt,rest nhs, rzc.. Present zoning - h`Lrag- or Cotritiy Ekores. NPD 6 ds�g;zates tto (2) units fono d .� 1 C.Sunits Ccou i Crten�iie Pim version s -12 PDQ x.' mat 6 t. _ 1 b . & C. 14. Sanders. xesent zoning ash g n Ott : BU-4 8.27 aCxtis. Nr0 6 des gn> Y&es two (2) units (nord) end e.." ht (8) -u is (south) t Ip ehensi e an as~%+cr, 'to ;A0PD, ,neat ,on ; edtictn stte . tia f2Sl 10A " 'tots . qbese dots � . arirled in 1979. No zoneg , gi# ie L - 4 l ed fox-. l'inde.tisotlnot : t it 'this applioAtiori. M 70(:), W FC :�,wo , t o i ,,,a, not: «wi •F�.ou l. in � this „b'...a . :'- .;..:sr; . , .., � "r* e•,m, .,,,..,».r".,p.w° � .. .. � �M� rw li S �n « i r a t, M y a i d . r » J.I }� V '^"�� '�E/' A „y.1 DA NO.O w r TTIG 1)I.ANNIIVG caviasSION July 7,1981 CPP. 1-81 • Pam 3 of 251 10A Lots 4100 .& .4201. Ir. A`maild; did not wish to participate ,max this application. The .1\TPO 6 Plw for th s area shccis density designations entirrercr.`Ld, '- above. 2Vp i.cants are r,ecues.ng the Co prehensi re Plan Revisions en e7,:ami 2„ A copy of MO 6 Plan is dr " :made as Exr�it►,lt ,� to this Staff l Co is on this Plan relative to this application are made : a gereral. a,k stater ,.nt as follows:• . e . The density issue ,(co ; 1-2) which is addressed in the PO Plan is the rtlairl issue. The applicants are reguest.:hg increased dexrsi ies.. :, �a • The Plan addre sses the conditions to be net for develc)p t,. (Policy 4 - 5 '- 6 - 7 - 8 • 2.. Public services: _Selo.-r is available north to serve lots 42C'0 and 4390. 511.ualat I :xrelop`rent Inc. will install a line to 1.09th and t`- Nae re Street' to serve Surrmfield YMT. Iviajor. street mproverrents tr�,11 develc ... t takes place. .A .1 proposed derelown` V,4411 be as Planned Develop ,ts under Chapter 18.56 of the Tigard lur icipal, Code s gn p e" and .; 3. the Planned te��elo��-rentr (P1)1 designation. as,�.c�t,s �t ���.�.� � �� ► ply re eve before the Planning Carimission.. arid the City Council Irra$t. approve final pl s e prav±siron.s is Inacle for iz�ibt..ic1. o:, ti nt. MO t Council on .2-\„;)r.:11 2. r, 1978 by C.tdagc. 4,. �`��� Ji,- � t'�°�,y�.3�.�.',. '�,fir '"°?. �a'� ��i'�o�J.C» by �;"�y^�„�, i �.'�' i ✓�.M fir. 'r"'1 � a. •-t 78-27. LTt forma y sincepor to Sep •te r • tireceived bystuff fxex1N # 6Idas in response to off Repot-t, CPR 4-79 in the form of a letter" Er< n 111r. 1jt r 0. NPO 6 Chairperson. Y . . developrt on these lot shall be roryught before the Plan =ing, ter "ss as Planned Unit D vele nts and that the density in each case :: e tA5.,,c1„ t as a• porion of "hese reviet' ►rorerias,» • Z g Dite +. r 1 r dF 1 +r ,v yi a ' r , • +. ••; .. . ... ..w+Mir4.uu lrwYu•I.JiYStltN1YgV.r+Is1.4J*sw+wMk.w'1•"••w',y...Wr+.Wd!...'i:.il,La.l"NA:IIfInttM CfYa'sx.:;',...arRtwiw.n.xw.+Y� �n�r•�+'.iw. ..eA.+rarest+w+.tlwu•4ii..'u1+..wW:y.+yi.. •iC ,rK1 wad.Ra..?id4 W.. . .m.,w .«awew uriaw+4....rJ.Y,+tr= .i:.... a .:.na+•n a.'w:r..•:-.....—..... ...w....o.+..•..�.+r• • • % sY TIGARD CITY COUNCIL Comprehensive Plan Revision CRR 1-81 FFinr"t n • 1. The applicants, Tree1and Invea'tnents. Inc. , 7 , . Aase Htsv°ar, Jorn Peterson, Wilcox Erickson And Western Corp. william B. and C. M. Sanders and MAIDS Investments , Inc. , request I .. that the, official comprehensive plan description for the land Y be changed from suburban low density designation pion to urban iredi um f• ;;, densityv residential designation and that the land be zoned 1 f,. ' . .,r. The applicants have supplemented their A �.2�'D and ��2 a PL p 1 application with documents entitled Plan AmendmentlZon,ei.. . . , Change, Willowbrook Farm/Canterbury Heights, dated February i ; I 1981; and Graphic Supplement thereto dated May 19811 copies of which are incorporated herein by reference as Exhibits A and K1Y i is i. . fl1 / $to 2. dnapP1�ca application complying in aIll respectsects with , and zoning code f the Cit all requirements e� the planning � � '� Y of Tigard g�r seeking such ec �m' prehensive plan revision and zone change has been received. The applicants have paid the proper fee for the filing of such an applications w notice ;y.� 4. The..�... and hearings requirements :,,, have beenoo pied with in accordance wi•.bh Iaw: ' I ' >, _ .. 1,,.a. a .Iw° >.,.0.4Ti.)rn•'.I,li +' , ....N�. u.+,.•m,r+.woo-i a..ni*t.,. ..1 *•^'^ . m,. , « . n.wK,..,f;, . ba tl .r a 4 A e. +x 4 u . '7N`., M.r ip�. i. ,� I ..,,� + . k� �. _.,.' a i Q -. '. ..`_ _ � ��'.. 140' • k • 11 • • 5. The land that is the subject of this proposed planand zone change (hereinafter ci' lled "the land" , revision ,•. is described and zoned as follows : n d Map 2 S 1 10 P P Lots 4200 & 4390. Treeland Investment. Present zoning Washington County RU-4 12.10 acres NOP 4 6 des ig na- + tion, three (3) un��s peracre. Coni rehensi.N.Te Plan i s I O request k �(J{� �/�� D1 �Y � it n. JMe�4LeY�t to I... �M �X� � 1 Re .. ; • t4402e, A. i . usvax a e ent zoning Washington , acres. "k designates nates t l County RU-r. 4.54 NPO gg 6 � i�.Lee (3) ! .�:a, 1. F• • ' rani is per acre. Comprehensive Plan Revision request st „ t A-20 PD. Lot Peterson. Present�.t zon11 LK'? g • !' Washington County RU-4. 1 1.24 acres. NPO # 6 designatr.s r three (3) units per acre. Comprehensive Plan ''Revision r request to A-20 PD. Lot 4600 . '' .ico r,. ,r�ricks on & western Corp. Present zoning Washington P, z � Coun.ty t"E4Jt-4 W .76 C7 Gtores a NPO 6 1 m des ig•nates' three C ) ufiits per acre. CoMpr +��.�. e� s ive • +. ! , Plan Aevisio.q. request to A-20 PD* Atnexation petition , subtatted., P msp2s1 1 ��''``,, t.Iy,�`�rY,,, �{�, Y� + �[ �y Y �y('_' }f�Y�.y.,t,rA µ-y�'''� �♦+ Y�F,�.y y+�.. !}�•Y y�.ry y y�,,�,µ�.�u�, 4 Y u t �4:0 0,. a 9,1)S YL.n'1N i.;+lY+A y�w,��i,MwY �kl�:M�t 1Wt Pres e t �L}�..AnisiJy v*!'S'Li shin A�+ori '4`'•yP is .. u.,.,,....Nra.., ,a n wyP.F,r. w. v y . Maas; tt Y• N . r . � w .N e. v .,-:...,......._.u,r.u.7 ' . 1..h.1;'....«If...... ! ,.w.......r«..,M i ,:li I a '••i!+emJM1++.iWdlalwi. N{V+WNF14U(+(;4RYWw iYi;..i..rynw.:M n, . .,,Its CountyRU--4o 10 .27 ac�''es. NPO # 6. designates ;v,ro (2) r units (north) and eight (8) units (south) . Comp;{wehensive Plan 1 Revision request to A--12 PD. G `' ��t 600, 1 ¢r�. B. & <.. M. 8ai�c�le.�s. Present zoning � ; , • • :ashingtors County RU'4. 8.27 acres. NPO # 6 c `•,, designates two (2) units (north) and eight (8) units (south) . Comprehensive Plan Re vai©n request to A 2 O , a 1. PD. Annexation petiti.t'Dn slUbr►titted. 1 L •I Map 2S1 10A - ; ,.,:r‘. I 01. Th ' . Lots 4400 & ��' e i These lots. were ar�ne�ed �k ' 1 Tigard Zone designation has been applied for. Mrs. Andetzon is not participating in3 in this application. ii � ;, • 1 .M'ap 2 S 1 lo r) 1 r Mr. George could .ot be found. Pry► ert of Lit 7QJ� J p � .� � ". � included n this proposal. Property outsideCity. Na r i aiArnetati'.on petition received. 281 10 • . X.iots 4100 & 42014 Mr. Annand did not wish to participate ; .; in this application. The NPO' 4 6 Pian for this area shows dei' its des .r hations 14 . , Applicants are ri u - e�J► 1ter tedabove., e t�. +�: CoMPrehensiVe Pian ''oVi s i ohs en'unerated a.13,01/r .e I,. I- 1 ,410 ---7r-- "pe-- va,,- li :.N. .. F . ' • w. t'*4',+" Po p1,' �.u !y r , ( .�:i. • MAA 1w.*w " 1, wr.tF-vfN x 17iw.V,nr '.a it Mn.A,w-./W:"l u.wuea arlusw+'YNMW+.i fw w+'M.aIWY'vrw:.+wknu;aa.rr w.w+w.xa su-<„w'I.ata'..4'sminW...A9rw44^L''CJw+WMun.rRx .<tl4 wv saf.WM+a.sC;Mn.-ra.Pwl.+Yr....luaw'LLµ"a1 p+,Amifsti.clH.f..rrw.-;.1..wu.W.1,':WUYr:.,w.uiv4r x..lr. :.N.-mr r wry "tl r I� 6. A copy of NPO i 6 Plan is made' as Exhibit "B” to tl pon this' Plan relative to this �h�r Staff Report. Comments f applicatior, are made in a general statement as follows : 1. The density issue (Policy 1-2) which is r r r A addressed in the NPO Plan is the main: issue, The applicants are reque ',ting increased . densities. The 11PO Plan addresses the con- ditions `to be Met for development. (Policy 3 h 4 - 5 rrrr 6 - 7 8) r"� 2. Public servi'Tes Sewer is availab .e north to serve lots 4200 and 4390'. Tualatin Development Inc. will install a line to 109th and Naeve Street to serve Suttimerfi eld XIV. 4aj cr street 'et '.r rmpro'�eents will be made as development takes place. All proposed developmeent Will be e4s Planned11 Developments under Chapter 18-56 of the Tigard Municipal Code.' 7' The Planned Development (Pta�) de g ••.� � s�. ntiOn a.11oWs a preliminary and general p1an review before the P l.�nning CoIt 7i. ✓11 ja ,4e City y4y Counryl must approve final p lGns a. � y tla. Ample provision is made forpublic co �ant. I , .r i'PO 0 6 Plan was x ved b-., the Council ori April 244. 1978 by o ,din°xanoe No. 7837.. NPO # 6 has not met fors al�1. a since prior to $ept ,. � ember ,i;,,978. The, last comment received by Staff from +fl?O ‘f 6 was, in response to $t`,8,Ef Repot C i 4,-7 in, G � a (' Ai A IP �,uw,J4uM w;.uwnnw. - ..,ev,.wr.-;w.,wa...V,w..,,i.y wr .,ary:.,w «a+.,y,+.:r.4•».:r,Mtu..ut,dVr+wn:wr.rnW.a.w'f:.x., +# ..w..xs,,..M.Fi n. ...;»e...r «v'yt....N..,.w...a..a . ..++:a .x.iw.u.... - rj, • ; • .. 9 16 heform oafps, NPd # 6 Chairpersol'k. ' i . � letter from lir.. Mc�'h .l l parcelswi• in' 1 g. All but two n°� tai;.: land are proposals � 0 e�is��in city o� Tigard. Annexation for the oth r two parcels (tax lots 2S1 10A 4600 and 2S1 l0D 600 ) are now >.. pending 'before the Metropolitan Boundary Commis sir4.` . , 10. The proposal, is (., ,nsi$5 tent with the policy state ,',':\ • ments in Neighborhood Plan 6 encouraging preservation o natural features by .clus'-erii,5 development in planneddevelop ,. \' eats wit. open space ryby S. W. Nl ie�e * 11. The la�'i... is adjac�.nt to arid served : . rc Stree k. by minor collector stare,t C� :, y?rburyLane and by the major arterial ,)ac.; sic HighwayI a. { I , 12. the Street. Pi 9 p The City of Tigard Cvm ehEns_ z ovs.des that 3. W. 109th Avenue will connect with Canterbury Aar Lary' III t- 13. Aftext the z'o osed comp reh ensive Plan revision and zone cyane �nroose� de s o n one land � l be> .� ..x tbjeoted to further staff and public review in the planned development process There is no streeti road or trr'ffo I I n at le .- that is s`Ubhmitted fo ,, approval at this tire tir,e4, Any pro se' streets o: roadways 1,ncludi.rig prospects for .teas an C. ' eg res s to the. dee elopxtexnt on the land all be stilmitted for ` rev a.ew and approva .. A t aff10 ,problei is that m3.4 ht appear ; , . *, y .yA'y r• .. "•'4' r I. 'K i ,u µ .. �1 ` . ' ` , , . ' dry . Y. : , .. .�.. •t,:T1` `ALL t should be addressed at that time. traffic access to ';: The major the land should be at. the intersection of Beef Beal,id Road and ' Highway 99 and traffic access from the land to 109th Avenue +; I. should be deemphas..zed. y E r , 14. The land is near and located conveniently to !v, commerc- a�• centers at Canterbur-y Square, 5�zerfieldf Ri1g City, Tigard City Center and Tigard Fred Meyer and Pay Less 'stores. 15. x t is the policy of the City of Tigard to locate multi-familyly residential dentzal hov83ng on collector a� r majorstreets `:� near and convenient tc commercial centers . I I rpublic ` �,a l&e = The land is nea..� and convenient to schools r ' parks and recreation, public transportations li, cal and regional i commercial' centers and employment centers k 17. Xt is the policy of e City of Tigard to require land developers to pay the cost of extending water and sewer ' • . I service and streets tc the developed property{'y 1, . 18. The costs of extending riecesssi,a:y sanitary sewer, kstorm sewer anis water service to the land will make the land tztaecc ejaicad to develop if the ifthe densities designated, in the e)tisting comprehensive plan and zoning are ittaintai.ned. L, 1, ' ` 15. if the permitted density of the land ren ai.n: as �. is now designated in neic�h�aQrnood la � �e land will } probably not be developed in the foreseeable future. I � . 1be for the next 20 ears a sub- ZQ. There is and w l Years , stanti':.4,1 need for additional multi-family housing in the I, e � . metropolitan service, district region. That need is evidenced by Metro's urban growth boundary findings and housing goals and • poJ,.icies. 3. ;p. o the Metro-- are within t n �. 4l. _ d and its planning area.Ta.c�ar p olitan service district urban growth boundary. . gMetropolitan S erva.ce 22. LCnC has acknowledged that District's urban gr urth" boundary oo�?lies with statewide planning goals and guidelines. 23. The densities designated for r esidera,tial. lands in Tigard's comprehensive plan and neighborhood plan 6 for rc.w i.denti a.l development wi th in Tigard's city limits and 'n Tigard's planning area o?itside its city limits do not comply I with the policies of ipvietro o lIta'a n Service nis triort as stated #' in its memo to metro area jti.risdi.ctioris dated rune 6, 1980 and 't , do not comply with TCnG's policies as stated in its acknowledge- Ic went of compliance report cn USB dated peceber 13, 1979 24, Adoption of this proposed comprehensive plan revision and zone t han.ge will add 33.68 acres of land zoned, for 341 units of multi-familyi housing i4nd will substantially improve ( • Tigard's si'L•igle-farttily houi4in,g m., for buildable 41) ( ‘q), . { land as illustrated on Exhibit 7 (Lane Use Location 'Plan) ,to the Graphic Supplement dated May 1981 incorporated herein as Exhibit tB". Ihat plan is approved as modified by reducing the permitted ¢ densityon the southern` portion of the" Sanders parcel from. 20 units per acre' to 16 units per acre 25. Tigard.'„s needs and regional needs for additional multi-family housing can be best net by adopting comprehensive the r h:ensive plan revision and, done change proposed here w 26. Goal 1. Citizen =nv'Olvemen-nt.. There have been fourublic hearings p g (.t.'wca before+ire the Planning andtwo before the City Council) after appropriate notice to the public and eXtens Ve citizen input has been made on the issues presented, by this application. 27 Goal 20 Lan: . 'Tse P; ,inning. This, application and theroced P `ures followed in; its: consideration have been, in accordance t t1 T� ���d' s zoning ing ordinances and comprehensive_ ,��.� � �. } plan. The Tigard Planning Staff and Planning Commission have reviewed the application and the baterials subinitt ed. therewith and have resort ended approval- 28, Goals 3 and 44 A.gricuitura1 Lands and Forest Lands, Tho, �, thin. the r.,okno: 'led ed a rban, rowth bo 4 ii � , g � ��ndar' of Metro-lend �,� �"�. , ” dress • oa :. pC3�.�,.t�ln ':�e�'`v�.��: L1�strl+�t' an�; �. �: nC�t r�tece.ssar - tC?.3 a.d4 , 1' 1 29. Goal 5. Ope'rl' paac 4� Sceni'c' and' Hi h'oric Areas , and Nation'al—'1te,s•()111. The planned development process and ' design review can be used to require developers of this lard to #' open space, bird habitats and scenic features` preserve trees cp p , t. where they exist. 30. Goal 6. Air''- --Waters,•and Land 'Re`source's' Quality. }; e�. Y YbyCity The land will be s� ved sanitary �t a�� storm sewers and Y N. . affordable housing Tigard Water District. The location of m�: centers and e ,. near,:comnerc�.al educational-and recreation facilities will reduce air pollution. r 31,' Goal 7. Areas Subject to Natural Disasters and �=. Hazards. The land has development limitations ranging from slight 1'. to moderate. 10% of the neighborhood has slopes ranging from 20% r'' 11 to30% with building . _ Y g' construction techniques these I but sensitive bu areas could support `` use with a "cluster" housing 1 residential c,Gnceptopography No consLras is dictate the ultimate land 1 u.Se pattern and extent of urban development. There are no known hazards that could limit future development in the neighbor- ' natural resources that could not b�_ enhanced' known ,1, \ hood and ho Q or preseved' by future development, j 32. Goal8, ec, :o.a.` .sr,�w,Seec s. The neighborhood ,Ili.8 well endowed with parkland compared to other areas. In total '' there is one city. par} ), four school recreation sites r two 50 1, arses. and .e Tigard swwra center. Cook Park Is a 0,1,,tY owned 1,, S i I a f • w is community .the ' nal' park that the most heavily used in tY rega,o Its trails wird along the Tualatin River and connect to the City's t , Greenway System. Abundant park and recreation facilities are presently available to serve e the study area and wi't.h the future develo-- � Ment` in' the neighborhood additional recreational improvements g could Le built. • 33. Goal 9. .C,co` .^ , ." 'the �State. The land is ^ roomy o:,.' comprised of 33.68 acres with threedwellingunits with six c8tnersb;ips' involved, and is appx•oximnatc.iy 3% developed. The remaining 97% has not been developed due to existing ' the cost factor of extendingurban services. ing and. it zoning The Washington County assessed valuations in the study area are inventoried and summarized as foll Iows I , Land Total land area 33.68 ares • Number of lots1/4; 9 lots I' 'Assessed ed land value $303,'700 I ' Average land v alue aor e 9 017 22 acre Proposed laftd value $1,020 ,000 I r Proposed plan .Land value/acre: $30 ,0 00 acre n ^�+ Improvements `umber of •dweUing units : 3 houses ,4 p vement $9l,'800 I � I I a r'. nl .+ ..` . .w. ..., 1 .. .. . I v,.- w.� wtiGdwAi.hw+Sw. 1� ,• 4.t ., M y` Y 0 Average a.s����rovement value/dwe�:ling, units : $30,433/dwelling unit. f I . Propossed plan improvement value (353 dwelling units ) $10,742,742,849 E. I Total existing assessed tax base: $395,000 Total proposed plan fax base: - $ll;,762,849 34. Goal l0 d pcxsi:*rg. The densities designed for t „ residential lands in Tigard's comprehensive r. ehensre pl an and . . ieighboncood plan 6 for residential development within Tigard's city limits and in Tigard's planning area outside its city limits do riot now comply 'with statewide planning Goal 10 (housing) ,. according to Metre following review of Tigard's comprehensive. plan. LCDC has also i'n .sated ' o Tigard� d� 'g' rd verballythat Goal 10 cannot be met under zoning. A study conducted by Ti ard's a 9' attorney nd: catt:°s that Goal 10 cannot now be met. ,1 The City i:.' studying the alternatives to meet Goal 10. Approval of this app will wll 'make more affordable housing available in the region. { 35. Goal 1 ' `Fa.U,ilities . Water service to the stud area is provided by the 12igard water District. The •: District has an 8 t ,main located in S.W. 109th that will ProVide service to the northern half of the, study area, provi e service to the and an '$tr main >�.I`,t ►�." .�`�w NrtC��l'`�' that. w�_.�. southern half of the t,Itudy area r r 1l, The land is ISel'iticett.Lial with w ±±er, storm sewer aria .. sanitary sewer servi. e will be available 'in the nem future pend ng constructiott c a gravity sewer line by Tua at n I , Development Company. A contract exists to cause this to take place. Storm drainage is also provided by two systems. The Northern hal f or the study area drains r y s Westerl toward Pacific Highway. The Southern half of the study area drains Southerly into the strom system serving the Summerfield development. Tigard School District 23J provides educational services in the study area. Templeton Grade, Tuality Junior High and, Tigard High Schools are within one to g 'g �g � � two miles of the study area. Enrollment projections, coupled with the anticipated housing type, indicate the capability to serve the studyarea. In addition, future' development would add to p the overall tax base, and help provide for school expansion projects. In general, all urban services a :e either presently available or planned to serve the neighborhood with c- . .ttle or no negative impacts 36. Goal' 12. Trantiportation. The land is served by ,,,, the minor collector street of S.W. Canterbury Lane and by S.W. Naeve Street and by `the major areterial ;Pacific Highway. The major traffic G+ccess to the land `,should be at the intersection of Beef Bend road and Highway 99 and access to 109th ,.venue' should '(,.��y yyy� T +dry(�.1 }� be deemphas�Zed M , Current bus routes are pr edomr► natly oriented to . downtown Portland on a North-South grid. Dire t service to Washington Square and community serer. ce c'ente.rs is available via the 13arbur transit station. The study area is presently { _12_ .o. a M _ t # ' served by a halanct d transportation system with planned Ppp urban densities , endstreet 1.Ii1 r�G)VeSC�E :t"i'�s ' to� support therefore fulfills the intent of this goal. E 37. Goal 13. �JY` s! There are no known nerCon..'er�at�:on. nonrenewable ener resources located within 9Y' the study area, However, solar energy, renewable a resource,, can provide: significant amounts of energyfor various heating purposes site and structure orientation, site location to bus and transit corridors , and appropriate building construction tee niques are also related to the energy conservation question The study area neighborhood is withinclose proximity . " of area employment centers and is served by the transit corridor of Pacific Highway, with expandingbus and transit sdrvice The neighborhood is within one mile of most�' area schools and adj acent to the King City and Summerfield shopping dent Development within the study area would be present . �"�delroes for energy conservation- As stated above, future development of the study area would be 'wZthin present ent ideiines for ei.atargy conservation. 38, Goal 14 'Urbanization. The ary�_. �d is wzthin the acknowledged Metropolitan Service District urban growth boilrldary a and it is not necessary to address Goal 14, 59, Goais 15, 16r 17r 18 and 19. Willamette River f • r ti C • Greenway, Estuarine` `Rescs1xrGes', "Coastal' ' hrelari��',' 'Be'ach } • • and D nes an'd 'Ocean 'Resour'c'es. The land is not in the Willamette River GreenlAray e it is not oar and does not affect any U os t-�u,ary estuarine ,res.ource, coastal shorelands, beaches dunes or ocean resources , - is M • • ,�1 a a . ' : it l it 11. �•�'. ..,r:.".,.rK..a....V.., .i ,. {..... ....... _.. ., r-;:.w. ..x. »h...,....a+a,.:.. ._..«.i:f,,. - .........w...r.:�vuh...:i««�...b._ .,...e-.a.,..�11.w.-.w. '1, '� CITY OF TIGARD, OREGON !f ORDINANCE NO. 31 . AN ORDINANCE ADOPTING FININGS .WITH RESPECT TO AN APPLICATION FOR A COMPREHENSIVE PLAN P4VISION TO THE 1978 NPO #.6 PLAN MAP OF THE CITY OF TIGARD DECLARt.I AN EMERGENCY AND FIXING AN EFFECTIVE D�4Ti . Willowbrook PLANNING DEPARTMENT REFERENCE INFORMATION -- �. . Map 251: IGD, Lot(s) 500, 6009 700; Ta, Sap 251 10A, Lot(s) 4200, 4390,. 4402, 4500 600 project Address S.W. Pacific Hi hwa-109th dry r, File Number CPR 1-81, ..,rte►.« , .,, ..-- a - • - o THE CITY OF TIGARD ORDAINS AS FOLLOWS SECTION 1. Finding ing that the' lands hereinafter described are now classified as outlined in C CPR l ♦ � nhpursuant tp P oCedures� the abovestated application a Comprehensive findings presented at a public hearingheld by the Tigard PlanningCommission on Jul 1981. All interested ersonswere`'afforded. an opportunity to be heard at this public hearing. Therefore, the Council adopts the following substantive finding: A. That the proposed zoning is hereby changed to be compatible with the surrounding neighborhood as determined by the Tiard. Planning Comission, and certainpertinent documents are hereby made a part e of the record. Y SECTION ' : Therefore, pursuant to the requirements of Chapter 18.68 of the Tigard Municipal Code, this request for a Comprehensive Plan Revision of the _ NPOPlanMap City y . ghereby approved 3provisions. of �� 6 . of, the C�,t, of Tigard is a roved sub ect to chapter an18.24 of the Thed d Municipal Code as embodied it adopted Exhibits "A", �IEtr> rt ttp st �o Tigardr...;� ; h �« of the d "D11property made a part of this Ordinance. The toning des .gnats n herebychanged as in �g is � outlinedthe following. e.��tiba.t�� •. Exhibit ttAtt: TTax Map �� orifi Exhibit "E": Staff Report - Exhibit "C" Findings subr itted by applicAnt and made a part of Staff Report CPR 181 Exhibit tb" Proposal traffic circulation plan and density ensity dbange s SECTION 3: Inasmuch as it is necessaryto the safety of the ublic: thatforegoing � health, and thepeace an ever enc .� changey �� ,records become effective, ;One in the Cit �s g . y is hereby' declared to' exist, and this ordinance i,ce shall be effective upo its past`age by she council and approval by the Mayor. py pASSt�;c Et v o to t)f all Co�.�nczi members present this �.�a ofe .. _ , l981, after beingread ad. two times by number and title only. Recorder city of Tigard APPROVED: Ey the Mayor this day Mayor city of Tigard ..,.. , .+ P,Et- ANS` .NC). �:�i.� .. (1,P q r j• ., '.i 1 Y .: ,..+ ♦4e .w P,w., µ. oW.,.Wo .., :«•,.J,aa.•..+nHa a.,,.w:.w•..w•,+N.U�•.- : ,, lr ,1..... 1,•••Y + . sd a ` .., C w ,.r y t 71 a~••.1. Nom• (t�*{ .. ..‘s,... ,. rl + P f~ :.... .ii....„,,I i•1 � Y • Y Y.J. « � • ,..,:.war . • r , i--_ ~i' • s,*.''''••x••,on.rr.. a+/- ..t . ,,,.. .., 3 :. . 7 ,, , gyp. i N'•. \ ..q.6 .. ,'Y+b,...'«,w�. ., 1',.' _ - r i r '• a TM•; i. `�1_ 01; -+ice .y �J++,r•ee f, r y H•.Y ,. i•..IG. rP.f ,:- .i, tib` •1 M :. -.. �.. y' o r n' r5 ..ll ,"' .i 0.....;,,I{ r.�.bri 'r .•' SEE 41Ai, • ' . v• 1w«:! 'r Jew . ,*•::-z.t.:, T"''' , ,..:,,,,,,, .,. (e----:.-')'-;..., ---,../i -.....,..-ru )Nyi A'ia) A. • .' -47: � yL r ` • W "" • 1« ',ri r' _. a. 3 ,,.... �� ,..,..,'-111 • a«oi y 7'r ."'....,..,...Xy.***..'''' >a"., i -.�C'it� 1 • .ysr�'► �� t - .r... • �� 41,dM f,.d." • •ate •«ty b} f1 r 7 2.)t J r_ ll ' .,«r .+'� -1"-^y... -'•w:..i: - 't 6J L.At�„"^'� 1`1 � /,,`�✓a+� i r"'Y. a•. « " pi. .V, k ••. • 1 ,,,,•, 2Y. 'it \1D . qG �.r.' e 3Sf�-•.Y•---,.�: 1, R :Y • T r 7 aik I 1 Y a ., F EY: 2374 "_y �i t"h."A1'.cur w .1 1 , • «.'i I04'AA•, ''.'•-'1"..$ «.. •L* w r---. ;y.o w' ;.� .a a' ;'',,,it• Y .'''''4, "'�."' "6 +kCll ,CO rte. w � 4 13f 1, 23... 2374 0.,,.„,,,,,,,; ., i,r 402 , , 70 Att, A'"'4�'",t»!',,,,*»!K1;,,ti l'ub4 jy, L..e,tt4 4. I I:, "`1 , « , � 25.78 a« �'�•b bA� • a + 1 , r;,ally «la M J: . :.y�•1 ,hrWW.,•itLL'wW.M�}a'iL':riL,J.YW.YW4N 'id•W ' MM I '•, fir t w Jn s n wr s I0 r ° •' u.,.:..e,,.....,, w«,.v.. ,. .w.w.. .. w ., .. .a,wa..:.. w<w+++.-. a t. .. +quer%.+i.° • • , . ( ( ' i • #(.,,C ,,,' , s ,...-''' \,11 1 z I L,(... STAFF P� x� ((`�?��O A�:.FENIDA NO e 5...:) T.�.GARD PLANING CO►' ISSION� g Jtily 7 191 -- 1:30 p.m. k. II F`cri ier Junior High Lect xe Roan Street, Tigard 10865 SW Walnut. NO• OF DIT. i. , L BY �.P Z,3C.,A1?IT SkTAL.L BE N1AI�E , ,;, PUBLIC HEARING UNLESS APPI,IC2 NT IS REQUESTED 'ID DO SO SHOULD ¶'TIS OCcEi , UNREQOESTED, IrHE JL.ti-u.� All L BE TABLED IL 'rt-IE 17(�10..i lig.+.4'•IG TNG s ` r. e 6. D�-zL T: . REMAND; COs.TPRF�UE�S � , �;�IAl�T REVISION CPR 1-81, NPO' � Wi 1c,Wbrodc Canterbury FTe.ghts To :R solve the Density Caonsiderations . Fuca';t City Council to Planning Courlissiorc 1 APP.I. QNT: CY'a r<co 1Deve1 D . nt Co i 4/30 SW Macadam , Portland, OR 97201 CNER: '.'reea.sn.d Investarnts Aasc Itusvat 4730 Ste•Macadam 12995 SW Pacific T ', Portland OR 97201 Tigard, OR k Portia/1d, � 97223 ,Geri Pte„,, on Wilcox.Erickson & WesternCc,.)r 13455 SW Cresrier ' R 4 Sox 214 t Tigar<, OR 97223 Sherwood, OR 97140 Wi l33,.arti Sanders MOS investreil i 2 1.. 325 Reri. s Rcad 7. 50 den ..r� � nkl..ih., Bldg Aurora OR '.17002 Portland, OR 97258 I S LO 'ICAT Betrveen seve. ciad to the 'South and Eange Cp_rtetant on th�. North, Highway 99ti to the 'Vilest and 109th, Avenue to , East« Yaashin tC i .b.tips 2S1 10A tots d2 CUU.nt Tax4200k 4390r 4902,, 4500 and 4600. a"nr 2$1 Inn Lots 500 and 600 . On Iviarch, 3, 1981, the Pla ,g Cottirtd.ssim approved CPR 1---81. The ► "a ur concern of the C� +on ssi 'was Lhat� theybe <aseured�� of review is of`r' de e).c t in this oartxct ier area with reference to density. L I, the City Council rev., l (PR 1-81 on klarch 23, 1981, and :rvittarlded the issue to the Plying C ssxon for density vieAT. it ItYas. $y.�y� Y ;. it Itl��GW the ���;�.1�LS.��. of the .nci1 that t tt r (20) `units per act' was e ,cessive in relation to l ►re . es a.n,clur ed . 1 this' re est 4 4 • 4. 1 " \ i .•• • II ": ! 1. .. . I.' . . _ ...: . l i ... .., ... 1 '•:'...X' '.r'''''r+IW''.'' ?''' wii '' ."'I a'',1Z w ,rV.,H 3N+ b, ( ', STIFF REPOR:E' ACENL.' NO. 5.3 TIG PD PL.,NNING C(3NZISSION July 7,1981 CPR 1-81 Page 2 of 3 c Sm h 77���;yam �t-�-�7� 1 x. N:CS�.RCPrlJ V1:Y As proposed the following changes in the Comprehensive Plan ^ NPO ii' `6 Plan would be in effect if the Planning Cor .ssion approves. The only change from the original application is for' lot , 50,E of Map 2S± 10D frorri A-20 ",iy u.Lti-famil ',Residential"" to A-12 P-b' 1, �;i 1 y anle'�, tJn € Deve10 t". .r" ti--fant7.1 P�s1a2nttal P.1 r / t�T� ��++��.. 7�eft S:IDINGS OF P'2 Y...L I. {:�1 10A Lots 4200'& '4390 'mrccland 2nves-hnent. ` .Present zoning Washington Cotintr EtU-4 12.10 acres. NPO if 6 designation, -thttee (3) units per.. ac. . k�,, reh xe ' . i I- vision request to A-?42 PD �sxvr. . Y ': 4402 Lot r y ,.A . B. lIus-var. Present, zoning V?'ashingt4�. County KJ-4. .,4 acres. designates three (3) units pet` acre. Cariprelierasivrz tan Ivisio e veto ' -20 P a ' n us A D. IF Lpat.'4500. & S. Peterson. Present zoning W44h.in.gtcari Cc3tary:t.y RU-4. 1.24 ac, s. D'..,PO h 6 designates three (3) units per acre. Cori►>z-eliensiye Plain 'vis..on request to A-20 PD,:: r t 4600 WilcoxErickson & Western . � ,� � �, � � texas C;or�a. Present zt�ing Washington r V "t-,6-671E547.-170:--4. .76 acres. 6 designates throe (3) 'nits per acre. �1�n Revision request exats.ori pze�ens�.�ve to A-20 �'D: .�t7n ;` t tick st e tied r �a . 2 � f10 b , b 500- �nU S �n��est it s, Inc. Present zoning Washington County RU-" . 10.27 acres. 'NPO if 6 desigrlates two (2) .1,-0 .ts .(n,..:)r ) and eight (81 units (south . Plan ev Lsion r. e:6t to � C�nprehens�.v�: . ?t. 600, W'.. II. & C,, M. Sanders Present zoning s i`i, 'gtoh 4, • N Cohn R11-4. 8.27 acres NPO h 6 deli ates .1*() 2 and J ,, 0tprehfa.1sive Plan IeVision request • to 1k.-20 PO. +.xinerkiEl ior, petition statarciitted. Ma 2S1 10,A,, 44. lobs. �a 4�00 & "4,40 .These lobs �ti��ee.`��d in 197S. No!' Ti �' tone M d«i deSaj �. 1la5� Leeappli fO . qr, Anderson Onis y.ot, yi ya 1,,..g..,, ) s appLi ' Lon QQ .i 2S1 a0b 700.. rdr4, ceor c coin, not . "i ... � g � ot�nd!.. ct� � e of enc ,. P apo a .: Property t ide City, No .el.at ..on. pet:itiorl re eived ... . e adF 1 [ ., i i ( , STAB' RE),.>OFC A •DZ. NO. 5.3 I TIG RD PLANNING c July _ 7,1933 CPR 1-81 Page 7fof I , 2S1 l0A did not wish to artici ate 4.2 � Mr. Armandin how 4100 � l�. P P ► this •, • application. 5-,PrIc4. NPO z EPlan for this area shc,gs density designations F.nu rate ahoy . Applicants are requesting the Cc rchensive Plan Revisions • enter gyrated above. 2, A co «f NPD # 6 Plara is m ade l as F1xhibitl "B do this Stag `rt. , C rt snts on this Plan relati.vi, to this application are Ittade in a ger ;.;::al statement as"fot1 sr 1. The density issue A(Polic,vir 1-2) which is addressed in the NM P-''a; is the main issue. The applicants icants are, requesting increased, d 13.sities . • The. NPO Plan addresses the conditions to be rtnt f,;r develo xr ,st., 1 k (Po1icy7 3 4 5 6 - 7 8) 2. '��h yy per y� 1 ubljc ry s tr• SEre.t�:..L: :1...:.$ ' r.1 4 r � . aiavailable xtorth to sercre lots 4200 and 4390. Tualatin I veto rzi. Inc. will: install a line to 109th and t Taeve Street" to serve Suint rfi.sid x\?. Tilajor street. improverclerits 1.,i1 be made as deve10 rrt tapes place. All prop,ased: deve1oprr..nt •w3C ,11 be as Planned OefirelopZt tth under (Chapter 18.56 t'Of the Tigard 1'1`t.'tr icipal, Code. 3. 'he Planned ve1c� ttent (PD) o .s , ara. ai`1 y- rs a pre1iitirt , . ld, z plan reviewbefore the Planr iig Ccmt nissionr and the Ci. r (Domicil mush , r ' 7pons is ttt�d. forp u�l�c4`� �.. 4 it 6 len was apprcv... by24, '' by ,, ed the Cctt.�. it on rel r$ crd�narice " ��.?« 78-21. 6 �'ta.s a�tot net foi-Inal.ly since prior to. Sc", 41 �'' er 1978 II she last cca7,-ilerlt received by Staff fran # 6 was in rets \nse to $taf port CPR 4-79 itni. the fort o a letter from Nir. Ivid51 x.11 ips,, N� Chairperson... Ll,. dev to �c on t'1ese to ...�` �.. shall brought fare the lennrq �' n%ss + / {y'j y€ j V /�-y4 the nsyY in i,'ry w/ � {icl�:w+V� ,.��w�1J 61+�k,/ y„j t.+�w71 '1�,41,Ad that dW:►'+a�.l� �G'4 c'�"� � a poZ b, n oA t le&seg','re iieYM pp1.oces s DIY • ,1 i ze 'R . .1 ' q Director u,P y • . �1 1• ( 1 . x . . l w =' to , )10..)„...,,, c • <, TIGARD CITY COUNCIL ' Compreh.ens4.ve Plan Revision CRR 1-81 Findings • , . 1. The applicants, Treeland Investments, Inc. , I Aase .Husvar, ar, Jorn Peterson, Wilcox Erickson and Western Corp. ,Corp. , i. William B. and C. M. Sanders and MLS Investments , Inc. , request that the official comprehensive plan description for the land be changed from suburban low density designation to urban medium . g . densityresidential designation tion acid that the land be zoned A--] ?,PD and A-20PD. The applicants have supplemented thelr application with documents entitled Plan Amend afntfZonn,.: I. ` Farm/Canterbury Reigghts , dated February Change, Willowbrook f' i' 1981; and Graphic c S p � upplement thereto dated May 19$1; copies ++ of which are incorporated herein by reference as 'Exhibits A and 1 ncox: B. 2. An a, la.c ation coir 1 .:in in all respects with I • � p �? �' g P all requirements planning and zoning code of the City q "remen�-c ���� the ,]ann�.n 1 of Tigard seeking such �`` a�comprehensive plan revision and: None. ,, change hats been received. } ° 3. The applicants have paid the propr.�;c fee for this ° filing of s'ach an. application . t 4,. 4 The notice, and public hearings; rquireMents ;I n complied wit It accordan. Matte b�►o � p � � � c e with law. � 11111 r ill1 1 ill ,..i., , r 1 t\fµ • ( .. , t e w is the su b jcct of .this 5e The land that s proposed, I ; 1 plan revision ..tnd' zone change (hereinafter called "the land') is ,incl zoned as follows: Map 2S1 10A Lots 4200 & 4390. Treeland Investment. Present zoning I Washington County RU-4. 12.10 acres. NOP # 6 des igna- ' tion, three (3) units per ace.e. C'omprtehens .ve Plan Revi ;ioiz raques t, to A-12 PD. LQ 4402. A. usvar. Present zoningWashington i Lot, RtJ-r. .54 acres. NPO 0 6 d.esign,ates three (3) peracre Comprehens metre Plan Revision r4eues t to A- :ci PD Lot 4500 . J. L. & S. Peterson. Present zoning �t1 --4acres. `SPOsg no s Washington County �i� • 1.24 # 6 dei three (3) units per acre. Com rehens ivT Plan Revision request to A.--20 PD. LOt 4600 . Wilcox tricks do & Western corp. Present y , 6 , acres. NPO # 6 z`�;► gW ' - 'xtyn as�n�,n `tin County �.�'. 4. .7 y dais agnates three (3) t iii,ts pet acre. Comprehensive Plan Revision request to A-20 Pp. Annexation• petition submitted •- Map 281 100 Le 500. AbS Znnestrlentsr Xnc Present zoning Washington t � LL County RU-4. 10 .27 acres . NPO # 6 designates two (2) units (north) and eight (8) units (south) . (omprehensive Plan Revision request to A-12 PD. Lutes. W. B. & C. M. Sanders. Present zoning Washington. Cour tv RU-4. 8.27 acres NPO # 6 designates two (2) units (north) and eight (8) units (south) . Comprehensive Plan Revision request to A-20 PD. petition sutmitted. Annexation Map 2S1 Lots 4400 & 4401. These lots were annexed in 1979 . No Tigard Zone designation has been applied for. Mrs . Anderson n is riot participating in this application. Map 2S1 10D Lot 700, Mr. George could not Iye found, Property riot • included luded in this proposal. Property erty Vii,is ide City. No an.vexation petition received 25110i �- Lots 4100 & 4201, Mr. Mand, did riot wish to participate in this application. The MO 6 Plan for this ,ui . . area ehoshowsdens.ity esignatlons 1 enumerated 6bove. Appiioants are requesting the Cc,mprehensiVe Plan Revisions enumerated above • IIITTT r r y N3 . , r. .. ..,, it, r. • . u y.. W 6. A copy of NPO # 6 Plan is made as Exhibit "B to the Staff Report.. Comments on this Plan relative to this application are made in a general statement as follows : >, 1 1. The density issue (Policy 1-2) which is addressed in the NPO Plan is the main issue. The applicants are requesting increased densities. The NPO Plan addresses the con7- ditions to be met for development. (Policy 3 4 - 5 6 - 7 - , Pial• i c 2. . services • Seder is available north to al serve lots 4200 and 4390. Tualatin Development w I Inc. will install a line to 109th and Naeve Street to serve Summerfield XI 1. Major street' improve$11ents will bemade as development takes placed All proposed development will, be as Planned Developments under Chapter 18.56 of the Tigard Municipal Code. The Planned OevelQpment. (PD) design4tzof i allows . }(;. a preliminary and general plan review before the Planning C+r amis s ion, and the City Council must approve final plans. :temple provision is made for public comment. w t 8. NPO # 6 Plan was approved by the Council on April , 1978 by Ordinance No. 7837. NPO # 6 has not met formally since,: Prior, to ae termer 1578. The last comnenl,w received by Staff from , .11t,O 4 6 ioas in response toStaff Repoz t 4-75 In ' I ( :. n a L , the form of a letter from Mr. ;McPhillips, NPO # 6 Cleirperson 9. All but two parcels pare within the of • land the existing city limits of Tigard. Annexation proposals for the other twoP arcels (tax lots 251 10A 4600 and 251 10D 60 0 ) are now pending before the Metropolitan Boundary Commission. 10. Thero osa P ]. is consistent with dhe policy state • ir.Lertts in Neighborhood Plan 6 encouraging preservation ifi�� of natural features by clustering development in planned deY,relap-' ments with open 'space. �. 11. The land is adjacent to and served b7 S. W. Naeve Street, by minor collector Istreet Canterbury Lane . and by the major arterial Pacific gighway. 12. The Cityof Tigard i arkCom reheasive Street.. Plan Provides that s. T. 109th Avenue connect with Canterbury Lane 13. After the Proposed comprehensive Plan revision ,.,gany °p p p will be and zonr change development meat on the land proposed ose dove. subjected to further staff and public review in the planned development process. There is no street, road, or' ta'Yaffwo patter; that is submitted fora approval at this time,M An Pro- , y P posed streets or roadways including prospects for ingress ani egress to the development on the land will be submitted for i review and approval, n tratfc problems that might a�p ear„ should be addressed at that time. The major traffic accesss to the land should be 'at the intersection of Beef Bend Road and Highway 99 and traffic access from the land :to 109th Avenue should be deeYtphasized. • 14. The land is near and located conveniently to commercial centers at Canterbury Square, Summerfield/King City, • Tigard City Center and Tigard Fred Meyer and Pay Less stores . ; y • 15. It is the policy of the City of Tigard to locate multi-faMily residential housing on collector and major st eets convenient and •to commercial.:.centers 16. The land e and convenient to public schools, 1 ���� �,--x�..a�' arks and recreation, public transportation, local and regional 1; P 1' coinraercial canters and employment centers. 17. It is the policy of the City"of Tigard to .require, land developers-yelapers to pay the cost of extending water and sewer, . j service and streets to the , . de�relo�ed .;pr�ope�ty, 18. The costs of extending necessary sanitary sealer, storm sewer and water sereide to the land will 'make the land � i + M ineconI nic�L.`l to develop i M i� + �.f �� �:f the densities designated in the ekstifg domprehensive plat And zoning are maintained. i 19. If the pe:t1ttitted density of the land relma .ns i . g . . .. , as it is new designated in.. neighborhood plan 6 the larld will ' , probably not be developed the foreseeable future. ' 20. There is and will be for the next 20 year,:, a sub- stantial need for additional multi-family housing in the 9 'Itb metropolitan service district region. That need is evidenced 1 ° byMetro's urban ' growth boundary findings and housing goals and policies. a. Ti_rd and its Tann .nc area sire within the p T Metro • -:strict urban growth boundary. n sex ,vic o r�.a� � I g Metropolitan 22. LCDC has acknowledged that Metro of Service a Y District's trban growth boundary complies with statewide plana?ng goals and guidelines. 23. The densities des;t. nated for g' residential lands in Tigard's comprehensive plan and neighborhood plan 6 for • residential development within Tigard's city limits and in Tigard's planning area oUtSide its city limits do not comply y with tie policies of Metrpcl.itan Service. District as stated in its memo to metro area jurisdintions dated June er 1980 and do not complywi th LC DC's Policies as stated' in its ac nowled ew men..:' of compliance report on. metro uGB dated' December 13, 1979 . .r » , 24. Adoption of this proposedp com rehens ivpe p la • ' 'n wL+: Y+i:w�lii .J1 W n:. and zone change Will add 53.68 acres of land zoned for 341 I dwelling units of multi��a�il.� housing and will 'substantially improve .garS " w single-family il.y M ;tlti-fa .l housing mix or buildable, ` d , sin �. ii � I � r land as illustrated: on Exhibit 7 (Lane Use Location Plan) .to the Graphic Supplement dated May 1981 incorporated herein as Exhibit "B". That plan is approved ati modified by reducing -Lha „permitted density on the southern portio>n of the Sanders parcel from 20 units Pei` acre t'a, 16 units per acre. \',.'' (,,ge,0,4,,.e...,. 5 -1--- :iv '� 2 . T . and°. (. -ed and reg. ial needs' or addi.ti- t 1 a ='-.. - *y s t l ti-f-: � ho'u ng c �� be ,b et f; th, '� ` reh, .ems►,/ .. si - plan rev�.�' n and zone. change p - . ��� � P g � osed, h�.. • 26. Goal 1. Citizen Involvement. There have been four public hearings (two before the Plan,rling Commission and two before the City. Council) after appropriate notice to the public and extensive citizen inut has been made on the issues p presented , by this application. ..._...n i g This application � sand ,Use Pl�x�n�.�° 27. Goal. 2. and the procedures followed inits consideration havebeen in accordance with Tigard' s zoning ordinances and comprehensive plan. The Tigard Planning Staff and Planning CoxmMission have reviewed, the application and the Materials submitted; therewith • and have recommended approval. 28. Goals 3 and gricxltxa writs and Lands '.'rhe land is Within the acknowledged urban growth boundary of Metro r politan Service district and . t,is not necessary tb address Goals 3and 4. t r / n n r 29. Goal. 5Ople'r'N`5paat'.e. Sten:%'c and 'Hist'or'ic Areas and National' Re'sou'rces. The planned developmentprocess and I. design review can he used to require developers of this land to Y' , T °tZr� "- preserve trees, open space exist. !; bird habitats habitats and scenic features where theyII , 1� I '3G. Goal 6. Azr , ater and' Land ResourcesQ uality The land will be served by City sanitary and storm sewers and by Tigard Water District. The location of affordable housing near-commercial centers and edUcational-and recreation facilities j ' will reduce air Pollution. L , e 31. Goal 7. AreasSubject to Natural Disasters and Hazards. The land has development l�m�tatLcns rax� �� from slightto moderate. 1.0% of the neighborhood has slopes ranging from 20% to 30% but with sensitive building construction techniques these ! . areas could, support residential use with a "cluster" housing 1 conce?at. N' topography rfk,nstiants dictate the ultimate land I use pattern and extent, of urban development. There are no t" . :a known ha., 3rCS that couldlattit fut ure developmeiit in the net q, bob , hood; and no known natural resources that could not be enhanced \ +5r pre. ervra . b future development, ' 32. Goal 8, '.. :Recrea. on Teed.s*. The neighborhood is , well endowed With parkland compared to other areas. In total 1 there is one city park, four school recreation sites, two golf courses end the ,I'y�a rd swim. center. CookPark is a city' owned L t d .fid _.. i, # a park regionalthat is the most g' heavily used in the community - Its ommun .ty .Its trails wind along the Tualatin River and connect to the City 's r'. Ft rr, . .r GreensaySystem. Abundant park and recreation Facilities are presently available to serve the study area and with the future develo- ment in, the neighborhood additional recreational improvements could be built„ 33. Goal 9. Econoty of the State. The land is Comprised of 33.68 acres with three dwelling units with six owner,3hips Involved, and, is approximately 3% developed. The remaining 91% has not been developed due, _to existing zoning and the' cost factor of extending urban services rl The Washington 'County assessed valuations in the stud '/ area are inventoried and summarized as follows : Land ( Total land area 33.68 acres Number of lo1s 9 lots Assessed loan ` gyral 2: $303,700 . I Average land value/acre. $9 017.22/acre Proposed land value: $1,020 ,000 P Proposed Plan land. 'value/acre: $30r000/acre Improvements r ger f dell 1.1xJ. t8 I 3 houses : Ass essed i tP,roveMent Value: $91,300 ) , I I • oM I } k Average improvement value/dwelling units : $30,433/dwelling unit Proposed plan improveMent value (353 dwelling units) $,4,9,742,849 Total existing assessed taX base: $39 5,000 Total proposed plan tax base: $11,762,849 •. 34. Goal 10 . . `Hous'ing. The densities designed for residential lands in Tigard's compre tens i re plan and neighborhood plan 6 for residential development within Tigard's city limits ' and in Tigard.'s planning area outside its city ' limits do not now comply with statewide planning 00a1. 10 (hoti,s.. ng} accordingfollowingTigard's ensive to Metro :_review of comprehensive P , plan. LCDC has also indicated toTigard verbally that Goal 1 1.f ' cannot be met under presentoni zng. A study conducted by Tigard's attorney indicates that Goal 10 cannot now be met. iThe city s studying 'the alternatives to meet Goal 10. Approval pp, . housing available of this application will make More affordable in the region. ' c :Goal �i. Public 'Facilities .Rs . Water service to the study area is provided by the Tigard Water District. ' 109th that I The District has an � main located in S.�` will provide.. service to the northern half of thea. study area, and an $. " mea ln in S.'ivro Naeve that will provide service to thet. .. . southern, half of the study area. Y y The land is serviceable with stater, storm sewer and • streets, Sanitary sewer* service will be available in the near. , future pendix g construction of a gravity sewer line by Tualatin -11- 7 y (1 Development Company. A contract exists to cause this to take place. ; Storrit drainage is also provided. by two systems. Thi: Nom,.,, northern half i of the study area drains westerly toward Pacific Highway, The southern half of the study area drains southerly into the storm system serving the Stlanitterfield development. i z ,,- he major traffic acs cess to the land should be at the i . +� . Beef Bend Road andVi ;Highway 99 and access to 109th n..�exsection ofg ,,:r. / Avenue should be . ernphasi zed» ..I . Tigard School District 23J provides educational services in the study area. Tentpieton Grader Tual,ity Junior High and Tigard High 5 chool,s are vi th ii nn one to dao utiles of the study area. Enrollment projections, coupled with the 1 anticipated housing type, i� d .,cate the capability to serve ' the study area. In addition, future development woyild add to tr. the overall tax base and help provide for school expansion ' ' projects. In general's all urban services are either ' presently available or planned to serve the neighborhocict with little or no negative impacts 36. Goal 12. Trarisiportation. The. land ,Gs served by 4 the miner collector street of S. I. cantrerbury Lane a:'id by S.W. 4 aeve Street and by the major arecerial Pacific lig way. . ,. . .. a ,.. Ghent ;bus routes are predominatly oriented to down town Portland on ttf., torth-sccuth grid. b±rest se :vice o Washin.gt(hn Square and cor ;turttty aervice centers is available y t` via the ';Barbar, tra.�ts�,t statin. The study area is presently 1 b -12-, I .. a y f . served by a balanced transportation system with planned r street improvements to support urban d.:n.s i t. etx r and therefore fulfills the intent of this goal. 37, Goal 13. Energy , ..on �' s'ervat' i ion. The,'re are no known. nonrenewable energyresources located within the study area. However, solar energy, a renewableresource, Provide 1. can significa it amounts of energy for various heating purposes . Site and structure orientation, site location to bus and transit ` .. corridors, and appropriate building construction techniques are also related to the energy conVervat .on question. A The stnay area neighborhood is within close. proximity of area employment centers and is `served byhc, transit cork,;.dhr of Pacific Highway, with expanding bus and. transit service. The neighborhood is within one mile of most ,area schools and ad',js.cen .. to the King Cit,y and Sutrmerf;'e�.d w shopping centers. .� Developmen '` within the. studyarea 'would be within present guideelines for energy conservation. .. As stated above, future , t development of the study area would bewithin present II guidelines for energyconservation ana<<zation. The la n , 38. Coad. t7r d Is within the acknowledged Metropolitan Service District ur;� �� growth botanda and it is not nece.ss hry toaddress foal 14. 39 Goals 116 � l7 18 and 19. willatzlcttc Ri'Vr ' r iiir i P r a e Greenway, Estuarine eS.e/ "� 'cess` 'Cda`s;t'a1.' 'Shorelan(ds:,' 'Beaches ,. and Dunes and Ocean 'Res,oLar'ces The land is not in the illam"ette R:_ver Greenway,, it i.,s not on and dcaes not affect any Q estuary,, estuarine resource, coastal sharel.,an�wd. ,, h;:„ag-hes , :dunes ' or ocean resources . , .. 1. . w r 0 c 1 tik/ ; v� n c , C • ltf, , Y - P 4 ' ' ' , . „ , i„ , 1, ,. , 1., ,I. , , , . , .,, ,. ,,,„ . . !, . .. 1 1 x .tet rr MEMORANDUM TO; CITY COUNCIL, FROM: PLANNING DIRECTOR SUBJECT: Willowb;:ook Compreh4irisive Plan Review CPR 1-81 Following Council's directive to work with the applicant on traffic T . circulation, Frank Cu:I ie and I met with Mr. Robert Miller and Mr. results John Block. The _of that are '" includod with this, Ordinance. • Mr. Miller provided the "Findings" (Exhibit i°C") and Mr. Block ? 4 provided the traffic circulation proposal. (Exhibit "D''') Note that the densities have been Corrected per Council's wishes on 6'{': the Sander's 'property. You will remember that each parcel will be ,,r.s , brought before the Planning Commission and Council as Planned Unit p uture. �:.- �..: . DevelOpments in the f Sincerely, /4 i + a;, AlC.11 U "rvc3rC « Planning "lDirector '' `r R m ......+'' ).`itt'dT e� ,, I', r CITY OIk TaCGARL y OREGON ORDINANCE NO. 81- 81 AN ORDINANCE ADOPTING FUNDINGS WITH RESPECT TO AN APPLICATION FOR A COMPREHENSIVE PLAN REVISION TO THE 197E NPO # 6 PLAN ',MAP OF THE CITY OF TIGARD DECLARING AN 1 EUEi.GENCY AND FIXING AND EFFECTIVE DATE. (Willowbrook) PLANNING DEPARTMENT REFERENCE INFORMATION Tax. Map 2S1 10D _tot(s) 500, 600, 700; Tax Map 2S1 10A, Lot(s) 4200, 4390, 4402, 4500 and 4600, - Project Address: SW Pacific Hiway, 109th" & Naeve, File Number: CPR 1-81 Present Zoning designation: see Exhibit "A!' Zone changed to: A-12/20 Applicant: Treeland Investment, MDS, Investments, I a kr THH CITY TY Ol T I GARD ORDAINS INS AS FOLLOWS g thatr ., .r described are y ` SECTION 1: F::.��3in t�e lands hereinafter' now classified as outlined in 4�he Staff Rr�port CPR 1-81, ��,��c further� findings that pursuant to procedures, the abovestatOd application for a Comprehensive Plan Revision was presented at a public hearing held Ey the Tigard Planning Commis:L n on July 7, 1981. All p Tigard i ,y . at public hearing. interested ers��ns were afforded an o orttu'�x.t to be heard th:;.s Therefore, the Council adopts the following substeintive f ineing s Ae That the proposed zoningis hereby changed to be compatible wit1l� P p g the surrounding neighborhood as determined by the Tigard Planning Commission, and certain, pertinent documents are hereby made a. part of the record. SECTION '2: Therefore,.erefare, pczrNuant to the Iretluirements of Chapter 18.88 of the Tigard Municipal Code, this request for a Comprehensive Plan: Revision of the NPO 4 6 Plan Map of the City;,of Tigard is hereby approved subject to provisions of Chapter 24 of the Tigard Municas ipal in adiPtExhibits "A", "B", "C" and "D", attached and madeapaftofthis Ordinance. n�ezoning designation • of the subject j P p y � gt.d .aS'� outlined in the following exhibits.. ' ct roert �S hereby Chan . I � ExExhibit1' 11 .�ki . Tax Map � ib h�. B I/J" Staff Report " 11, .gs ubttxtpart of Staff ,. E�hi,bi,t C �''c.ncl=n � s .' t�.d bya�yplcant and: ma�1e s. Report rP. . 1-81. G , Exhibit f � Propoal traffic circulation an and density changes. t SECTZ011 a Inasmuch as if. is necessary to the peace, health, and safety of the public that the ±ore'joing zone exist, in the City's yrecords become effective,� 7: �r Li g yhereby d&.glared to e ist, and this ordinance shall be effective upon ,., en eme�r enc is itsa.s'-a,e by the Coun'wil and APiPtoval by the Ha oro Jw,AsS.W•SM By ' �, •' v)te f I' Council, Councl members present this d y .., of , 1981, after being read, two times by number and title Recorder City of Tigard. the �.y, �{ry,y,,ry�ilO... EO '�y f��{ y+ylyK thisdayf (' tk.C"I�'. Y' w S7 �' �,�"1C�� �VJ�. y Mayor -' City of Tigard 4/24/78 O D:C t NC t NO. 81-j 01 CPf ,-81. M �, Y. _ , • "'a '.' .. e,i.l.+i.--- � .<+.4.x.au:' ..tYz,.4•W.4 *h4,... m • . .. , .-a;N. C .z...,F . ..t.. '.F;i.", .. ,.x;e.wi..n•«A":�%IMML"i,.• _.F. 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I. 1....(#.,,t1 M, 1,..1\i'— '1" °�• `-- ' *, I. �s a i'l �'. � , #, ' �rT'� • �.{(. y�(./. y4 W( ,•i+w�u.wa.Yw«+MiiWw. .w.•.. +«..+•.--9--' .r„i A C ffi„1. {, ' �,f 4.,.»w , � e.M_1t jr *1✓t� +'.•..y.,�..w.i»b. 23-74 4 ti L„,;„ #i ..F ./ 14 t {k1�. tj 1 , Fy, 3 6 ,t.,1 , ,.. , , ,..,,, .. ,.., 4 .:1 Yr ,,.,.: ..,ti.. ,�i ,,b i s - fi 'M! r r l In :.www w " :*. 61 400''''''' ,,,,...:77,...:',..,„ _�__,, /f f" �^ ,,.. _ •cul �Xf..ii �".wrnu,.�, -'i ^',..„., MA s k. �.rAj 1COi1 4 '.•.4...„,,,,i,,.:,.- , / �r� �4.., y/iyylk4,�y 1 boil 'tit y� + `'4, `1 I 0' T E: i.-,4+ i yY '"SMq;�fim". ,p 7'4r1N# f..�v r�.. isw * • tit + M+ ,�y.,.y.d a'wx f r...,, -Nli .)Y r '.• '... •.: •,r •:..• ;^ xa..x.f'•1.''i+sNltt x....hWWW].IX<W..e... • .x7'•.-'�Wlldi'{,w;I+hN:1i+.3F.,+MFh ,4.J A u .rJJ?fKnA:.JN r.:l.4If W.Wa. Y H!/if4•.N.n i42t.W.J;SI.?Y,..A.4 N.+Nh,.c.,sat4.. ' r Wu.tl.dl>.u4,Wa', : . ,FFw,wui:.....4eaNiFr.`•dtlxr.„ . .: .x , a. ,. « 11 ° �j w slow + yr S' 0 A NDA NO. 5..3 TIC. RD PL"A ING CU6M.ISSICLN July 7,1981 -- 7:30 p.m. Fci'le Junior High I,ectuxe Roan 10865 Sc•I Walnut S beet Tigard NO SfT3MISSIO QE .ADDITIONZA.TT BIL BY ,APPLICAl'iT SHALL BE NLA.UE AT THE PUBLIC h`E. GUI S TATE APPI,IC\ T IS IIEQUF.S'I`ED `TO DO SO. SHOULD THIS OCGJR, U�7RGQUESTED, TIE " ,2 ti ITX BE TAB` T) UNTIL TE-IE FOLLOW NG HEART , 3;' • coNPItEtENSI 'P7 tq REVISION CFR 1-81 NPO # 6 tv .I.o rook Cant erbuxy Heights To Pesch, the Density Considerations From aity Cota.n.cil to ?lathing Omission APPLICANT: Gramm T vrelo it Co 4730 SW Macadam Pox-bland-, OR 97201 • Tzeelai�d ?nvestz�xits ase Hus�raz P. � 4730 Si?'Macadam 12,995 SW Pacific ti,Aly Portland, 0R 97201 Tigard, OR 97223 Worn Peterson7ilcox.Rri , rsOn. 13455 SWewer R 4 Box 274 T F,gard, OR 97223 Sherwood, OR 97140 r y1,7 411 Sa lae, a , 5 .r.'tiv' s i n 23256 is "►`tt 750 Sen; x creta OR 97002 xicrti.and, OR 97253 • S..19Ld! I `TION: Set iween Naeve P,cad to the Soi th and EvarIgle G axy at th- r Forth, Highway 91')W to the r7 est and 1o9th Acienue to the t,yra..shisigtoyCountyTam Map5 251 10A Lots 4200 4390 4402 4500 and 4600; and 2S1 101) Lots �5:�00 and 600. Pr,' s, ar >' x 1 On March 3, n81, the P1arix g Co-r .ssi o i approved. CPR 1-81 x The &, .a 4 wasthey bew review of ell �en� o� the Ccrr�ssi,�n that a�s�cd �% devebo ;`�....nb l this P ta: alrea 't,/ith ' ;7t rite to C •�;, ; TheCd�'�iyty Obu,ic vt ew i.4 4A+u.,u,'t,�"`' VurWakr�a.k� �'�«1��GY�+�x R � 8J:. \xJ►,1,. Mardi, 23, 1581,l arla 1C:crtatlathe j I, x$sue to the Planriing Planningccarrt .ss on c . t : etiewM It was the minion on of the a:tlincil that t<,:eh ( 0) units peracro was excessive ,t. ze . x of r � cinoltided this re0,18Stt. • rL 1 - , ,I ( ., STAFF REPOFfit `y' AGaTDPN, NO. 53 • `IG?RD PI, MNING COMMISSION July 7,1981 CPP. 1-81 • Page 2 of 3 • i T S tL ' NAP ,TI1- the r ' changesin rehens � Plan_ -- As propoc�� the following • NPO 4 6 Plan would be in, effect, if the Planning Corc�•ssion o rves. The only el-lenge from:the original application is for lot " "►," LI-faaily Pesi:•fie sw b�-ia 1"' to A-12 P-D • °. ent'l."i' e " FIN OF FACT 'J Cz '° 1. Map 281 10A - ,I is 4200•`&'/"90. Treeland Inu�sfxnten•�. Present zoning Wash irlgtor�. Couz tBU-4. 7;2.10 acres. NPO # 6 desigriaaon, three (3) units r acre. Ccrtvrehensx,ve Plan Revision request ;.lo A-12 PD- . FIussrar.. Present zoning Wash ngt n. County RUs 4. Mt 4402. A. B. .54 acres. N * 6 designates three (3) units per acre. Coluipretiersi Plan Ra ision nest to A-20 PD. .Tht• 4500• J. L. & S. Peterson. Present zoning rrlash- ngton County I , RU-4. 1.24 acres. NPO # 6 designates th e (3) units per acs:. F.-,r.' C ire lensz`i e. P],an Rev'isiorl request to ,-20 PD. 'Lo '4600. Wi..1cca',, Vsr ;c on' & W}este,•rn Corp.. Present zoning, '"Iash cto . 7 } W Y7"" 'w +-• NPO , 6 d`+osig tales �.►� (3) i�-+�-►�"' {' ' .r Fere. xo �l w P,la� Revision. request to A 20 PD. .A:nnexaLta- ' - kw ••. on s , *Lot s IJ..tves�.th,' Inc. J:Iesenl.a zothig � ash.ng•k.on Coin 00 � •.4. r 2� acresP1"J 6 d xgn two (2) Ltw (north)' and � atS , e , it (8) triits Csouth), . CcErtpr'ehensi` e, Pi= g �• . sI . retiLit4st to •'•: ,it• '6�00. W: B & C. N. Sanders. P.resen. zo>- ng 7a.slk :ngj -i, County 1'11-4. 8.27 sores 6 des grates two (2) units (•io: i) eigtt t south r ve Pl, n vision. .r te►s-:' d g' � �.8� �t� � } , C ehe.nsa. �, � to ,A-20 Pb* .2VitiWcation petit on SVItztlittea. ,14a13 "2$1 10A. ,� ", ' w4 0 be s1 exed 919 Vo 3 . Dots 44004 l a .� �~ . lot r'� �. �, � � :d. �+�. w 441 deSzgriatZola hat,beet.), a)p., ed for. Mts. rltersc)n:i is otw rtLopatisa3. I • this a o don ivla.p 281 10ti " u Y yy.yy�y , could n "pl.�{y y �«� A"1y w o w�y y yA"t y y �: � 700. �'.K«�I �1.JJ4,�C`wri ►.dV��'�»1 11.'a+.*� � .44.1t4iF�d.l IW �. �`4+Y� J,rr� �k.�� .,WL1�,.�1.J�+w�L.,.d �J{i �x+�° ►,n o r - Pre ,..r`t'' ` tuts .d , ki;tv. 't,4,, x,1,, w,w+�i 4 p,0i-,--,1 -`;.•1,A4 v','+!+�, ,,- » k «. ._a ..,n.. 5 tc,w , ,r m 11 -. 41 e (" • S�4JF REPORT A 11A :NO. 5. 3 TIG_ PD PLANNING CQ IISSIOV Ll'uly 71981 d CPR 1-81 Page 3 of 2;1 10_A Lots 4100 '& °4201. M Armand did not wish to participate in this application. . a cr o 4 6 " `: for - �,„�s area she s d ansit desl!�i tata..,on.s ern.:.`r,... t e;,d ican �egu sting eCc-npreh.nsive Plan Revisions Cx 1r4�. 1l.t l.s are .... v the t C enumerated eabo-ve 2. A copy of NPO 6 Plan is made as n t► E�hihit $ �. to this Staff k�pert. Ca-rnts on ti-lis Plan xelatii7e to this application are made in z, general stater .nt as follags: 1. The density issue ,(Policy 1-2) which is addresses i • q(11,, TI CARD ,CITY' COUNCIL ' '' Comprehensive Plan Revision CRA 1-81 rind ings 1. The applicants, Treeland Investments, Inc. ,, ,,ase. T-usvar, Jorn Peterson, Wilcox Erick,�on and Western Corp William Br an C. M. Sanders and MDS Investments , Inc. , request that the official comprehen.Tive plan d ascription for the land be changed from suburban low density designation • to urban ;medium density residenia1 designation and that the land be zoned A'-12 PD and A--20 PD. The applicants have supplemented their It • application with dooccuments entitled Plan Amendmentr Zor0, .� Change, Wiilowbrcn::,k; Farm/Canterbury Heights, dated ?ebxUary 1981; and Graphic Supplement thereto dated May 1981; copies of which are incorporated herein by reference as Exhibits A a.o.d B. 2. An application camp.ying in all respects with all requirements of the planning and zoning code of the City • of Tigard seeking such a comprehensive plan revision and zo,ie change has been received. • 3. The applicants have paid thx proper fee for the filing of such an application 4. The notice and p )liu hearing r egg airements l. . havebeen co plied with in accordance with l&o. ., „, iw....�..� ..w,.u«:-Nw a�xw' ��ws.'�i....a,u;le..•wq�w,nv�S+t-M�ii��++.nvwrdr`W.4w.h,041.4k As 4•a'taCt lwr" ,.m.,..•.. 1 5. The land that is the subject Of this proposed plan revision and zone change (hereinafter called "the land") is described and zoned as follows Map 2S1 10A Lots 4200 & 439Q'. Tree land investment. Present zoning Washington County RU-4. 12.10 acres. NOP # 6 des igna-- tion, three (3) units per acre. Comprehensive Plan ;Revision request to A-12 PD. • Lot 4402. A. t Husvar. Present zoning Washington ;; l • County RU-r. '.54 acres. NPO # 6 designates three (3) units per `acre. Comprehensive Plan t2evis inn request L to A-20 Pt . Lot 4500 . '. L. & S . Peterson. Pre l ent zoning Washington Couxi ter RU-4. 1.24 acres NPO # 6 designates nates three (3) units Per , acre. Comprehensive` Plan Revision � request to A-20 PD. r. Loi, 4 6 0 0 . Wi ,cax Erickson & Western Cozp Present f , e zrOnin I/asb,a.n, Xton Co . g .. �,�1ty RU'"r'4 •, m76 ares, NPCP # 6 ; designates thri:4e �3� units per acre. Compreh �rs ire Plan Revision request to A-20 PD.. Annexation petition ubm .,(.ted a Vial) 2S1 10D 3s I � 'Lot 500. NDS in es rents i Inc, Prose n 2011irx5 Washixxg 4 n 2 , ,.....,.•r,nk...,.`.. .r.r.+«+;."a+. al;ir.,.,ww:.w»:w...,.. .:.':.,..... ,w. .»'....... ;F:V.,.-w..':w»ruNKWwa..+l+.Jnr•...wAw..w,w.w:w«-.«...+uw,... w.oW+a.w.,:.,;.,.s.w,.,p,..+,.-N;'.e-«...aw.rw rvx.,rw«xn,«...rb..dw.:.�4rrNir,.ria.:a'.tm..:..brK:0.AM.,.u. :t...rW.r.a,.rv.a,.n...rw MwwLWhw wawswnnwr.nt. County RU-4 . 10 -27 ' acres . NPO 0 6 designates two (2) A units (north) and eight (8) units (south) Comprehensive f I Plan Revision request to A-12 PD, f A - Lot 600. W. B. & C. M. Sanders. Present zoning . Washington County RU-4. 8.27 acres. NPO # 6 . designates two (2) units (north) and eight (8) units (south) . Comprehensive Plan Revision request. to A-20 PD. Annexation petition submitted. 9. Map 251 10A - I' 1 Trots 4400 & 44'01. These lots were annexed ,in 1979 No Tigard Zone designation has been applied for. Mrs. Anderson is not participating in this application. Map 2S1 l0 D �- k.. tot ",700. Mr. George ge could, not be foundPropertyProperty' not �r b included in this proposal. Property outside City.p �erty xvo 1 ' ann exation petition received. . 251 10A +- r�R+ 4100Mr. An7land did not wish to par�.:�c.a�pate Lets ,fir 42Q 1. in, this application, 1 f The SRO # 6 Planfor this area shows density de$ignation8 enUmerated abo`te. . ppl oaxitz are requesting the , Com rehensive Plan rtevisions enumerated ;moa. r .w rr f 6. A copy of NPO it. 6 Plan is made as Exhibit "B" to the Staff Report. Comments on this PlLin' relative to this application are made in 'a general statement as follows : 1. The density issue (Policy i.-2) which is addressed in the NPO Plan is the main issue. The applicants are requesting increased densities. ti,,.s e . The NPCP Plan addresses the con-- ,7 ` ditions to be met for Io.evelopment. (Policy 3 - 4 5 6 7 8) 2. Public services : Sever is available north to serve • lots 4200 and nd 4390 . Tualatin Development will install a line to 109th and. Nave Street to serve S tine field XIV. Major street" improvements will be made as development made, tomes place. All proposed development will be as Planned Developments under Chapter 13.56 of the Tigard it.:t tcipa`[. Code. Th..7 ri:cc"1 Development (PD) designationalallowsF Plan a preliminary and general plan review before the Planning Commission, and the City Cou,no :L. must aper c ve final plans s Ample provision i5 made forpublic co roanent. • 111 8. NPO # 6 Plan was approved by the Coun.ci. cin 24t 1978 by Ordinance No. 7837. 6 has not met, formally q"+ since prior to Septex ber 19 70. The last ooxeirh received by staff from PO 6 was In response to Staff 'Report P. . 4= 79 in AO 1 i the form of a letter from Mrd McPhillips, NPO # 6 Chairperson 9. AU but two parcels of the land are within the a' existing city limit's of Tigard. Annexation proposals for the other:. 1. two parcels (tax lotS 251 10A 4600 and 251 1OD 600) are noir pending before tine Metropolitan toundary Commission. xa.dn 10. The proposal is 'consistent with the policy state-- , merits in. Neighborhood Plan 6 encouraging preservation of natural features by ,cluster nag development in p• lanned develop- I merit 4:s with open space. 11. The .land is adjacent to -.,nd served by S. W., Naeive Street, by rano collects,.., street Canterbury ,ant,. and by "Czrx.:� • major arterial Pacific Highway. '° The City of r: �i ; ad Conpreh ns ive Street. Plan -I provides that S. '4. 10 5 to Avenue will connect with Canterbury }` Lane. 18 After the Pr CCs ed comprehensive rehensrre plan revision . H and zone change any proposed development on the landwill be r subjected to further staff and public review in the edevelo planxY d pm©nt ptocess There is no street, road, or ''�:raffic pattern that is :pub iztted for approval, at this time. Any pro= i' posQd streets or ,roadways including prospects got ifngress and egress to the development onthe land will be su i.tte .. for t` review and approval. Aby trafrto problems that might appear r; 4 i * it tl ,.1` .. .. .. .. ,... .. ... .,.. .. w. .. ,.... .. ,..3.+, .. ..♦aux r. .'X.w'.iW,F„»,wx .., ....,.a«..,a»w ,.a w«. should be addressed at that time. The major traffic accesss to the land should. be at the intersection of Beef Bend Road and Highway 99 and traffic access from the land to 109th Avenue should be deemphasized. 14. The land is near and located convenientlytO commercial centers at Canterbury Square, Suri'-,erf ield/,King City Tigard City Center and Tigard Fred Meyer at4-1 Pay Less stores. 15. It is the policy of thse. City of Tigard to locate mti.lti-family residential housing on collector and major streets near and convenient to commercial centers . 16. The land is near and convenient to public schools, parks ind recreat3ien, public transportation, local and regional commercial centers and employment centers. 17. It is thepolicy sof the City y of Tigard to require land developers to pay the cost of ,extending water and sewer service and streets to the developed Property. The costs s of extending necessary sanitary sew' ,• . storm sewer and water service to the_lard will take the larll.t,. ` i f 'the � r n ' ,��' the r�e� szt�es, designated �n C��. to develop � , uneconomical the existing comprehensive plan and goriirlig are maintained 9`. f e �e * rens �y of the -.lana remain 3 g: , as 3. is now c`�es�. na,�ed �n neighborhood Ple11 6 the land all f w 1 j r probably not be developed in the foreseeable future. 4 I f 20 . There years, a sub- stantial need for additional multi-family housing in the ' metropolitan service district region. That need is evidenced by Metr.'s urban growth boundary findings and housing goals and i` policies. ">1. 11Gle�• ♦ 21. Tigard and its planning area are within the Metro- politanservice district urban growth boundary. ti 22. �bG has acknowledged that Metropolitan Service District's urban growth boundary complies with statewide planning goals and guidelines. al lands in The densities�.t�.es designated rated.. for residential 23. e s Tigard's comprehensive plan and neighborhood plan 6 for residentia development within Tigard's city limits and in ' Tigard's planning area outside` its city limits do not comply with the policies of Metropolitan Service District as stated in its memo to metro area jurisdictions 'dated dine' 6.y 1980 and do not 'comply. IDC's policies as stated in, its acknowledge- Ment' of cfamp1iaf ze report on Metro UQB dated December 13, 1979 • I I 24. lido tion: of this proposed cpm reheneive planrevision and zone change will add 33.68 acres of land zoned for 341 dwell n g i n,its of mult faTi:ly housing and will substantially WWtit4ntyGLly iArJW Y s single T�ird, �.nglo.famiiy multi housing,housing mifor buildable . J w, sM..t v. rl. _ M.erlw el.:k.M-.w.i.wkl ..j.?..dw.Y`w" .:1:M I.4dw.+rAM4`:+i.ih+iC.Yn Aaw:It{Gld}c M7Mzr'.N'MWY.MAYMY?+W4itM'1..:'wW 1b C•.-n � ' ' drin+i4,A.taN'.a•R.nw.W _Y.NWIA 41f'L1dUW+..n K;:Aiq¢Ye. r, t land as illustrated on Exhibit 7 ,a ae Use Location Plan) .to huh Graphic Supplement dated May 1981 int orporated herein as Exhibit "Pa. That plan is approve as modified by reduoirtg the permitted , density on the southern portion of t�e'p S''1,rders parcel from 20 units per acre to 16 units per acre. 25. , Tigard's needs l and regional needs for additional multi-family housing can be best met by adopting the Comprehensive plan re:l' Sion and 14orte change proposed heres 26. Goal 1. Citizen involvement. There have been four public hearings (two before the Planning Comi .ssion and two before the City Council) after appropriate notice to the public andextensive citizen inputhas been made on the issues p/ sentetc • by this application. 27. Goal 2. Land Vise Planning. Thisapplication and the prot.edures followed in its consideration have been it accordance with. Tigard' s zoning ordinances _and comprehensive plane The Tigard Planning Staff and Planning Commi1tsionhave reviewed the applic?thign and the Materiels sub ii ted therewith and have re,commended approval. , 284 Coals 3 and 4.. Agricultural Lands and korest Land8:. The lane is Within the acknOWledged urban growth boundaz,Y Of Metro- pol.itan se 'vice t)'iStrict and it is .not necessa tC ad,eresa Goads i N A i y .....: h it ..:. • r: '.. ... - ' .,w.r...i'1 x..a.c w . ` • • If... +awr.sY.R-.i.X++F"a71Y17:4'rr 1.Rr....?HI.w,Yr.M.pw.l+wrw'wwY:.+.r .vl'r+.+X..a .:{' fd. .f,X a..iJ+J.Fw,r.iA4rI.M.Ab.., r,u'k d.. cwt r.p/w• /i.i''f •., .Y''..r u R u 1 N .r.rexX:W. !.. .W u..X-.- • � i r A 2 9 Goal 5. ,, opari'♦;,;. aoe: --;Sceni'cw' and Historic Areas and Nationna i♦ 'P.e0 1r`c'es. The planned development process and 9 a` .g used to require developers of �ryy � " _ �'' p � this land. to esu. n reV1�- W can ' preserve trees, open space, bird habitats and scenic features ♦'. where they exist cq Y. 30. Goal 6• H:3 ,,,ete �.andland Resourresw 'Quality 1 .0. The land . ,� bec >�, pw erved 'by City sanitary and .storm.. sewers and by .•, • Tigard Water D .strict. The location of affordable housing w ' N near,:comn�erc :ai centers and educational-and recreation f ;c±lities k' Rr will reduce air pollution to 1 FC Areas Sub ect to Nahural D 31. Goad. ?, � 1 � � Disasters and gazards The land has development limitations ranging fromslight ^ to moderate„ 10% of the neighborhood has slopes ranging from 20% 1 b 0 to 30% but with sensitive building construction techniques these +,� PP use witha "cluster`� housing areas could ,au or� reszdent�,al as ➢ r nonce b. No too rah oonst'raih':s dictate the ultimate land s,. ,,I use pattern and extent of urban development. Tee are no i. known hazards that could 11;mit future development in the neighbor- §, hood andno known r' natural youx' ces that ,could not be enhanced s, o : res ��rved byfuture dt4veloP ment P 1. I r. 32. 1a L .:a bx):I eedS 1' l .te. hborhood is r well, endowed With patkland compared to other areas..s� n total ,, there is one of Pare four s+ h.00l rel rea4i.on sites o tto 5o1f 0,ourses and th;'zt °.' and swim center. took irk is n a ' , ' •t Ihi I A Ill 4 V. e '. • R _ IMa' rr N _I ,I) .,. .:. ,Nli. ..:>.u.,..rii`.•i•.:«..iu.d,".v+ik.•+/,w ..,.lre,.l.+waw.rw.«._,:...xh+Nrr+;:.n..a.u•r.w.vrnn..»I+rw..... regional parkthat is the mo s t heavily used in, ` the �c-c{omr,unity. ' I Its trails wind along the Tualatin Fiver and connect to the City's Greenway System. Abundant park and recreation facilites are presently 1 available to serve the studyarea and wi-t�.x the future tUre a1eve lo-- me11t in the neighborhood additional recreational improVments could be built. 33. Goal9EcQn �icy 'o f thy. Etate. The land is comprised of 33.68 acres with' i th three d el ling units with • six oNnersh ips involved, and is approximately 3% developed. The remaining 97% has not been developed due •to existing zoning and the cost f-actor ex•lending urban services. r? The W'ashington. County a °gessed valuations in the study area are inventoried and sammari zed as follows = hand Total land area 35..68 acres Neer of lots : 9 lots) ' I A.ssa,ssea land value : $303,700 r , PveVis.go land value/acre: $9,017.22/acre Proposed Land value. $1,020t000 p Proposed planland value/acre30 ,000/are llIprov me,`is a umbor o dw lli g units 8 beu es ..ses ,ed. . rove e t Value: $91 , 00 { • 1 !• .;. _ .... . w,...„..,.,_«.-»,.:.n.f«M ,_:. ..«w;w-..,mow»„ ...da<..:a.1t Ja,a'ar.ruw»y:. [r;e».a..,. a-1w",rY.—, .':..artn+.W,WPF�MnF+":%iL.•«.,,+:wi6�:.. P , Average improvement value/dwelling units : $30 ,433/dwelling unit Proposed plan improvement value (353 dwelling units) $10,742,849 Total existing assessed tax base: $395,000 �. Total proposed plan tax base:., $11,762,84 3,4. Goal 10. 'Bous•i'ng. The densities designed .or g residential lands in Tigard's comprehensive plan and plan neighborhood� p an 6 for residential development within Tigard's city limits and in Tigz-td!s planning area outside its city limits do not now comply with statewide planning Goal 10 (housing) , according to. Metro following review of Tigard's comprehensive plan. LCDC has` also indicated to Tigar w verbally g' c that Goal 10 Cannot he met under present zoning, A study conducted by Tigard's a4�torney indicates that Goal 10 cannot now be met. The city is studying the alternatives to meet Goal 10. Approval I a of this application will make more e ai card , �, pP ��` � � casing available ab�tfV in the, region. ,. 35. Goal. 11. PtIbiio ' `ae ilities , Water service ice to the study area is provide6, b , the Tigard Water District. The ID,istriot has a 1; ' in located in 8.W. 109th that t4i1,4 provide service to the northern half of the study area, fit, a. an 80 xra.4a in 8„'w. Naeve that will provide service to the 'A southern half of the stud, area. • be land issrvica Sb e with wCtrjstorm sewer and AM streets , ,1 .• serVice will he. available in t'7.e near future pendir,,g con�s.y+ r uoi oyLo a . gravity s YY er line b Tualatin u . i A .r' , , ,.a, ... .. ,...,..,....,.e.ry-an «A'•Ya a+MY.•u':=-.'n, r-. ,. » i=.a+xyy..._+..w.4+fit;{ t'+=r+ :,...s:isid?JA'i:vM r w,.,.; :a..'n,.. ..x,.,w,+Ftz.•tvaa ww..,wfy.,wtiq!Mtat,,a.x.J w..A4av4..a.;. rt Devr lopment Company. A contract exists to cause this to take place. Storm drainage is also provided by two systems. The ,Northern`half of the study area drains Westerly toward Pacific , Highway. The Southern half of the study area drains Southerly into the strom system serving the Summerfield development. Tigard School District 23J provides educational services in the study area. Templeton Grade, Tuality Junior 1 High and Tigard High Schools are within one to two miles of the study area. Enrollment projections, coupled with the anticipated housing type, indicate the capability to serve the studyarea. In addi ,.:Ion,, future development would add to ' the overall tax base and help provide for school expansion projects. In general, all urban services are either presently available or planned �to serve� the neighborhood With little or no negative impacts. 36. Cowl 12. 'ransportatir n, The land is served by the minor collector street of 8„W. Canterbury Lane and, by 8,W. Naeve Street and by the major areterial Pacific Highway,, Thr; r I ,tt jor traffic access to tl e land should be at the intersection of Beef Bend road and 3ighway 99 and access to 109th Avenue sho.'ld l. eemtlphasized,,� be d Current Ibus rout ,ys are predominatly oriented to ,, downtown Portland on a North-South grid,, Direct service to ,.y Washington Stjuare a � "� xl Y� service,. centers �ty� .fie available y�!ry 3 +�[ .�j � � LL:•'1i' GaiM 4.i�..,4•..:4�lile . }1 Via the Berbur transit station, The 8tudY area is presett -12 « ° q � � k • Y • = v N r GN A 4 a ,JR'i t ,+ r.dPrr .M.14JN,1W.i,.iP.11 ,.YI l,. +,:4:i, .w.....,4p,F...EvxGYWrr,Mi;ik'.a4.rfiu:4,aw.;w.,+a«w...J.',cgan•.»>taAat+raal�n Ke;v.,.Wa,..+rwJ.u+M4d4..w.w:c..Aw...... ',...?....nW11 t'Naairvvr,Hww«rml.dcw:e+..a..i+.a. u.:r.+.+wl«a!"+.iii'«J.khev=.°y'$�tnr..w.+'R.M«+Ubiitla'1d1:'^ ...•.,.._*[...m.3..,.t:.M w......»,wia inww.p.•:ww p t served by a 'balanced transportation system with planned street improvements to support urban densities, and therefore fulfills the intent of this goal. I ' I t . 37 Goal 13. ` 'EF nerg'y `Cons:erVa:ti'on There are no known nonrenewable energy resources sources located within the study .area.• 1,.. However, solar ener y r a renewable resource, can provide i significant amounts of energy for various heating purposes . Site and structure orientation site location to bus and transit corridors, andappropriate building construction techniques are also related to the energy conservation question. The study. area neighborhoodclose proximity is within of area employment Cent41rs and is servedby the transit t corxid�r . y Ip of Pacific . . Highway, with expandingbus and. transit t service. The nez.( hboz,hcaoa is within one mile ! h ` � of most= area schools and , . adj scent to the King City and Suxrmerfield shopping centers Development th a study area would be withinp resent, 4 to z� + � M guidelines fc energy conservation. As stated above, future develc)ptrtent of the study area would be withiri present guidelines for energy conservation. . I # , � 38 e Goal ��. �Trb�n� sati �n. The land is within the; acknowledged Metropolitan Service District urban growth boundary and it is not laecessary to address Goal 14. tt 9 cloa i s 1$ iii 17 18 and 1. '. Will ie tte i Iver r 1,* - M G � «'1 t ' ..L'-h. ,• :'i.' P n "Xr,,.„µG "+iRaMt1X.4,r4.'Yy,W'++Xb.♦ r:r:.. ...tiCF{ui±1�+iVNMRWgMS'.:.F.«wMl.,v.iWh1�1...i;tF'�viWAtiw�k . .:,i..+.uJtx1\uAVP.u,etY+M,...-..,iMx;,.1.v.,.1.wXFr+4Mrx,i'A.=H.%iMan rl`�,A ru..r.r n�ax,u,W.A It ir. tVAMk�1aNN'+r;.A�Y..�•I'�NAx:-. i. 1 4 1. • Greenway,PEstuarine' a; es'aLirccs',' `Cciast : 'Shcix ,,;ari�is`�” 'Beches and Dunes and 'rcee° 'Resou:r'ces The land Is. not in fhe Willamette River Greenway . it 3:,s not on and does not affect any estuary, estuarine resource , coastal shorelands, beaches , dues or ocean resources . I 1 i Y ` A MJr • ,... .u4. •. 4 . ' w. r1 4 i e `his« 01''''''''' 46t — v, irM l • tt CITY OF T IGARD, OREGON ORDINANCE NO. 81- AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION FOR A ° COMPREHENSIVE PLAN REVISION TO THE 1978 NPO 06 PLAN MAP OF THE CITY J, OF TIGARD .DECLARING AN EMERGENCY AND FIXING. AN EFFECTIVE DATE . (CPR 1-81 Willowbrook/Canterury Heights Density Change) , PLANNING DEPARTMENT ,REFERENCE INFORMATION Tax Map 2S1 10D, Tax' LOts 500 and 600, Tax Map 2S1 10A, Tax Lots 4200, 4340, 4402, 4500 and 4600, Project Address Between Naeve Road to the south and Evangle Cemetary on the north, 99W to the west, and 109th Avenue to the east, File Number: Comprehensive Plan Revision, CPR. 1-81, Present Comprehensive Plan Designation: Sururban Low, Density, Comprehensive Plan Designation changed to Urban Medium and High Density, , Applicant: Gramco Development Co. THE CITY OF TIGARD ORDAINS AS FOLLOWS : SECTION 1: Finding that the lands here, nafter described arenowi classified as: Map2S1 10A -- " g ."� 2 4390. Treeland Investment. Present zonYrl LOts 4 00 & _. 12.10 acres .County ���'-4 . s . NPO #6 designation, 3 units per acre. Comprehensive Plan Revision request to A--12PD. 15 • i s=a.n C �xn.t B. H� 'Iresent z � a 1, ton o Lot �402. A. a�>var., a r s n�� o ��tg W �` � y ,_ter VD-4,. .54 acres , NPO #6 eesignateS 3 units per acre. rene,�x ' p sive Plan tevisior� request to A-2OPD C,om Lint 4500. J. t. & S . Peterson Present zoning Washington , County R -4 ., 1.24 acres . NPO #6 designates 3 units per p 'vision request to A-20PD. acre. Comprehensive Plan Re • Lot 4600. Wilcox Erickson & Western Corp. Present zoning W iJington County R1tJ-4. .76 acres . NPO'' #6 •designates units per 'acre w Comprehensive Plan; AOvision request to, ` A. 20PD. Annexation petition submitwtet Nap 251 10D 00. ,�•"�lL- Lift � Hues iv''.!le;nt. Inc, Preqen k- zoning Washtxi,gton, County RU-4„, 10.217 acres, WPO #( designates 2 unit.N (north) and 8 units (south). Comprehensive Plan Revision request to A-12PD I , 'fig . R � e Present e �. Washington �`?� Ltl�t X00. �, & C� Mr. Sanders.� w .. ��, �..� t,`,�'tt�.�l �,. ��t ion n� >� W M� y �� 8.27 acres. NPO #6 deli hates 2 units i '. , county R.�.► 4 � desighabes and 8 units (south) . Comprehensive Plan Revision au` roguest to AL,-20P0. Annexation petition submitted. i O'RDXNANCE 81`',, , CPR:' 1-81 r .r / 1\ / ry t, 7 7. Map 231 10A ?' Lots 4400 & 4401 . These lots were annexed in 1979 . No I -. m Tigard Zone designation has been applied for. Mrs , Anderson is not participating in this application. 1 M Map 231 10D ; ., Lot. 700. My, George could not be found. Proper':y not ins. luded in this proposal Property outside City. , No '', /. •. annexation petition received. } M, 2Sl 1C)A ; Lots 4100 & 4201. Mr. Annand. did not wish to participate in this a�p.li. cation is N, The NPO *6 Plan for this area shows density designations enumerated above. Applicants are requesting the Comprehensive 1 Plan Revisions enumerated above; and, f: -'`-2 a . SECTION 2: further findings pursuant to procedures _,vea aced , SE edure�, thy. abo E application for a Comprehensive Plan Revision was presented at a ri blic hearing held by the Tigard Planning Commission • on July 7 . Ail `interested persons were afforded an oppor�- , r tunity to be heard at this public hearing. Therefo be, the , Council adopts the following substantive finding: r A. That the proposed zoning is compatible with the j '', surrounding neighborhood as determined by the Tigard Planning Commission; therefore, tI " a SECTION pursuant to the requirements of Chapter � .$ of the Tigard d Municipal Code, this request for a Conpreh¢rJive Plan ;.- Revision of the NPO #6 Plan MapOf the City of Tigard is ". ' hereby approved subject to provi8iOns of Chapter 1$ .24 Multifam l �Y` Zone of the Tigard ` Municipal Code as embodied 'N,, in adopted Exhibits "A" r tt1 f r and "C"C" attached and made a ,. part of this Ordinance. The zoning designation of th,-� +,�: subject properties are hereby changed to: Fll . Map 231 10A Lots 4200 & 4890- Compre;len.s iv(3 pl, �an RevisionA-121PD Lot 4402: Cor r hensive Plan Revisidln A-2015D Lot 45(5-0-': Comprehensive Plan Revisidn A--20pD . Lot 46(70. Comprehensive ,Plan Revision A-2Oi'Dx - Map 281 10 , Lot 600: Comprehensive ,?14).1.1t ReviS'ion A-121P,t);a. ,1 Lot M,. Comprehensive Plan 1e 11 s1.on is he sby limited. to est tore �h in sixteen (16) i n tJ per acre. (Refe nc4,City Claunc .1 minulbe$ a_ d August: 24, 181.«) i , . � y� �� ��t� ai,� A egaesci ? t ien 'E:Ith .bit "fir' Tax Mai; 81thibit "C" ft.,r Cert 7 ' r i, 01.0.1 CS 81-. , /'' v. r+` Subject properties are further subject to the foliwing conditons: I - All development on these lots shall be Brough before the Planning , Cor,m�.ission as Planned Developmenl,s and the Comprehe s ve Plan Designation in each case shall be reviewed as a portion of the # . p Planned Development Review Process. A traffic circurlation plan shall be developed with property owners, the Oregon Department of Transportation, the Neighborhood ,Planting 4rg niz tion .if :.ctiv ) the Public Works Directo~.. and Planning Directo . Major corFcern to be addressed itclude t but are not limited to: 109th to Summerfield,, access to 99W at Beef Bend Rued, Naeve Road and 109th access. future development density. - SE/;TION 4: Inasmuch as it is necessary to the peace, liiealith, and safety of the public that the foregoing zone change,`in the City's records become effective, an emergency is hereby declared to exist, andr; this ordinance shall be effective upon its passage by the Council ,x and approved by the Mayor, PASSED: _ present BY vote of all Council mewbers ;� this day of , 19 , after Viwa+lw".wwr.w. ww.rl... ... YMw W!w• being read two times by number and title onlya " I , Ber rder - City of Tigard ApF or this day of __s) 19$1. } +�vED. �3y` the .Mays y , mayor. City of Tigard ORDINANCE No. 81" .. , . >. 1'81 I , - - •. '• •. .r>T:e n tubae FK 1 Y ,w W db a C r f • A r , 1�. ♦ . M A a M 4 w F • • '*/:I. '....---.7".'41....,... - 3dt a,l.�` — EXHIBIT 'B' 1^ i , M� 4.t♦• r wii r`a ...rti 1 ,• or 'i.:(.' •`.• '3 r x ,. e t y� 3 .7 I .. u ; cr .- 4:00 s� ', 0, .ACV `. .4 �.•Ad. 1_•. •, 1 'Si:.i ti, W ^ 4'Gr /1 T b.l. 1 ( .200 "' yy • L_- , ,1,%,i . din m! fwS:N_12daCt �i Y i • F I 1 1 , } '''?,,1:‘,':'''I'''' r2_�1►� 4tva t.r�.• .oru d, 2S ' Ah , fj pu.• j orr_Vim'. �+'." .•1�0..? 1.. • 1- Bs 0.55 02 . t^1sYAhFQ' 4, 0 4.401 ,-,-,v. '+m��. ni\ 1, Irl i too ,.ii..:. r , ._.w, , n , w .0P I Gx'••: 504 u ---- a,a 1 t )..F1+Jr t 1►ly+J' 5°1/4.` '• 1 .k aii 91:f� t .00y ,�, es,�7tivfA , • 1 4:., s ®a• � � �iy+ /+a ,♦pay+� � • m a '4 wi• q' .i "�'..t^t..ii. !I.��i% 0` ld✓,. ,' y,.w '1 '..`---"" v : 1 yZ•;' , ' ?7 78 , , vsr rx1 . t „ , 1 ..,..., , , , r• w t , • . . , ..p. 1 I , 1 .,,, • ., n3 .74 ....,,,,,,., ,0 0 4. 1 , 1 ----"'",ti I t ,,! rra C � t A 797�rrM 1 i 4")3 ,fww ,' , ;7*,t...%, 2*.,,.'-t.t.,..„,. " .. . . ,,, •9Gil `a, lir �t. w r`"'""4' 1�•alar .,�d!.V,. ', W c-' y + t - i too : ' _ 1 41017 �f,rY�ti : 4� 1: ,,. ,yr, moi� w,� I i Id raM .:,..c,._tl....arM4 ,. x- 4+ `La ' 7 „ „h„� - ,�wN {_ I`»,', y s”'` d 4,i erg: • it � xb ul. 4 1 , y'x!4°.1M '.r aid1 � I w ;',:it-1 w'fi � 4 l a a aif ai' i ,,1 40 ; ,aari-!'— ,, ,e-. l 4 ,,, r,+"t1. s �I , 1 1n.. ,..--11-> INu Nntvllttlliiil+ li, ,-" l . - 1 14 . '1."E., ';',:. • ^ i w w. ` YMWWr4d•�drWrlw�.Yki, -,ax.•+� . ._..... , ... ....... .,. -, • •♦ N •''�. ,•.�, .,+ I',t�;, � ar • , • • I A v L , II, Y. . :.. A.44 r .. ., ..e..«:e11 .'. r 1 l ...:.. r.M.al t+a..n.,.=*-.a..tr.illw Sk• r . W.. .e +vo-lit<-»< .a..'.,ir.r:.'....N.. - ...vgy»p..t.-. EXHIBIT "Ci' STAFF Riatt:)ORII 5 AGENDA NO. 3 7. I TZGARD PLANNING CO MISSION July 7,1981 - 7:30 p.m. Fowler Junior High -- Lecture Rc,cin 10865 SW Walnut Street, Tigard NO SUBMISSION OF ADDITIONAL MATlii rtIAL BY APPLICANT SHALL BE MASE AT THE J PUBLIC HSG UNLESS THE APPLICANT IS REQUESTED TO DO SO. SHOULD THIS ' " -; T THEC ING } r CK;CURr Zm1RES,�•E�',�`':ED THE; ITEM WILL B.C, TABLED 3NTI...L FOS DO EJ!: ` REMIND CC�MPREHENS }tiPLAI�" REVISION CPR 1-81 NPO # 6 . y _ �:'CanterburyHeights ' i�i.lo r To Resolve this Dansity Considerations Fran City Council to Plarining Cci rmiiss lLon APPLICASNTT M Graxnco Developprent Co 3, 4730 SW M cadatlt Portland, OR 97201 OWNER: Treel.and Invest rents Aa ,e B,B'isvar 4730 S '`iacadm 12995 SW Pacific Hwy . r Pox ;and, OR 97201. Tigard, OR 9723 !- I Torn Peterson Wlcox'aE.rickcson. & Western Corp` 1345J SW Crex` R 4 Box 274 Tigard, OR 9722:1 Sherwocod, OR. 97140 W`11' Sanders MC.S l'nvest t ernts p 23256 Bents RoadtlE 150 Benjamin frac lin Bldg ' AA.1.rora OR 97002 Portl9nd, OR 97258 /0=71'11\74 g on the Jt a �.�.m� and F4Van L �,. SITE� BetWeP...T]. Naeve Roc�tl to the Soli-Ell ��' �_ . North, Highway '99. to' the Westt. and 109th Avenue to the East ' • Was lington County !,.' Maps 251 10A Lots 4200, 4390t 4402, 4500 and 4600; and 281 IOD Lots 500 and 600 i '` . a P PPG'VIOt� .��! the 1, 'ap r� ed CPR 81. I lia e primary ; t, 9P'1ann�n Cc�t�'tu:5s��'� ov' l , On doh 3 �, $l, g �� cou rt. of the �Col,at i.>, i- was that they 1 e assured of� •.'eview� o�` all '., . t a d reio� E in, th�.s p t .. tlar area with + fe: noe to density', !, The City Couno :l. imvietvea CPR. 1-81 oti Mari 23, 1981, and retrianded the tol the Plat rig Cmi ssi�n for densit, view', was pig.. !' ;� �:'�;, t �� opinion - the that t,+en � 2 ; units ,r a i.e gas excessive in i e1ai,.t.on to issue of t�1 � � .'��` �+��� ply +� r properties includesd, in this rec„ esti. 1i 'P STAFT REPO' AGENJ)A NO« 5.3 TI,:.GRD PL21\1NING CODEISSICINT July 7,1981 CPR 1-81 Page 2of 3 STAFF N,ARET As proposed the following changes in the Corniohensi'ie Plan - NPO # 6 Plan would be in effect if the Pl&nrxing Car►.-tissic�n approves. The only change frau the orifi .nai application is for lot 500 of Map 2S1 10D from A 2U Q1Mul.ti-fa ii1y Fcasidentia1" to A-12 P--D Multi family Faesident.ial Planned Unit Develop rnt" FINDIN OF FACT: #, 1. Map 2S1 10A 0• &'439 Lots 42t"� '4390. 'I'reeland Present zoning Washington ; CountyRU-'4. 12«10 acres. NPO # 6 designations three (3) units per acre. Corrprehensive Plan Revision request to A-12 PD. Lot 4402. A. B. Tusvar. Present tonin Washirz g gtori Cotinty 10-4. 4 s, NPO 6 designates three (3) units per acre. Co :�rehensi, { Flanis3 o ret nest to A-20 P'D I,ot 4500. J. L, & $« Peterson. Present zoning Washington County RU-4 W 1,'W 24 acx es. NP01 if 6'desa,gnat�is three (3) units per acs requ_ ' D Coirehensz�re Plan. Y C. � p to A-20P . .;.Lot. 4600, Wilcox h,riClson & Western Corp. Present �osx1Zg Washington.CcurIty RU4i76 acres. NPO # 6 deli totes three (3) units •A c acre. Ce:xrpensl •Ve Plan iReV`�..•Sl.,on te �'��� to A-20 PD. Annexa"ti.con aet tjon su to fitted. M , 2$1 '1QD - 'Lot 500. ZIDS Investarients, Inc. Present zoning Washington County RU 4 10.27 acres NPo # 6 designates twos (2) units (north/ and eight (8). units (south) Carehensive Pe rision reque 7t to A-1.2 r ' ti 600, '� , Sanders. Suit zC�rt.�.:ht�` '�a�,�h,ingtcat'}: M county .i�U-4. 8.27 .acres,,,, NrJo '6; e` ! designates' h`'Y� (2 14. units (north) � 1 and eight t8 k uni Cs 17, , Ct "�C` e la .," Pl n vii sion ret' esi: ' .t+a ,A''"20 PD. Ariziexat iorx. petition sixLvitted r . Map 2$1 10A, • Lots 4400 & 440.E These lots Wet arirlexed in, 179. No T!gaid .zone ry # des at«ton rias' :en. otonot y .��.ed f�rr. .��s w �lrlde��o��i is° �'t�e���.��� t - ��s ap-,�3ication i'd , forge ocitad riot be found. Property not inolttdethis' prq s+» :+ P ,,;r"t.;. .d ...Ctty: No atu).0.1tation, petition oei , 1N. , STAFF EEPORt' ?AGENDA NC` 5. 3 TIGARo PLuuJN] GCC IISSIQN July 7,,1981 CPR 1--81 , Page 3 of Lots 4100 & 2(1, Mr. Armand did not wish to participate in this ' � appli cacs.on a The NPO , this' area shows density desi # 6 Planfor trnatirns enuittrated above. Applicants are requesting the Comprehensive Plan ]Cvisions, enumerated above. • 2. A c opt, of NPC # 6 Plan is made as hibit "B" to this Staff Report. Cc rrrnents on thJ.s Plan relative to this application are made �.: a general staterrnt as follows I 1. The density issue (Policy 1-2) which is addressed in the NPO Plan 1 is the main issue. The applicants ar-e requesting increased densities. The NPO Plan addresses the conditions to be net for ;developn nt I (Policy 3 8) 2. Public services Ser is available north to serve lots 4200 and 4390. Tualatin p to 109th and atzn Develo nt Inc.Znc will install a lxn�. w Naeve Street to serve S' mrrerfield ,h..�:v. j °improvements Will ha made as develo lace 1‘.11t take1‘.11P NIa or streetrciposed devoloprnent will be as `Planned Deve2 is under Cha .er 18.56 of the Tigard , . d a p g „ ltanicipa1. Code. '. 3. '?fie Planned e1(Db C'er'), designation a11�� s a preliminary-n' �. '� P �' and general� plan rev±e r before the P1.a 7ning Ccxnrr ssion y end the_ City Council must approve final clans. A7mp1.e provisions is made for public c.virrent. wo 4 6 was bythe 4� Plan ��roveu Council on ,April.. 24), 19,'8 by Grdinance No. 78-27. VO # �c has not n' t formally since; pro or to September 1978. . 1 �.. " ,�'he last :t ��ecexved, b �f r;Sta� �rcalm NPCa # 6 was 'Y�n response to '. staff Report CPR 79 in the form of a lettev frcintr. :McTThu1i ps, 1'PC A 6 Chairperson, � 4 i �,. CC��'+�ENDA2' CSN. Ali develojr `it on, these lo, shall be ,broud!it ,botrc);'e the Planning CattrtissiW as 1,)1.Eirtff4x1 Unit Developiien±s and that the density 111,, . each. cases be.,r�vieved, ' as portion of t ak ihese' review processes., erg .Aale anxng bil ect+.,r leo r F C� beo'n d= la G, pthis property due to the slope and draivage problems. ,• He also noted that Atte miller's exhibits were not Tigard rules and ordinances but those of MSD. 1etro and LCDC. The Mayor stated he could support tr : density change: if Beef Bend 'Road extensionwere a requirement with signalizationa (k) After lengthy discussion regarding the issues CouaciLzan Cook moved 4 to have -staff and the applicant write up the find ,ugs from the public i'i hearing and to indicate the major access lt,{x krax for traffic from /// the development area would be at the Beef Beuc? Road Interchange and '99W .,1 • . , ( and de-emphasize the 109th Avenue access, write an ordinance for adoption September"'""' fortheSnders property. rCouncima L�t7 build out to 16 units racre per p p y n rianseconded the motion. It was noted that Naeve Road could be another access point to 99 but it was requested that the intersection 'Ase of 109th and Naeve be --empitas izert. n t ApproNve4't by unanimous vote of Council.. RECESS» 10:42 P.M. RECONVENE: 11:01 P.M. • 176 TRINITY EVANGELICAL CHURCH -- 14LP 8-81 - Half Street Improvement Requirements . Ave (121st Avenue) (a) PlanningDirector stated that as a condition of a 'l the church was required, per Council directive, to do a half street improvement , alone$ an 'area, which rill he an extension of SW 119th 'avenue in the future. He requested Council, a1lotAr the church to `g� - >. Council. s� � anon non-remonstrance trance agreement for this improvement since a street is not in that position at the present t:me. nt;0) Gee Retz1o: f President - t z allow this non-remonstrance the Church �rus tees Committee, requested CCouncilr r . c signingstgning at the present time. ` �c� M��a� x~x� Council consensus wasthatthis would be appropriate ]s n this a• ' caso: arid instructed staff to proceed to procure the necessary signaturk:s l 18. ORDINANCE No. 81-76 AN ORDINANCE RIW RSING A DECISION OP E PLANNING' CO 1MISSION, 1O ON 1`)1 tONA'�5.�, tJ�SE (CU'6-S 1) RFI,�T��1� trD C q �i i+o w (a) Motion by .Cou t,rilman 'rian, :.econds�d by Councilwoman Stitfler to adopt. , (Yt) Councilman Scheckla qUestioned why the cantTaxx t1ecrtro-Sport center began operating On Saturday when the OUn xl had not confirmed its mo tion of approval by an ord, rtatic ,, (c) Counti lmah Brian amended a s iso iota to request inclusion of tett 1,, , a �, � �n ��ie or ;�x' , y r.�t;�es of the bue�.rie;:.�/"an�: req,uLre �a� they+ Ibe posted atr ��;h►,� x�y, •� 4ts�ness L, ( ' location- Counilwomsn Stm ,ler amended het Second toJ ncltide t l` ,• 4 , rut f 'busimess r xl htionto adopt as ` rIie. d, approved b: ma. urtt ',vote of Cott u. it Mayor ,Ei hop voting nay ,,. Ordit.2,anne No, "81-78 will, : a tt re a se ,t)nd reading PAGE 7 "' CG I.1-±4C L 1 ttltli . - ACSr 241. 1581 I ` I Ce �Y ry �yy y, fPP` ,y ,x I I Ce I pl®A'G e 1 a+'. ,' �•,',' P . ✓ r„'i. ',e..., 2 / /52 tsy I ....... ][ CrYOF TI"•I'RD • .,„Itift I 14 i 4 n 4 t, � y /' / �-IJ \ .w.� I I , 'I J rte -. ')`�y_ -,, �� (.�/; _,,1, / : .+..-,, y. i� ", �,. 0rti., .,..c , `� C 1.•.e�" +'r,..-? C.L.►.'y,eyr' )21,w--,.., .'ic..',.'/.r""�"'-rv, '�C'"�'!'`"'12 r ' 7. ►.txii,~a .«,,::"Jw'Y`.w' 'M'�M ': -i) , w � \ , ë / " • \ a� ! t' ..,...,8_,.„ •+ �:.,` "'/ SO yI•7. .-6 Vy 4. lm // ✓ r+..+ r •-+rd'4'&.•&?.&-(r `�"�.+?,,/ :�'�.d �V:,e-I4,v y!°4r I I 11. . 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I ‘Lit?. 1pp�,,... ,..,�.H�. '141 . ,... - , , r‘rrr ,, ,. • •*---7„,•.4•',,, ..✓c-t,"--'"t✓ !r'"7'""4-.. *• ✓ .i✓+"�.i" V w �Lr � �Yi y r s"' Ip �r '' �r ' ' � �L , � � , , —i , � rY,'/Lu" " 3I .. `a+"" �" ^ . ���, � � '►,/ ,' •M-: f, g .. I )., 9`' " w: 1 I ' .n Y , 1i p„. ff' 1j t , �, „`�, is I I f ^w �` } r u . ,c r �t , E 1 011 ' I 4-1 , E /1^ / f 7 M ^� f tri"w� iR° i q \�/ z r is 1' t').-i-,,-,-,-'9-,..2-?-7,-,e.,/,,(..../':,,,,i',-..,,,,,,.r4.,..,z,,,./-..8...c.//6 i � • r t I � „ m s • ti�1°j ; i I 1y ` „ i Til .rk ''9i x h tifi� w til. 1981 i 1Jayor" Wilbur Bishop City ruaf Tigard t,' 1.2420 $W 1 ain St. t Tigard, Cr. Re: Comprehensive Plan C r 1-81, w- :•, broo:k/Cantexrbury Heights Density Change) Dear Mayor Bishop, We lived, at 11165 SW Naeve St, Tigard, from 1952 to 1978 1n that time we saw the area change from rural to �.�°��,��� Our experience with the traffic ` . ow since Suxnm,erfield was built has been opposite of what has i� been claimed. Traffic on Naeve St. is ten times greater' than before Suxnmerfiel'Ld was built because the reside'wtts of Stirtimerfield found Naeve St. is straighter and ha -: good access on 99W, you can see from Durham Rd. on your :. ` left, to Bend Rd 0 on 'your right which north ' Going north on 99W to Tigard o Portland via I5 is one mile • shorter and gou. a more dirdct route than tryingto thr Summerfield s winding streets and stop signs. In talking to several people in' Summeefield we learned they have been grossly misled as to the number of people • who would live in the above development, and also misled to ohto�, l traf f s,o f ro'm th is development will funnello9th St. only. As shown on our plan the main road thru the development funnels traffic onto Naeve St. close to 99W. A side road lea be eliminated leads onto 109thStbut itcould I have been a nurseryman for many years and I V�how of many treesshrubs andthat would e environmentally and ' esthetically more adaptable to the property thah the brush growing on it at present. 1. We feel that these, people are trying to dent, our right �4 to sell our propeat a feasible price. property �ryj',��q±y��i r■y,�y'�yR ThceW Wil' k:. W i 3 • t F , 1.1 am B, & Claire M. Sanders 4 3, ! :. ' 1. • M ..w+«e..,.w..,a .,�..+., `f•,"` ..., y4 r. 'r..+w�ipi4. . :i• r., , ..r. 9.' ' tri ,I 1 ti August 17, 1981 SIIMME..rRS.`IELD BULLETIN TO SUMMERFIELD RESIDENTS: ti{•, WHAT: Public Hearing regarding a change in living density from Neighborhood Planning Organization No. 6 to a "Multi-family Residential" density between Naeve nDad to the South and pavan le Cemetary on the north; 99W on the West and 109th Avenue to the East (adjacent to Suxr ertield at NW corner «., of our periphery) WHERE: At F)wler Junior High School (take 99W toward Tigard -» turn left at Walnut Street (Mobil; Station), thence a A. junction but don't bear left as entry i7 just passed junction, then go left into Parkingarea entrance., - . . WHEN: August 24, 1981 Monday and be there by 7:30 PM. WHO:� City Council Meeting coupled with proponents and' Opponents to Plan Change. Wliaison Committee feels that our vested interest; to maintain single family units is vital to our life-style and that the establishment of increased density to our immediate neigh- borhood would motivate increased traffic down. 109th in'c .'tp Drive, thenc our present .: y�I�,� "�w��wyy�yy r�•�.n+�}��} y,.y�.�.Y�++�•y�4�{�r�'���p,}.��ya�e.+w. �y Also �rw� ��{� '.w . i . Fi'fa iJV USJ.I,dG6.i:YL G67 a�MiL 4� L�h 4►ii.iii81►t'S i•��4��G4 .C'�,.L w7 V� �VN� to 98th to Durham as a sho 44 n desire to maintain the present Status quo of existing timber as a pleasant setting as well as our single family neighbors adjacent to us • O+•: By making yblIr presence a sighi,ficauat factor of consider- ation to the 'xigard Council as opponents to the proposed 'Ian Change I I :.P Your Scimrnerlf ,..etcx ', igard Liaison Committee. I I • • wwt r u .•a.. [+NR -+'..p, .,1 Iii '_ TIGARD ; _w f a q (its :�� 3 t' : .1-: - _ - - il ri`,1_,::—;E:tg--:: 1:1\..,-,at :1.0 - „Torn Pe_eractn - ' - - _ 5 ,,...,,.L......,. _ r 1:3455 Cresmmr • Tigar ,, OR_ - , _ T. , - X1;'7 e::i -=''1 _ ' __ . r- - - - 7y'{am�_ �� sg�s _ t I, _ -, - __ __- - r ,-4,---,'--'' --_'' ., - , : � x � - - , I RD, . 97223 ... $, r .slcly� i,.., � - k q_ # j . q..-sem aY f� - ri,/,/- 1/ _7,,. __ _ ___ . _ __ _,___ _ VI K.-.:,..i.. crt Kilatitr,Th - .- s a � � a 136 Q- STS Paci id H - ____ _ t T=gard I- OR 92/223 i.,,...,,,,,,,, u .a. - it �, _ - . - ''A- - = ----'-, - - - -_ - - / '- ' _ -' _ _- ''\-.- -- -- _ - - - '-. -of ;4',; is - _ ._I r -_ LI T -. _ circ - - 2 - i BQX 23397_ -- ,„,_ _ T ARD, OR 97223 _ x/J . :. _, ..t.:.--. _ b _ -- i'11! _ - ..Af= - - --,. _ ---__,- -:'-'-'''' - ": - --- I - - - - F- __,s 'W D. Occupant 11545 S Beef Bend Rd z �- g i Tigard OR 2 3 Li a r Ali*'t . �± , - r,. �► T � s... S =- jt• • = _ �� � 1 ;• '2S.W. t- tom ' " -' s . 'DI OR. 97223 E_ i',\ s _ E ati I z ,' �- r$ K ,.,,,.,.,;.-.;.t,:. Occupant rt;,, j _ W _ 14460 SW QI.nterbury Lane 11 - . 'riga,-. tom'9 7223 - -`, ''' ',' MI 11!..4 ift ---'-' i - L �• a i _ _ -. - 8.� - - _ — - - - - - -, - .. -- � : .. ... _ - s - .•_ - imss— r _ . . e ` ,P . -i' CITY' ` GA - ` z 1 [96v , ` ; BOX 23397 z !s cf. ,R -jai'-„4,------ TiGi‘RD, OR. 97223 r,_. - c-\'i,11, - --- k,s ,.. , \jcr,\,..\tit } wt+_c s v�' Treeland Investors rr ,ival 1 _ ,_ 7. Gramco : 4730 SW_ Macada� Portland, OR 97201 a Ej tVlRt E ��� Co' b r.: CflY TIGET0'' WASHINGTON'COUNTY, QREGON August 11, 1981 • Re: Comprehensive Plan Revision CPR 1-81 (Willowbrook/ • Canterbury Heights Density Change) Dear Concerned Citizen: The Tigard City Council will be holding, a Public Hearing on Monday, August 24, 1981 at 8:00 PM at Fowler Junior high School, 10865 SW Walnut, Tigard for reconsideration of an approval for a Corttprehensve Plan Revision from present NPO #6 Plan Map zoningdens ,t ) classification to :A-12PD and A-20 PD' Ir an Densities Muli "amtil Residential 't Enclosed lease txote a locati • �. ori map that has set out the changes being considered. If ou have questions please call the Planning Department at 639-4171. Sincerely, Doris Hartig City Recorder DH p aj a+ Ext+t losure • I , 1 I J.I. M•, li 12420 B.W. MAIN P.0, BOX 23397 Tt ARD ORE N 97223 PH: 6:39-4171 •G 1, •%,`I ...tru •114 /. `•. .( «t w Alar 'IAY „r`•,-. ..-.. 1•� y' h.• ,• _3302 '43N \a „ : ' SCC IN : ? • .. a l ) ••''‘. ' I •Zr i 23 74 .. ,• 4 .,,,,..- , ,... . . .. r •.. ‘ a .1 ,....,.....-.40,-,,s, • . ,-., .....L... --..zAi..........: ,,.,...., =. �(4 Li' .,.fnr ..i .. t ,(. i a 3681 */ ,ys•, +•,>. Sit w, 4,-401 > .r ' 1 :.,�� ✓ 4 '....-'''",,-...i'.::... F..: y• r•^'•. •N^,,. t;'I w;..E,a.M 'k ,.,.+F t+•,ii'.r.^t�E 'Y f ii e „'•-pts 4200 y.,, r`r4)...ti:cv K i e �" wx. `` SEE MAP .Q .' ** / c !- S ti ' A.... 12. pt., .w- (r..'N y « .+! .- "•a•4...14!•.,- "}".,•••••.44,!R,:•.+ •-— -1-..•r;• - M'•' .,,^r en; - .1 . 1 '4/, 0 ,� tom, ds s. r ; •• .... y, ,may. C•wY�` �,w•, �4 µ iii fi^"" �aa •. jJ"' ,�...,�. :.... � F � .A,••.-. .A�.t"f'^p�t�•'��',y:R7 r q+°' .....�i r�;,� ..t...- •`W'!'S� ", 1 ,.+_100 *,_„„,...-•••.7.4'*','' L .i+ ^ 'r'T II r►*# iRrtM r'a wr,.. 'zl lytA,1 'FIs c�aV�A d I•• !>�v a. .eaa r a4 4 1 .=1. ': ,..Ani.44.,,),......„,ctal 'SN.41:;Elg;S, .11iNla4:.. k,t 41 211 ------1''..- I'. ,z'' . ...,. .t .,.., •« r • r � r ,, 14 � � � k ,r•` ,.1i-ate. t- 1,1 1 L — --,- , aw 00 ,:,',r- ,' 4 • i `'"�- `s ryff I ' 1 ;,,i,` 7 ,, ,, . , . per 144'•'y, i'•w`4i.'" 4 t ' 24.... ) ,1.4 i , tush •v R " t7!' ",P'a,�s ,WI -,y, I '•W...f4•dM'+�ti• . '1� .,.sD, r• r • C +. �1� 1�•..�q ,M. i 4 I., 4•� •., {ar.MM-•w r,-r za;y i[! '''l, fYf9Y • • • ~' » i "" ..w 402 r.+ • �. w a pm *#' '" iY4i11 Nr • • �a-3 12(1°1 «k ••" •. 1. * r:$+1 d,1. S. '.. tiiif'S' '.. nom'^' i a ...1 ''''•' �`r.` w•�K. 'r<i,. '),..;.. , LTi• y x"'�� ':;iF. _ ,4-;v .u-r.. .'..ur•.: ire#ter >r „d.. rr.J. �,,.il , '. i • rim, r {r1iWY L --,•;_ ,p;�,4,jy�Y Y,I.WW,i1 1 •"!1 rAp r 1h w•N,�y M wY ► - 1 t ,(or ,, i ,.. �� 4.,M h'•N n0. X1#•1+1 1/ - / '4 .r. w�.. .•., .,...,�...'«..,r.�:,..�_,«..».....4+..r.wM.,rn rdww. w.r.� _. II I .,,«..ut'1.»�n ..,, Wlh,...Mwu.. ...w, r. r,..,,,,e. .w e._,«.w.0 run+rawww.w.�.ur.«...v+...nw..t . wr.u..w Ar..wrM 1•�.w/xw+ +r4.M �.. �. . Y r.uyyw•w;r •v. .. •V w . i • a.a M rw w 5 {h ,.. 416vtcj w1 ., ` ' 3 une 2 CPR 1•-81 REMAND 4 300 feet +, ♦a I Jc, Zn .1nn.arxd (),cu a t Loai Cruccbi.ol.a P . 14600 S'7 Pacific Hw�r 11290 SW 3u.i.1 Mc Pd 10635 Std_C'anterrb r Larne a "'`-i and OR 97223 OR 97223 Tigard, ,OR 97223 g Tigard, � . rx • .A Carl Neill Tl and Evan 1�_cal Church Chx±iso. The Ring 1.,uthem Church 10631 SW Canterbury Lane 1 13620 SW Pacific Hwy 10630 SW Park Ti.gar3, OR 97223 Tigard, OR, 97223 Tigard, OR 97223 • ,. Walter Pelett% Brooks Jack Darn % Coldwe. ,1 Benkkaz: Diary irI F'roame •1„' 790 SE Webber 1300 S"WW 5 it 2600 106', 9 SW C nterbbry MI ,,,•'L Pcrtlat d, OR 97202 Port land, OR 97201 Tigard, OR 97223 Aa.e Busvar Jahn Cole Cck-r.,rlerce Mortgage Co 12995 SW Pacific Hwy 14460 SW 114 % Assoc t Chateau Ass Ti, ard OR 97223 Tigard, OR '!4223 POB 4152 P01,•-'arid,'' OR 97208 i'.'. ' a l: Join Peterson, Hva Moore George Law f; I Tigard SW Cresue 3 % ThBev Co w 380 SW'1w09 , EJB 185Tigard, OR 97223 Forest.-Fr•ogre``Clrt` 97116 1 r w. w • cz t Cccuant Charles Peck 14950 SW Prtcifis H\ 11545 Ben SW Beef , . .,. • " d 1�r 11000 SW �'ae Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 1 " 'i,ii:ca. Eri Western C ce Walker 1 i'ualatth Det Co %Ha `ieonr d," Corpo `a= () y}�r�� }�`'y( Y,�'/��(/y 13777 C'ame� t"t.�: 15300 SW 116 . . r 1M 4 Mwr 2 7 i ; g' ard OR 97223�e � Ca Oft. 97034 Tig oJWo OR 97140 • 1rh Viza �� ers Occupant �'��i. ecter 15001 SW 109 10623 SW C ►te a� Lu' 5:40 SW Pacific kir I, 'i.,� , -a, OR 97223 Tigard, OR 97223 . '1'±g'artle OR 97223 l''red cin • 11550 SW Bull Mt Ai, 10625 SW Catt€er Li 2727 W/a. , Tigard•0 OR 97223 Tag , Or 9722 Seattle WA 98109 aWr " j li",� 5 :w10 33 SW Ca eerb� La .1 ng , 4301 L Pa `jo 1� %i ;J:l. , t 9,,31,,b.:), l� �ti a' 4 11 ,� � ..: .. +wx• aren u.w+4G { , lit, ' a.. . t 1l _ ' ...�.:.:.✓,...m,:F,,,- µ.. w� . .. ,,., PG�ts-" �.,...-w �f..,-.,�« : .n, :�. . ,:n...a.o.+r 4. ..a. .:.i.,,.+,mw.moi,. w w.`w.w..wr.la ..ks.are,i�ws,a>•A4+.:.,.+.�,�i•.+n.:.:7cMrr:�,nn.. -u.v.wr.YNw'iui�k.+uw.m.K•;uw1..t4+Ya +Vtiaua4x.aW.k.1Nl...l4,u•�.r:V+++MI.0 'r • A' y,n'vkllh)l'1LL'mwrMl•a J+Y 1�PY• ,,.. +>r MAY?: wrw,�lAiv:.L1i4»,r:r..y. ++»+•'r+i+»rn Mw nY � .,..w.,...Yw..ro..ww«n«..>+n... .aw w».,.«�. u, M ,. w• a"r,l !..w:...m.w.r r..Pw+ ...:+... ,..�. I J\1 .., c' 1 PC June 2 1;, i'i Willowbrook f 0 3 f q eek 4 � ' 1 y " „ I I Ida Kieihorr e 15470 SW Pacific 4 , 1 Tigard, OR 97223 1 ..,-,, x . 1 Mel 'Kroker 30 NW 23rd Place Fred vogan 1Portland OR 97210 t ,, ; 55...:0 ,I I 1 $ Sys Pacific Hwy ,. Treeland �In'vestors � Tigard, OR g 1,�z3� , % Gramco L 4730 SW Me adam 1! •'' 7 r Po��c�a d OR 97201 � l'�� , Bary Sherman C 10890 Highland Dr. Sanders : . Tigard, C.:. 97223 23256 Bents RoadNE p I Aurora, OR 97002 1• ., . Barney McPhillips w Datr d flu, Yi 15100 SW 109th i:,. �. r 97223 10900 SW Highland Tigard, OR 97223 ,.. JohP tl. Blccb; l 1 • Cronin & Caplan ''w. , 733 SWTr�ta .' l'ortlanr� 97205 1 OR Lturian Mille+ 10920 SW Highland Dr 1+ ' Tigi rd, OR 97223 F'!' I � :Farces McClellan 1. Y. 10940 SW Land Dr` P I , + • Ti d ;OR 97223 1 .. I I tI'bsepliL I I l-”',; �`+3t7 r , 8125 SW Canyon Pil I Porttland, OR 97225 , ..c, ,ig , :„ 4240 S� ' C11r Blva a ±i OR 97005' 1446'0 SW C erbw y Lne '� +� 1. Ti� � � �72�� I : . � I .. ,N1f,,x. y I r . .r i"n P..B... ...i'I , , VENDOR 4 . .. ,. ,.; ADDRESS :..`._..L..�.,...w... :400/!, {p . •• ..0,, 113 r., �. .07,,..,..2...._.„.„,,„,),1 s,,i , ^ ei• ' riff e*--t: Tiaaa" *.- ' '' CITY, ti4M�1kY.4p4d4 sc) � ill: „,,, i DATE \ , y 3" O i4rx ►_ . x : . P. a N AGI—IIM;GTON COUNTY,OREGON CHECK;( ONE: y• ,,, 1, ¢arw, I have received the fo1'i owang. :Please make payment, (Forward to Accountin g R.EQUISil.'ttN Received: - /,. : '. Date I Initials .. 0the I have ordered ° fb1lowing. Please issue (I'TIIER INFORMArCTdN: a confirming purchase order. (Forward: to - .A.dmnistrativp Secretary.) '------�----� -,�,....-. , 1, T ha`tre researched the fo ;loti• Tease I ppp �, 1 ', ,; issuea Purchase Order. , (Fo.1.`werd: to , . � . ,� Adtministrative Secretary;,) ' _ want to 1"aythe following. Please research. Returnprice fnformatiout to this office. • • r, ') • (Foatwarc�l to Adrninstrs.ti �": Secrete : )I '.�...'__,T... '''""^".-. � ': ACCOUNT QUANTITYDESCRIPTION (Please ease ex lainthoroughly) UNIT PRICE TOTAL PRT {{ a ."� ' � .r.......�.n......y ..: M.ww+..r.4�r.r.3...vrJiwr'�rii►„'•�..rr" y � .. YW (gyp,,:+ -'” . Co)N.„i ,1..� ", .x,,P f,w 1". . P ? 'fi,rs #,7 :.. ,w"i.rAq,6 0`a Y .i M.+`;' r�21 .,w,„'"" � Ii�l ...,:.. �.......�„ y ti w w.w1�a7.......--,........,' "A.�.,.r.r,o..r,.*�. . /n+�..r..u4. r "M`i.-. , '1. y.,:rr.arw.w.:o ,�.. .. ., ,..� .il4w „-.. ......... ... ....... l''� . ' pp y. Fes, a h� �� r Y' • r 4,f n r 1 4,3 M� ti I { I . , — ., ...,S a fl..:'�,;+.G.•1...... ..,... ,:... .. .,. ... S , �y I TOTAL• AMOUNT DUE r;. , .DE PART;�NT Oil: A1?rfO�AL:. i^ r' t P'i ,A�'+�E t�i�,'�C"P ('for 600 At ou ,its over $,.2 $00, and all 700 accounts') .' w ;DI8TRTUUTXb '. White spur,,, Cord. or Aeeo :u.ti g 4 �.�. t �e�.� �e� r ��► copyI ' ...� ;r 44 _ t„ Al i . a. /2 ° • I' 1. CIT Y OF TIGARD---12420 S.i :oviE IN'"''�'I ARID,0REG0I 197223 •"�ECIPY ti 'DATE: 7 ?7` 1C. .._..AMOUNT 1 DOLLA:S ry NAME: rCASH' a C _' CHECK: ADDRESS;�.E �/ _.�..,. FOR; ACG'.'* PERMITS SURCHARGi ` AMOUNT ,, SEWER BILLINGS 40-364 q... .1L... z.. BUSINESS LICENS 05-331 • Vii. Yf K ..�.r1.�,w PLV(MBING PERI1..,T 05-.332 -� IJIPERMIT 05-3 2 sd . BUILDING PERMIT 05- 3 SEWER.CONNECTION 40-36.. SEWER INSPECTION 40=365 SYSTEM DEV,CHARGE 25-36, � 1' PP.RE i E\.1',CHARGE#1 30-367 I' PARK DEV.CHARGE#2 30-368 ZONING ADJUSTMENTS 05-362 TOTALS RECEIVED BY« - +c , !Vl NUMISEP'A 1iS$GN Et: 11 Number Amount �UlY1St ma NtAtrier AIYt7tiht ° k w � � � w• � ��� mow' � ', X171 sr ,;� II ' { --1,-'-"' - - 1-.--Ir-..er1.11_______ 1 ........ /-_ - - ' _ -z - _.. fes.,_ _ .".- ." _ + - i - _ _ _ _ _ ' - - - .---' e?,e..,./_-)-,;.,-.--e-L11 - .--- - -- - - Le . -_ _ . ,, _ -- ____,..,c.,a , _ . _ ,-.- ., ___, -., __:_= _ _ _ __ _. ..,,e,...,/_.;,.,,tv __ _ _ - _ __ _ _ - --- _ -_ __ - , : _ . _ - , _ - - = -'__ - _ - _ . _ ,,,,....,./.;:_:40.,,_,,,,,- ,..., _ _ _. ._ .__.__ _ • __ __ . I 1 A __ . . _I , - - ---- -- - e _ __ -_ _ - - .._ - .1,4,-stt_ a- - - - :, ___ _ _- .../.. . ,.. ,, - _ - ce,.., ,.....)..ig..,.- e.„.a_./2...ktga....-r-1 Lb - ,„ - - 2;:-/ce ' - -s..-A,g..4•-•-*°' , - '-' --- ' - P.,,l4f—r• ----dl,''' ' - - ' ' , . c p viv t j,e,zjLotc,4.1_ _ . -_— __ _- '--� : 1 ..Jr/t` ! j y ,- _ __ . - _ - -- . Air),,( , . ,,ff‘.e.---e€.1/z-a, _ - - . /ri' ../A ` g 4..0, ,-_ im 'il-------• ____/,./.. . lz- ,_ _ _ _ __ ___ _ __ , . _ ,_,_ , _ ,_ _ _ _ _ _ _ _ , , _ ____ _ ._ .. _ . __ .. . . , ,_, . 0 , _ 1- - --r-- '. - ' -' - - - - ' - - "- - - ' .13 Ct V— 7 ''' 4' Q` 1-'1\5'‘j - - - s r= t 1 , , [ ' .C.ITV. t)F TiGARD. . . ' 1 . , . . n ' ,, ...'‘ ' ' . H L__________) '-i, . rt. E.@:0;Ct0 ,9r0E ' ' ' ' . +I t CI1YOFTARD i ,. WASHINGTON COUNTY,OREGON µ LAND USE APPEALS TO THE TIGARD CITY COUNCIL The Tigard Municipal Code requires appeals � decisions. ' • that from of the Plann.in Commission be filed on; the attached forms . g pp must be filed in duplicate at the City Hall within the Appeals time limit provided in 'the Coley Appeals to the City' Go� nc ,„ will be , „ PP Y � ti � ..placed. on the Couric 1. `s . . agenda about four weeks after~ theyare filed, Notice of the setting of the matter on the Council 's agenda will be sent to ' those notified of the hearing' before the Planning Commission and to all persons who have made_ an . appearance in connection ' wi th the matter, The appealing party should be prepared to make a brief r presentation to the City Council at the scheduled time: •Council rk I members will have been provided with materials on the case before that presentation is made. These materials will , include: the written appeal statement filed by the person making the appeal . requited'il is Nra evils each clasee Connits rl erits) bui t does not con• sidereals �n ' .evidence ) and in. preparing a p�resentatic►n for the Council you should bei careful dofferxn$ ev_ 1d ncew ish was not presented to the , T n Pla�nixCommission. Tre function of the Pxesentaton to the i City Councl is to assist the Council in understanding what tiappened at the Planning Commission and. the contentions of the ' par tIe as to whether the pct.ion of the Planning Commis .4 on, was p pw p �" ._. The proc� + g, w � ppeal, and,•not .an �'l� e�' off' �.I11 r(`� atj,L . eed�n '�.s an a �' additional ;opportunity to, submit ev .deuce. The Coun.ctl will b 'famil• i, r with the evidence submitted before the ,Manning, Commission. ' A c� y o� the current fee .. s chedule for ap . e�-�ls is attac hed . ' lees' are due at the time notice of appeal xs filed. Whet, a e� transcr .tt of the Platning ConisSion m.eeting has been prePard A toPY: will. be sent to the appealing party. i : „ , 124.20'$W.MAIN P•O» BOX 2 W TIG. kb RE X72 .. t 30µ ••-•- .. • 1 7- � a I (a) Legal Counsel again statedthere were no rules to hear the comprehensive plan revisions (CPR), and suggested that if there were objections in this matter that a public hearing should be set and new testimony could then be taken. (b) Legal Counsel responded to questions of Council and advised that at the g 3rd meetinghe would have drawn up a .or.ar rules for i. Council 10th hearingspforsCPRfstcm. August to use at the August , (c) Motion by Councilman Scheckla, seconded by Councilman Brian to set for f: " public hearing on August 10th and to accept new testomony. •Mayor Bishop requested no transcription be made of the Planning Commission mc..et.ing Approved PP� by unanimousCouncilpresent. vote of 13. RECONSIDERATION OF COMPREHENSIVE PLAN REVISION CPR 1-81 WILLOWBROOK NPO #6 ° Reconsideration of an approval by the Planning Crmmission for a Comprehensive _e Plan Revision from present NPO #6 Plan Map zoning (dEnsity) classification to A-12 PD and A-20 PD Urban Densities "Multi-Family Residential" between l; Naeve Road to the South and Eva_ig.Le Cemeta -y on the North, 9".)W to the West ) and 109th Avenue to thy- East. (Washington County Tax Map 2S1 10A, Tax Lots 4200, 4390, 4402, 4600, M;;tp 2S1 10D, Tax Lots 500 6 600). r (a) Planningstatedthat an appeal had been received,late this Director pp afternoon and th€r appellant has requested that. ouncil waive the appeal fee. Planning D;.rector recommended Council not waive the fee as the . transcript would be lengthy and expensive. (b) After lengthy payment a... theformat of discussion regarding the hearing, of transcript preparation publicr,ing, motion was made by Councilman Scheckla . to consider the issue on August 24th at a public hearing open to the public • for new testimony. Motion seconded by Councilman Brian. Approved by unanimous vote of Council present. (c) Mayor Bishop requested staff axlvise appellant if they wish to have a transcript prepared, they must pay for the preparation. (d) Mr. John G. ,Block, spokesman applicant, requested Council i1 review the copies of the. Willowbrook, plan which were distribbu.tedpreviously.. (e) Mr. Mel Crocker,\. 30 NW 23rd Place, Portland, requested. Council read. the etisubmitted at the Planning Commission meeting before the 'next hearing', 14. ORDINANCE No. 81,-57 AN ORDINANCE AMENDING CHAPTER 101+28, OP THE TICARD MUNICIPAL A CODE BOF SECTION 10.28 1 1 Y'' x�JENDING ITEM ��6 . O TO PRtINIBIT PARTING ON A PORTION or SW MAIN`STREET D DECLARI O AN EMERGENCY AND FIXING AN EFFECTIVE DATE. (a) Mayor E shop noted that, this was set over from the ,July 20th meeting. PAGE 4 - COUNCIL .MINUTES JULY 27, 198i 1 1 0 CITY OF uuMEIGWEE r " BEFORE THE .cin COUNCIL OF ,TIGARD, OREGON • r9 ,- Nt TILE C, ' APPEAI.j ;File• No. :: a / B . IcPhilla.• s 14.Y1 ♦ A. •♦wwr.Y{�. 1J V # ' p 4 . . 1,. M s 15'1001 SW 109th ,Tigard. Oregon 97223 . , r Address : . (Street Or "Box eG : C E ) T • ,7 te�. (*2-_-17 Codi) 3. Telephone No. : 639p- f. .l r �.` 4. If serving as a representative of other persons, their names and addresses ; , s te. .-t 240.. er o.� h st Q ; .� iti•n Askin hat. comprehensiyg_plan not bechaceged -i . - • � �► - ug ' family residences) i wp+ ..... rM+h .. ..-iw+ww�e.ee.♦1Wlw+rww+ - y}iwrw 5 . What is the decision you want the City Council to revr e 4=' (Examples : denial of zone change; approval of variancEL.) i Change in NPO 6 ,lar). and subse•uent Com•rehensi.v? Plan re density { south and west sides of Little Bull Mountain, 4e 6. The decision beer°g appealed was announced by the Plan.o,ing Commission • on July 7, 19.81. (Date) you claim status as �' � what � ro�nd�, do � � g' � � P l t;y? (See Section 18.92.020 On Tigard Municipal Code. ) .YAd ce t r •ert owner 8. Grounds for reversal of decision. (Use additional sheets if necessary. ) Your Tesp nse should deal with the following: (a) Explain how you 4nt.eres t is damaged. (h) Identify any incorrect facts mistakenly relied on in the decision or recommendation from which you appeal 1 (c) Identify mriy pari of the zoning codeor other 1a'w, which ou Y which ac s been violated >by the decision or recomme iedaet` kpan from which you appeal (d) ;wescr wx e What decision you are asking the City Council to ma1c,e. r . . because Atracent t�o erne 11 be dama ed a e area :is illoie fa . y,.. y tittle Bull Mountain. All of t residences on South+ and West sides oft .... r.r.....,.. ,.. gyp ,.. ... Tigard will be damaged because as NPO 6 painted Out, "Little .Bull 1 Page I of .t V x ,i,,.1 _ 'I' is - ref...-»� .-..-r.,,... - �. ,::,.M_ ...,,.H.:.,v,,.. ..._..«. ,.. ....:r ..:..'� - r .. ... ,.. .. ... ,. I .. � « 1' .. �'. „. , ,, , ,„ Bull Mount Ain h�,s, eatta.�;es that give Tigard a distinctive character ',- and c�ua1 +, ry,•''► �,� A,°Wer ..;e .denti.,a1 density is necessary in these ,,,,,,4 , _ ,. . ,^t eia , --;oris .: •e not s a.ite/,id. to higher density deve�;pment with resu1 tan;t road cuts and f i •uz •ing excavations. .$ t amounts o t.um� erw) e ost'1 develo ed at hi' herdensi,t „ C. Thesewooded s1o•eovide an:"out- ,t scan zng riatura e• uzroe a 'consi•er'a:• a 'scenic .va ;xe- to the residents 't, ,, of Tiard. To den . e and. densel. develo• them would be considerable '' Ti. to te cammunty, is •ecame part a Com. re ens ive ' .an ; ", e ' e;Y.. I. ,p _ .._ • • •a ..• y r.. • +s a a iY ,, of 240 persons in cow n.unity adjacent who opaposse.d the zoning (density) • ;,. , a- ' S n0 reduction 1 density . cancer», alio��t high de�.sity because, there Awa ....X` . d • •sr a s ra +s rn s a remained at high density. ' a ' • • ‘..P .A. .. � _ • , 4". _ • *Y . ' A •, • • a . • • : 0 ed♦ `continued on additional page) Estimate,:1:he amotnt ,of time you ~.will. need n�. • :ur argument t �� o .prase yo the City` ;ounci:i (The ,Council will schedule more than 15 minutes per side only. in extraordinary circumstances. . -Each side, will be .. given the same length ol, time for its presentation. , ,4 Signed: : , , . .� ..�. ,;.•=- ,.. t A L4.. . ' r Late» , z i t)R 'tlSE `BY MY-. Date and time of filing; Date of Planning Commission decision: ,,�•-.�--rt,�,-,�; , x . . , Date set for Council consideration: un,�� �. cons�d�.rat�.on . Time allowed for arguments : ;, �.., der side Entered by Amount paid: Receipt . i 1 ,r k , iV,age 2 +�w� 2 - • 14P i Notice o Appeal r _ www (continued) Part in approval ofrr , evelopment ..a .th high ,densty which would feed heavy traffic on 109th down excessively steep grade (22%)+ and into retirement community of Summerfield enroute to Highway 5. (Aldie Howard said 109th would be opened and improved as part of development) . Public Hearing held by Planning Commission was a farce because at least one member came with a previously prepared ,speech in favor • density' of chapge , with comp Lete disregard of testimony presented. Because of above reasons and because NPO 6 is being reactivated, it seems only reasonable that the City Council should consider the ' desires and interests of adjacent property owners and residents and deny the density change at this time. Such action would give NPO 6 a chance to review the problem; would give time to consider proposals to alleviate the hazards connected with the development; and would give the propertyowners, pend the cit . a chance to tryto developersY work out some reasonable solutions t' i) - \ 1 ez,t.tol,t,c, NA — ,-ic,,,It*,,,I,_, t.',.'z,-,.7. -'7't)id4''I''''e.--,4'-) / ,, ' 'ill .,1";L,,,,--J.-o..-dja h • � I ' I I I , I'..�w•►uwrrnnri.ra.�rr 8 'x ill,' ''' :(‘\ jil; Julyy14 19 81 CI1YOFTKIRD WASHINGTON COUNTY,OREGON Grarnco Development Co. 4730 SW Macadam Portland, Oregon 97201 Reference: Comprehensive 1,tan Revision CPR 1-81 Willowbrook C'antebury Heights Between Naeve Road to the South and Evangle Cemetery on the North, Highway 99W to the West and 109th Avenue to the East " ' Dear Sirs: The Tigard Planning Commission on duly 7, 1981 has voted to ,,, recommend to the City Council. that ��ou.� re�;LzF �,��t: for reconsi� 1 deration of an approval of a Comprehensive Plan Revision from Are PD a zoning (density) classification to present NPO �6 Plan Map Densities "Multi-�fan,ily ;residential ', A20 PD Urban at the above location based on Staff Findi44gs and Recommenda- tions be approved subject to conditions stated in the attached. Staff Report under Staff RecoMmendations r i This recommendation has ?peen written in ordinance form and will be considered by the City Cour it at its July 27, 1981 meeting held at Fowler Junior High .'-hool, Lecture Room, 10865 SW Walnut SLreet, 7130 p.mw At that time, the City Council has the fallowing options: approve, mod fy,, dez'� 4 ye i remand back to the Planning Commission, or determine to hold a hearing on the record established at the Plannit'g Commission No addLtional testimony will be taken by the Counc°L1 at its meting. g you. pwi ll beprovided written notice of thy. Council's�-� i1' action. 8s+/1,cere , Aldie Howard - Planning Director f, r; AHsmr encl.!, ,P tASF NOT ATTACHED . CY vOWLEDOEJENT TO Bt S XGND:D. . . 1,242(41 S.W, 'I N P.04130)(28397 TIGARb, +0RCGON 97 ...... 1.... .,... ... .... ...... ^ xyax. . ,t, .e , +'^ ei ,i,' p i„, NOTE: ,; i Sign below to acknowledge conditions set forth for this ' pro ject and return to the City of Tigard Planning Department. i, Failure' to acknowledge will result in no further action on dp this project with regards to is`suance of Building Permits: j or engineering approval. $ r 8/� :[./ °,,ry --' " yam; / Sig atur `- A ppl .a Date ?. . _...2, ', I • , U d.. ,.........7,z1.0A.,_, Tree'and Investments 6 .5 Dat • ase Hu dr Da e Jo , Peterson Date: w N i tI Wilcox Eri.cks° & Western Corp Dat- } William Sanders Date ?' '''',/if ', MDS Inves rn t: Date, y i J4 1 {: f y e V M ,. r , ti ---1� ����a 9. ® .,,,,-...".• rl a e a a 1 F • % CITY - r9 --....=:.t.:..-.=-_,.--,...."--------,....... 1 #ss s w Act i�+" :_ .4 f i Ri , OR 97223 TQ ,, ,,,, , _ ,, ___ ___ ____ _,, .„. 7 4 401.,.....-- ` T _ ...r. Se`h EN -- 1 'j.,-- d--f0t 4iili -IA . _ a il//' - it.....7S ._ II_,�/�? ., i ,i _ _ 4 ac' I'IYI•iu TES TIGAFtD PLA2riii?`1G f,,0:•tNISSION July 7, 1931 Page j • 5.3 REMAND COMPREHENr IVE PLAN REVISION CPR 1-81 WILLOWBROOK NPO A remand from Ci.,ty Council to the Planning Commission for ' reconsiderationof :n app""oval of a Comprehensive Plan Revision from 'resent NPO #6 Plan Map zoning (density) classification to All PD & A 0 PD Urban Densities ",Fi°altj- family residential" between N. the Road 'to soutn and Eva', y North, 99W; to the west and 109th ,t le Genstar on the Avenue to the east. Wash. Co. Tax clap 2S1 10A Lots 4200, ' 4390, 4402, 4500, 4600., Hap 2S1 101) Lots 500 and 600 Howard read the STA and R ):.moi' N� Fe stated the concerns of the Council resulting� g in the remand to the Commis- . con ltin sion. He emphasized the return to the C ' �• � m uasiz a 'S6ion of each separa�:e oma. development as a RD for the full hearing process. He stated oneF arcel or 10 acres is reauesl:ing only A-14 instead of A-20 previously. Because Of the to figuredYie'antual donnity Would _come out about ,. pography he the 6 to 10 units per acre. , The APPLICANT'S PPT CpT,._ PRESENTATIONwas s made by John Block, ko iepresentant g the se/eral property owners, and .also the MDS ownership in a real estate.e4 agent capaclt� He stated that since thepreviou� hen.ing in March , the applicants have hired an architect. By this step they have progressed o. ' to a point only a little short of a planned devtelopment application. He reb/ies ed the Graphic Supplement submitted. He, P PP• too, stated the ,. eventualyperacre, as . ; denst would be .. 10 units compared withn+rrLerfield tobtheesbtt*hand The reason for the considerably for Sv zoninggher4asked for is that when the�,� PD formula and the sensitive lands restrictions areout, the re;u1ting densityless worked isr�uchl than is allowed by the nominal zoning. He cited as an e: a 1e of this troc ese the Husvar/Erickaoe,/Peterson parcels, for which A-20 zoning is requested. On these parcels the actual resulting density is only " 8 units per acre. Had A.-12 zoning been requested, the yield would have been 5 units`per acre, which would not be econamically f*asible. The HDa oWners have reduced their request fyom A-20 to A;-12, which 1 will yield about 9 units per acro, Which they feel is the minimum 45 this market. Their att�: P has been to put higher densities ,' onathellower 'slopes near 'Naeve Road, and lower ` o r d ne�itiss higher on the ., hili. Mr. Block introduced the architect tor they project, Mel Kroker, 30 Nw 23rd Place, Portland referred to hibit Krc�,s - o. which• illustrates the bufferiri� or N 5 vitt trees. He stated that for thelroWrM protections buffering of ) -- Pacific Highway is very itporta i,. He called a t ent l»on to existing hotees adj'nceut that are built on slopes steeper thAn are al Otted to be built upon now._ , TZs tmotr is favor. • 1w .. MINUTES fiIGA.RDCO, Y . IIPlG ,fl1ISS.0 t� � QPf July 70 1981 Page *r* Jorn Peterson, 13455 $W Cresmer, owner of an rozinate 11 acre lot facing Pacific Highway. He is asking A-20 in order to get a possible maximum of 10 units because of slope constraints« He perceives the biggest issue is development of SU 109th, i:raich he feels I 4distance �. P P should not affect action on his property,ty located at sow��� from it. PUBLIC TESTZ.,10iY inoPPo$it on was presented sented bY -- ** Marge Davenport, 7,5100SW 109th, who presented a with 24©.signatures requesting denial of _any change in the comprehensive . plan .for The pfr�t3tion cited the' area virannenal . this . 'I' Tigardra; that ncreased densityand pace mpanein taffic resource to , ��� r Y g "intolerable" .` a i�« 1 j ,i xaul' be , and that tih . �itegxity end liveabi w.,t,f of the whole neighborhoo4 would be affected" adversely. Sneaking Lot the sigers of the petition,, she said they don't lilt e the idea olt apartments j: . invading in what is eseantially a residential neighborhood. They want t,;7/ protect the trees, ''thick she characterizedas a protection to Tigard+ po he people s . ed because they "fear She reported that in, One area t creeping condor iniu ,... could destroy their area." The Andersons and y the • others on, 109th are concerned because of' th., steepstreet anda , z it y,�� �Q�}�� people g�qd because ". + presents. ha.��,ard3 to traffic The `�uA,1jJi;�rdw+Med 6!''.�. of their concern about 109th, because it is ttie route to the:.,freeway--- t is the easier,« way to Portland. Ms. °Daven :,ort ret.i.ewed 'provisions of NPO #6`pertaining to tie 3" Shearea. ""rconversations the MDS peop1 e and ? r. Kroker to the end ttat109thnotbe developed but that i;astead there be a road up the; center of the project. She stated her belief "This would be acceptable" if the planning Commi Dion would agree thatwould casenot MI has a e,ed to derestrictions' ' - � gr ed w t3.nthat for ae'ourfer'.zone that natural vegetation and the erection of a for chaff:a link fence the length of the property. Sho ezpressod lack of v co;if3dence in what neW owners might do, since there is no assurance she present applicants will be t' a ultimate developers. She stated NPO #6 is being revitalized, and asked that it remain as is until. NPO 6 has looked at it. She reported everyone living on 109th has signed a petition opposing o acing 109th as a through street, and she read, a letter ill opposition from. Mrs. Elizabeth Andelrsort1( , *** Jane Miller, Highland Drive, a reei1 1� ��C? 5�7 � g with ��s. a'V`et`1 Port, and asked an editoria . in a ret°11t °tri,..,.- rent �:our..er be entered a`tc� th® record as indicattvo of ca unity s6 ntl%et+ . $le detailed a d.ainage problem, from off the hill, since ,cora ected •. .oak Al l;rioksona 1.:,,2.00 S'r 109th, recounted what conditLons were in 1theystated h g` + er ��.� and what are noN C� �e tield to et to Tigard or p'or'tLand, he uses roads th.r�i'h n Sash g g *** `` y SW 109th, cOmpa .ned that the density Pe �av��t.n r°t, ���»�+� proposed could meati ,000 tot people,, which: would gToatly atteo t the 4, 9 4 MINU �s TIG:L. L.Aii :ItG' COi.i+•IIS51'0r1" Julyu5 1 7, Paye r . � "liveability and integrity of the neighborhood." She cited difiica lt : sa ) with 109th becausene ofits steepgrade. She asked "Seo can we �r ..s',;?" c=ting the e,•n�erience of Canterbury Woods where the developer did no' perform as aut'4orizod by City Code and directives, .- ,. '** Dave Atkinson, 10460 SW Century Oaks Drive, stated 1.4s purpose was to protect his ii vostmeut in his home, in Summerfield, and to ' protect the per hery ofSunnerfiel' ;. He does not want "any invasion car of roads traffic"f t.c11 into thearea at all. e`�He th ratened increased injunctive action if his view is not accepted. He spoke dsparag'.ngly' of ',CDC, and opined there is "no reason for increased tr af,f c to invade to" our periphery.'+ CROSS E'{.ANIIftATIOT1 AND Rca}3UTT.L. 11r,�. Kroker re�� nded to a question ' .. � nr.• " pa q .�._. . respect tc►, e Beet necessitated bfrom Owens with tit:. half street essitate F y Itreported;, z��_ � Andersono Fez t has teen, withoutn�. -inclusion o f the '� r Y verification, that the Anderson proPe tyl is for sale, which would make possible certain changes in the ultimate development. Hs pointed out they have no cool over the 109th situation with aspect 'to the Ak,ldersons, and that there is a legal act?,ou },)y then against Carteriaury Woods, the outcome of which is presently ung noWn. The property owners also are very concerned about 1 iveability, 41 according to t� Ir. Block, Who' cited the detail they have el,te" to in preparing this application-�ao c.lastondetailed ' He get ai]estheir g` forts to respond to •; the three issues ar.dslopes, density, and traffic. He discounted 'r, the assertion there voul ra. be 7%,000 people, stating their expect .on is ' a aaxiMum of 706 people at full development. 11,e opinedthe original . `tions in the � tidy. marketplace for current co NPO �6 Plan might not be appropriate p and in the ewonomy, but that they believe o 4her considera- 1 tions 1t the Plan ars very valid -saving tress, Preserving thehil.lside, and open space grouping. He pointed out. that taking the present density of 2 or 3 units per acre through the PD formula, the MDS - a:operty could have only 3 units on 10 acres. He feels that the p : logical de:isit�y specifications in the 213 �6 Plan are not conducive to and efficient development , • Marge Davenport- asked if, if the newly proposed opine,road: is developeddeveloped2 the traffic µ " g t onto 2Taeve a maki�ql; it go to Paoific�,Hi.�,'ix�ray�lx,r� .ted, toa right turn I tob tillar aftone representingthe, tb� interest,rest':. co1 e d attention to Goal lO, and that dovelo t�eitt of this y N 1 go a to a wayin property r, in the o y tanner that the ownwill: meeting acl i 10, erg wish �, ta. Ho stated thatthis hearing does not concern traffic patte,rn6 and roads-- I, it conn erns "zoo sg, f " zsider atians will be handledthen title planned developmentsare proposed. the Presidentgavelled down expr*sued oppose tion to this atatene It troythe audionco.) fi ,� ' t1ftTJ'x' 5 I r �� �.1, 1c7D PL!�,.tItlN�x �Qt��SI►.�,SIOfP :u1y 7, 19' 1 Page 6 1 1 I � g -tea Davenport her, definition '� Speaker asked �ta1k�, of 13.wea�aihi �, which �- sho statcid is "hexing a decent neighborhood free of crime, excessive arba a street safety, etc. traffic noise Muton, problP�m.� I ; Miss Davenport asserted that 700 cars coding, down Sunner°fj l+3 is a valid c�on�- �rotzl.d "ciestroy'ir the area, and therefore the traffic . 1zoning bearing.,', sideration `at this Howard pointed out that Tualatin Development Company has proposed ' a 150-unit ,condom niu. on' 109th and Naeve in addition to 36 singe family homes'` to be built soon. CO1g47.SS.,`ON DISCUSSION ATP ACTION: nerret does net liko the idea 1 of Pbeautiful area. houldor�ee�aef'oxes' will be tk�e deve1o3 mons in the Presently y ` �w p time, but each development should Co .ssion relMoen fele 109th should go through to make a proper traffic zoning should continue. Owens ' as agreed higher densityi sbound tolower t occur, but this is not the place, Helmer favored looting at each individual Property. Ii Speaker felt this is. an area well qualified for higher density because of Proximity to mai, a transit anv8, a range of consumer services r I and because much of the sus"reun&Lng deveoped lands have hl c, density de'velopmCnt. He Pointed out that the requirements assure adequate ; w ro erties are ublic input as the developed F'or these .reasons Speaker MOVED approval. of Comprehensive Plan Revision CPR -8?` as n, ` ma ng 3otmissiot;, and commended it tothe T modified on this remand to the;Planning Iigard city Council for adoption. Tepedino seconded, in discussion the mover called attention to the 8 to 10 unite per acre ' ezpected by the applicants in spite Of eves- L- 0 %on.i.n'g, as compared to 14. U.nitser acre in Summerfield* felling this is not out of line. g ` t ns,� Speaker and,. Staff, the After further discussion araton �Soen Q�te ';'--- P and motion. voting nay.„ . tarried� �� to �; � Moen � . Itarried with edeclared Presidentfive-minute recess. a. 6',E E. T �:t�?'IS;?�vti 0. :lC)-.��,� p'ENlERzt �CORk�'. Iri i A rtt,tgtuestI by "Tiae pentey ra, Corporati.on for a comprehe isi;va Plan, Bevis-,;onSadly residential) to A-12 (mutlti-f, i s d.:a`zia1) acreso located ort the 3 , wr+ y R . west tido or �. vt'h �venue� south c�f Scdol�.s :Forty r R�. wash. Co. TeX' MAP 1S1 33D, 'rat tot 200. Howard tot.a the STArZ.' REPORT. and R. c10r i iDA'sIONt» tarty kine)r tade the PDICAXT#S 'PR8L NTAT1ON.. ie felt the staff' im re ort covered, aka port t po tst and e.areesed� 4 rseme t with it. „ ,. t • g` F *• nT � * B a , A J • '. , I ar , y „,,,ilk. R r ti b`` AGENDA ` TIGARD PLANYiING COMMISSION 'I July 7, 1981 7: 30 p.m. '""`”Pow1er Junior High School - Lecture Room 10865 SW walnut s treti t, Tigard, OR • i t P [ i. O e n Meet n R°11 Call A ,oval of Minutes from Previous Meeting ' pp,' 4. Planninc Commission Communication 5- Public Hearing: 4- A. Staff Report ort P Applicant's r Presentation �a L. Public Testimony '\' '; ,`: 1. Proponent' s C't\ 32.' opponent's Cross Examination 1 y \, 5 .1' Conditional Use / ttleson. Brown NPO #2 o . ; , CU 4-81 KC's A�musercients ,Ki I --"` 5 u d .vi S ion 5 10-81 Winter t ke/Cen tory 27 NPO 7 5.3 Remand of C ,��ymprehensive Plan Revision CPR -s]. Willowbrook NPO' #6 5 .4 Coin rehenSive Plan Revision. CPR 4_01 Per,terra Corporation NPO #7` 5 .5 CQndil,tional UEe CU 6-81 David Schlaht/Electro Sport. NPC? 43 Sensitive Lands 'Permit USA Sewer, Trunk Line7PO #7 . '-'a .. / ial NPO lCI } 11-81" �.s�'1 Commerc 'V`1,S lon CPR 5 r e enS1VE? Plan Re Vision Review' of Park 217 Phase II NPO #4 6 . Old Bus rimes s 7. New Business 8« Other Business 9. Ad j'ourx :ttent 1' r• a; I f CITY OF TIGARD, OREGON PUBLIC NOTICE TIGARD PLANNING COMMISSIOI July 7, 1981 - 7: 30 p.m. Fowler Junior High School Lecture Room 10865 SW Walnut Street, Tigard PUBLIC HEARINGS 5 .1 �wonditional Use CU 4-81 KC's Amusements Kittleson Brown NPO 02 A requeFt by Jeff Chase and Mike Kimrey for a conditional use approveretail sales of limited time to play various ous games such as electronic devices, ool tables and foosball, located p in the Tigard Plaza, Suite 102, SW Hall and Pacific Highway. 441 Washington`County Tax Map 1S1 35: 0 Lot 2100. 5 .2 Subdivision S 10_81 Winter Lake/Century 21 NPO 47 A request by Century 21 for a time extension, new lotting and a minor change to Winter Lake Planned District Development located, at the east side of 135th and: the west side of 130th. Washington CountyMa 1S1 33D Lots 300, 500, 601, 602 . g Tax p 5 .3' Remana of Comprehensive Plan Revision CPQ: '1--81 Wil i 1 1owbrook NPO #6 A remand from City Council to the Planning Commission for recon- sideration of an approval of a Comprehensive Plan Revision from present NPO 46 Plan Map zoning (density) classification to Al2 p0 A20 PD Urban Densities °'Multi-famil residential" `en Evangle,CementaronthebNorth 99W Naeve Road to the south andY r to the west and 109th. Avenue to the east. Washington County Tax Map 2S1 10A Lots 4200, 4390, 4402, 4500, 4600, Map 2S1 1OD Lots 500 and 600. 5 .4 Comprehensive Plan Revision ICPR 10-81 retiterra CorpNPO # 7 A request by The Pen.terra Corporation for a from ComprehensivePlan (single family residential) to A--12 ` Revision R-7 C g, � �.A multi- • W family residential) on. 11.5 x acres, located ated on the west side of 130th �tezoer south ofSchools s erry Rd. Washington County Tax MaP 151 33D, Tax dot 200. 5 .5 CondwL tional Dse CU 6-81 David h1a.-ht /L1Pctro-Sport NPO 03' ;. • A request by Electro-Sport for a conditional u.se for f mi 1 y game center, located in the Canterbury Shopping Center. Waw,hington County Tax Map251 10A Tax Lot 1700. 5.6 Sens„ t:.t,re /lands Perini''t M 5-81 U.S.A. SchOlis Server Trunk Line NPCP #7 A request by The Unified) Sewera.--e Agency forSensitive ,�,. . . � .� ..l a Lands . t the 8cholls� sewer trunk line . µ i ede .an cCSx�,s��uct t'r"onl S �' T� Permit t� , west to 8.W, 121st Avenue, Washington County Map' 281 3AA (TaX lots) 1 100 and 101, 251 3AB Tax lots 100 and 300, isi 340c, Tax lots 36010 3E02, 3500 and 1200 151 34cD4, Tax lots 100 and 1202 s ' Tigard Planning Commission Public Notice Meeting Page 2 of 2 July 7, 1981 51 b 7 Comprehensive Plan Revision CPR 11-81 NPO #1 qby Are request the City of Tigard for a Comprehensive Plan Revision to add the .extension of Ash Avenue through to Commercial Street to' the NPO #1 P«an r €f,. 5. 8 Review of Phase II Park 217 NPO #4 A request by Trarnwell Crow to review proposed uses for Phase 11 of Park 217 TT publish 6/23 & 7/2/81 ir P 1 • 0 1 ... - ..., yl: _.._ .... ..., .'.;...e. ::_... a ,..., STA '.I' REPOR31. AC NDA NO 5..3 TIGiNRD PLANNING CCIISSICIN July 7,1981 - 7:30 p.m. ,, JuniorHigh �- Lecture E�cw].er Q� cture Roam 10805 SW Walnut Street, Tigard NO SUBMISSION OF ADDITIONAL MP,TERIAIt BY APPLICANT SHALL BE MADE AT THE PUBLIC HEARING t MF SS THE APPLICANT IS REQUESTED TO DO SO. SHOULD THIS 11 OCCUR, UNF2EQUESTED, TSE ITS WILL BE TABLED UNTIL THE FOTILWLNGBEAEENG. COMDR IENSIVE►,PLAN REVISION CPR 1-81 NPO if 6 • Wil1o140r0x C C'anterhury Heights To Resolve the Density Considerations Fran City Council to Planning Canni.ssion APPLICANT Grarnco Developdrent Co 4730 SW Macadam ' Portland, OP 97201 • Gam , A Tr'eeland ,..n�stments I Aase Hus'var i 4730 SCh 1�c,adam 12995 SW. Pac�.�i�.c Hwy i,ortl.and, OR 97201. Tigard, OR 97223 0'arn Peterson 'Wilcox.Erid son & Western Corp 13455 SW Cresmer R 4 Box 274 Tigard, OR 97223 Sherwood, OR 97140 Wil1.iaxn Sanders M1),5 Investments 23256 1t., NE 750 BenjaminFranklin Bldg Aurora OR 97102. Portland, OR 97258 'd SITE I.00ATION Bet erg N neve Riad to the South. and. Evangle t ,etarl* on the North, HighWax, 99W to the West and 109th Averit e to the East., Wain tori County Ta..N: Maps.�s 2S1 10A I o bs 4200 43.90, 4500 and 4600; and 251 101) Lotti 500 and 600 PRE'flOU,US AOT/CN a 4l'. P1.annirtg Comm .SSion: rovd CPR 1 I I ori �i.�" Vwi.�► 3, ��8�� '�e � yyyt'1 ..w81. ThP.' okancern of the Commission� was that they be a5.1stired of r` . ,ew of al 1, C ` lo en€ t i ; partiCL 1a`t'" area with re1'eten oe to delis ,tyw The City Council tevielNeti CPQ i'- . o 1` t 23, 1981 and remanded the iestte to the Planning. Commtxs tori for td ns ty it Wad the opinion o ' the- Councilttat, twent.. 20 'Units >,.. . erec ,. �.oeS�,L'�e �, was eteiation to probes included In this r ,nest„ �r �' ,0 • STAFF REPOT A.CEIDA NO, 5.3 • I G CC 4ISSION 'I'ICARD PI,,�'aNN '�1 July 7,1981 CPR 1-81 Page 2 of 3 - I STAFF NARRATIVE As proposed the following changes in the Camprehensive Plan NPO # i Plan would be in effect if the Planning Ccxrinission approves. The only change from the original application is for lot , 500 of Map 251 1OD frau A-20 "Multi-family residential" to A-12 P-D T , "Mul.t.Y-fanu.ly ksZ dental Planned Unit Deve1oE;nent". FINDIhIGS OF FACT 1. --Ma. 2S1 3.0A Lots 4200 Et 4390. Treeland Investmetlt. Praserat toning Washington CALinty RU-4. 12.10 acres. NPO # 6 designation, three (3) units per acre. �..Ca�phen resive Plan levision i-euues b to A-12 PD. Lot 4402. 2k.. E. Hus r. Present zoning Washington County RU-4. :75-4--- --6—res. NPO # 6 designates three (3) units per acre. Cc srehensive e . :L planP..4 Zs on request to A-20 PD S. Peterson. Present 5 Lot 4500• J. L. & S � _ zon .ng Washington County t RU-4. 1.24 acres. NPO # 6 designates three (3) units per acre. ' c mprehens±ve Plan Revisa?on request to A-20 PD. Lot 4600; 'Wilcox Erickson & Western Corp Present zoning Washington 1- w Cct ?U4_s. • 76 acres. .�'PO # 6 designates three per G acre, Cc n , ensive Plan itkevision request to A PD. A, �e.)?�at.i.on pati. ,.on, submitted. 144f, I , " Map l �4� .S , k , Lot 500. MDS xnve T1tS IT'S a» Present zoning WL shington, County -4. 10.27 acres. NPO # 6 designates tWo 02) units (nog»th) and 1 i Cc `epPevision rec ues, to 2Csoutla� . .� is rehens�.ve Plan '�i!' eight PD.8 �tana, 1 11`x 51 lot 600. W. B. £t C. M, S i Sanders. Present zoning WaslA�gtori �' Pcounty Pr.1-4,. 8.27 accres. # '6 designates two (2) t\n.�.ts north and eight (.S)' units Csouth) . Comprehensive Plan Revision request` III to A-20 PD. zine)cation petition submitted. 44004 ` & � '��,:� annexed ZI'1 �. �. TZ Lots � � lots wee: 7 � No � bona Tigard desL hat Or h7 applied dory, Mrs,,. Anderson is not ;participating i in s application, p 281 10 p Z' .'b, 700 George could, not be found, Pro cit included in �s proposal,` Property outside City. No antexatIn pY't.� &on .reeved. ( S. li,, w ...., ,.. . .. .. ., .. ;' .. _.! .,. ,." 4YL"11.M .a a., k..Nf+Ww. .A. -Y;Y.JFY• iSiW+ui«+r�uitlii`tY`. , .. W4Wdlbk.""At S�4S-+`i..'.+i.M"a p: •. „. . +Sf w Kap%.,xN,v1N+w:t..i w.«ui+.w.uw..,.o-pa.:_.,4Y.+'w.u;A+M'AiibylYwWFL+CMYr+A.Y,.t.MA'w*.. .f,", ir3OhbW.wi,W.M.3'+.wMN4+n"'i,ArMI .w'i+ Wiw FS, y+=w WiW d kf+.Xi+'.w.tY IU S�\TA''1-`'((F :�.:1PO AGENDA NO., 5. T.OGARD PLANNING COMMISSION ISSION July 7,1981 dei: 1-81 Z age 3 of 2S1 10A -- Lots 4100 & 4201. Mr. Arniand did not wish to participate in this applicatir;�n. `P r 6' Plan for this a a shems density desi nations enumerated �r C� # `�' � above. Applicants are requesting the Comprehensive Plan Revisions e .urr r=ted above. 2. A copy of NPO # 6 Plan is made as Exhibit "g" to this Staff :Report. Ccnaents on this Plan relative to this application are made in a general statemeri. as follows: The density issue (Policy doh is addressed'any o "cy 1-2)� i xz the NPO Plan is the ma issue,p The applicants are requesting increased densities. The NPO Plan addresses the conditions to be net for development. (Policy 3 - 4 - 5 - 6 - 7 8) 2 4 Plz,c services:. Seer is available north to serve lots 4200 :and:. 4390. Tualatin Developerent Inc. will install a line to 1.39h and NaeveStreet to serve Suz=y ie "f` eld )(IV. Major street irr roverrents ,1l be ntaae as devei.cErrtent takes place. Ali proposed development will be. as Planned Develc i,�nt s under Chapter 18.56 of the Tigard IvluriicirsJal. Code. 3. The Planned Jevelo ment (PD), dee;ignat.ion alio-cgs a ,t)reli:i�minary gprzer . plan review before the Plarining Carxrd.ssion, and that City C tnci1 Whist approve, final plans. ,;maple provisions is made for aub1ic . G r ex±. 4 Aprilby C7: mance Council on 24,� X979' 7`8�2�1, �# � has� the C tb x�c�t t formally since prior to Septe�'iber 197g. received by Styff fro NPO # 6 was in response to �;ctst4``C�t�111�'�,r3:t received 1 'R 4-79 lit the form of ct letter frail' Mr. McPhillips, MO 6 Chap'rson„ mrk SZNETI C ATIO : -y .1 aevelorinerit on these lots shall be brought before the Planning Ccmrrtission as "Plat` led urt i t I event prrae tts and that. the density in each case be tela. 470.4 as a portion of these review processes. r Y+ ' 1xr1g birectlor ' 4 / r - San • • z _ 4 is • • • • ACEI TIGARD PLANNING COMMISSION auNE 2, 1981 - 7:30 p.m, Fowler Jinx or Nigh School -, Lecture Pbom 10865 SW Walnut Street, Tig''ordp OR II1. Optn N. &±g 2. !loll Call 3. Approval of Nii•nutes frorn Previous Naehig 4. Planning Commission Communication ,cation 5. Public Hearing: A. Staff Report B APP scant s Presentation C. Public Test..hnor 1. Proponent's 2. . Opponent's 3. Cross Exam-tRation 5.1 al of Appe Subdivision S 4-81 Dales' Glenn 1, # 2 5.2 Appeal of Nino Land Partition ion N.1P,P 2-81� Crod and Variance V 5-81 Giicd/11.394 5� 92 IPO 4 2 r 5.3 Cain rehensi ve Plan R.evision CPI. 10--81 NPO # 1 P+51cy 28 NPO # 1 y. �5 5.4 Conditional Use CCJ 4-81 XC°s Braun NPO # 2 Re,rttand of Comprehensive Plan F,evision CPR 1-81 Willowkarook rIPC1 if 5.6 Subdivision 5 10-81 Winter Cale:/Century 21 NPO # `j 6, Old Eusiness 7. New Busitess 8. Other Bththiess 9. .. jotrnment e NtW♦w r.rtk..W.'w3,aWA.r.wMr:tr,A'a�.P+'rolrot.X w.w.tw llW7 AW. M 4N Wir.rw rMi.wL+..A';w.arartw+Wr a4.nYroN xt lena hN.a+f ea..Y•..w.1W}e .at L+ww'Iv.Wd544Y w:J-.YW.ANiM+Mdt14...ikKY,y,»xawrAM$N,wYYd4%4+aw i Pr BLIC NOTICE ''.'LlIGAIRD PLAJ:NTINO COMMISSION ,�` JUNE 2, 1981 - 7:30 p.m. Hi 1 Faler Junior gh School * Lecture Roan 1 10865 SwwT Walnut Street, Tigard PUBLIC GS UB C' TiIN 5.1 Appeal of Subdivision S 4-81 Da.:es' "Gleam, ' NPO if aL of Plarmii'lg Directors approval of a request by Falcon Construction Cony to subdivide 4.14 acres into sixteen (16) lots of five thousand , (5000') square feet each at the SWW corner of 95th and SW North Dakota. Washington County Tax Map 1S1 3 )JB Lots 5501, 5502, 5503, 7 5505, 5506, 550r & 5508 . 4 5.2 Appeal of Minor Land Iparatiori. M[U? 2-81 Gi. . NPO # 2 r . t Appeal of 1).1-arming Directors denial of a request by Jon Gircra to partition two (2) to three are tbuild a Singh Family hc.:r }, on rear lot. Proposedlot sizesC a) lots f,791 square. feet, 14,641 square feet.. and 7,554 s are feet.' Wa Washington County Tax Ma 151 35 'DB Lots 3800 & 3900 r Lots are located at 11390 and 11420 SW 92nd.. P r Variance V 5-81 Gircid/111390 SW 92 NPO if A request from Jon Girod for a variance to requxrwidth for�R +red. access` one lots Grantingv,riance would result in a nine feet e . r six inch (9' »- h access running .1,pprodmatel ' five feet two inches (5' -- 2') frail istir w' ig s- uC '4:11.r0 at 11390 SW 92. Washington County Tax leap 151 35E113 Lot 3900. -1.3 Corri:szellensiVe Plan iZeI73.81.011 *CPR 10-81 NPO ,1 Policy 18 NUJ # 1 A request from NPO # 1 to revise,Polit' 28 which reads: h Avenue rl�. ,. should be extended across Paiaiio Creek, eriablirig a,cce 's' to the t eighborhood's cc r ercia1 area without using Pacatfic }Lt .ay. 1 esign, features should be, used to slow traffic and ma:s the st tet as safe as possible." I I 5.4 Condit oval. Use CLI 4-81 1CC'S .+.tti set A request i.y Jeff Chase and Vi,ike Xilaey for a conditional use to approve. i, ta retail sales of lutedns to play various gan s such as electronic devices, pool tables and fool ball, located in the Ti `atd Pla2ca,` Suite 102, V }Ip..11 and Pacific Highway. Washington County Tax Nap 1S1 .35D10 Lot 2110 1 1` ...:...... ...«,-... ..,,.-,:, f ».:.....,.. .. ..,....:.....1 «_::.'h4.-- ,.,...:....r,r. . . ......r., r,...., ,. .._..._.r. w. a ,w,... ,w. .r'-.!'At„i.AwnN,4,A..L w +WY..✓4iuti.{e l Tigard Planning Ccru.ssi y'ri - Public Notice June 2, 1981 Meeting Page 2 of 2 5.5 Remand of Comprehensive Plan Revision. CPR, 1-81 Willowbrook NPO #6 A remand frau City Council to the P1ar,),z'iing Commission for reconsiderad.on of an approval of a Comprehensive Plan Revision from present NPO # 6 Plan N1ap zoning (density) classification to Al2 PD & A20 PD Urban Densities "V'Lulti--faini:ly residential" betwen Naeve Road to the south a and EvangleCtary on the North, 99W to the west and 109th Avenue to the east. Washington County Tax Hap 251 10A Tots 4200, 4390,. 4402, 4500, 4600, Map 2S1 10D Lots 500 and 600. 5.6 Subdivision. S 10--81: Winter L�,ake/Century 21 NP0 # 7 Arequest Century21 for a t extension, new lotting j by q� ,�. ' minor change to Winter Lake. Planned District. Development located at the east 1Sleof 135th the a st side of 130th. Washington Cotarty Tax :gip 113b Lots 300y 500, 601,. 602. Please run in the Tigard Times on Tlhursda; s �' Y Nay 21, and May 28, 1981.,. • • t' • - • + '..,ate..=.+»"»w.4w..._..� rn.e,n ..r.w .. w«a.w,w.,.a..�..r•..,..•r.r.,..r�. ar n • r.a..+..r r...:i r.r.Y....rr+.M• Ilw P1 ! ILIC t tr ; ,ear , NOTIt.:r: IS HEREBY civ T THE TIC3;t1Z? PLANNTW C COMMISSION AT ITS MEETING Ott' 'A"UESDAY, JUNE 2 1 1. , AT 7:30 P,M., IN THE LECTURE ROOM OF FOWLER JUNIOR HIS SCHOOL, 10555 S.W, w, .Lt (r , TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: APPLICANT: GRAMCO DEVELOPMENT COMPANY OWNER: MDS INVESTMENT, IN 4730 SW Macadam W. .S. & C. M. SANDERS Portlai'Nd, Oregon 97201 WILCOX ERICKSON & WESTERN CORP. A. B. HUSVAR ;`. • , REQUEST: For a Crimprehensiv;e Plan Revision from J. L. '& S. PETERSON dexa.sity of t�;ro units per acre to TREELAND INVESTMENTS twelve units per acre. C/O GRAMCO DEVELOPMENT COMPANY ' properties g PacificHighway, SW' Naeve Road, and SW 109th LC3CATI4N'� Various ro ernes abL`itt. c� H�, Avenue (Wash. Co. Tax Map 2S1 10A, Tax Lots 4200, 4390, 4402, 4500, 4600 „and Tax Map 2S1 100, Tax Lots 500,E 600) . VILE NO.: CPR 1-81 (Willowbrook/Canterbury Heights)" NP0 #6 , t ,, •vA8cilfI1.Erz • -- „,,,,d .- `" Ro, crivg ,�ti LN. �t-�cnax I, Ste. t.�zaali ..... o . 74. . lit ao w `.. 0 «gym * l .: b.lir„ "'R L"� f • e • ,wl '' .w$!I ff)r it A k”i ....,-40,,t,:,‘, r i U' 4-1,4,...,:-., 'yr' S"r � r P �'" `� �"`•-_.. � tat � a, • , - L TS. r, ,h4. .< . l DR. C1 R ''''',) ogiir ' ,-.14?...'``r w .w, 7 1/ n .fer .14 4*s*1117is• .N4 � a ,iv r. ..,a'. , r .gro‘r% R M,,.,. 1 y ,,,,,. S W, _ .�, A QLE Li ...,.,..,,,,„.,1„,t,,,,,-.1„:4,,,,, "R,;. r' lii13319x11!«BGiLrt L ra .. W 7 'TO 7. •NM "r. 4 1 .... fes t,: I.,, « .ti r:www«.. . • ,r,J. «r• ur.. r ...rw.v.«err.W ...«•. +..�r«««r r. kyr. r . M.r..,.w• r k. 1 - , , w ii 1 1HEARING t\ a - , , . , : 4 . 4 '' ' NOTICfl ltS HEP,EBY: GIVEN THAT THE TIGA'O PLANNING COMMISSION AT ITS MEETING ON TUESuAA",*, Jur Jt?, 1981 „ AT 7:30 P.M., IN ti.itE LECTURE ROOM OF FOWLER, a`ULL1IOR R„?;,,,!;i, SCHOOL, I0865 S.W. T3✓NUT, TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLZCATSON1 ' 5:3,' NPO 1 1 Policy 28 on Ash Avenue DCX �': : CO.. 3.F EEENS J'E PLAN E: :SIC T CSR 10-81 Poli . 28 of NPO # 1 ' 1,1DPLICANI NPO # 1, City of Tigard . T: A request to Revise Policy 28 which reads: "Ash Avenue should be extended across F''anno Creek, enabling access to the Neighborhood's ccxrtnercial area without using Pacific Highway,„ Design features should }e used to slow traffic aqd make the street as safe as possible ;.' .3,, T , ��', Ck� Avenue 1 be � ri Ash s ,r�cxated t��een Freon and. u�.lham andis g , gently • not a through street. It parrelells xighva 99W. The proposed extension _ on SW Ash Street would be across Perin() C±eek and would corneaup;with SW Eurnham. FILE YOMBER: CPR 10,-81 / 'ArST. b 4 W i!' {�C��,/ k f 41, 'ra J ✓ 4y 4 .0...,/3,„,,,,,,,„ I� w , MI'1» kanC - cr« r, ��R � � Au' `�~�-�<i CIYCi�4 ,r ..yJ,1n1 aTni J't. 4. , ui ,J iC 1."t"JC1.4 \w X 41 i r Sr y„�'� s, 4...... : ....—W p Try .., r Y �." ,� S � 4'): [Z? -,v1'.:' s'4 Y y� 4.>. 44.!" r .....-'22: ". , 4. 444 q? A. 't,:1111110',. 4... „At,. 4'4,it:40 k ''' ..? 1 - i lSs ..,\,•e . i 1 till�t�i / M y. .�" ,. I err,, fir,J r` � +� �... � ( '51 ) / GpAt4t „s,, 1 -: fet til ,,,,, ;If ) \ ,/ I : DC. .p� .. : - fir. � �` -�.���_____ ,,,......rr���� .. \, w... j , :., �„M 0 , -,,,,,,,,t„ rr i( OAP% .:I I. 91",.�1�..«! ski , ..�+i ti, a . �' ,. ••.._..,,by !t b 4 4 1 "11 �,. F-7 1 t:' yrs '., ' w sW t�rrirtd 1' ., iL,11,k_..7.,..,j) V' , A, s or rOccoocriti sr, Iii ciao ata viti., 1 srr`,. t.1. _'4' ,,r fi i e. P.nM JL Rrk "� K � L -- 3'. / 0x-711 iI. 11 A;V I r::--..:,--,----q[,„ \ C , „'0y e' Ir ,IC 1- ,P.INO ON TD IN ACCc)Rt) 'C.9 Riles ov p'p i"C "' s ,; �'� IS � ���� WILL � CGNDt��TEt "G�IT�I � ►F T 3 P,LAliCtl,ZN GU SSION» ANY a ERSONS aAVI,NG I'NTi. RE8q' IN T IE MATIZR MAY AT'END ANb Es hxrA Olt, TES ILMOL" lt E8 S(1H 4IrPED IN kl`E)..`rl`►au:•t' T ES. SNIIO' INS' T* Ft, COPT OV T1' TWIT/ 'r .;A' NT '''/ � Tilt P�O� TSE � o �.PP�r �x��N w,E1.EFt, 81? TTOTiltGI ` iCt3E"R, �' !I P ' R�,t�I `O (, 0 z RAatoN O# Tl NTIEilI1 bAY AT8R Tit o8oxstoN or utlztzIlt , tr Nott-I 4 T0' PPE. ,,J J8 ioT P c;IVE't) IIN T' I '" tV's y V `.tZOi Is r .Ib, c rt)t ra�E` IwO�+� TIoN, P:�ASE0o�ITAO ' � �I, ,�,�/INOO�P��t I" �" ` 6. 39-4i71 ii R .«.._..ter ..rr . r r• Y•r• rr... ", I' AL ' ' ' 1 1 .---, 1_,A :.3. . A .001, 9 1\10 1 RJELIO i ,i. M:' . k ‘,./ ' ' ' 1 13 SOTICF IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION AT ITS MEETING ON TUESDAY, (t 1. , AT 7:30 P.M., IN THE LECTURE ROOM OF FoilL R JUNIOR HIG3 ,; �1.TIJ� 2, �81 � , SCHOOL, 10 855 S .r,i. WALNUT, aDNuT, l- :`RD OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: ' CC 'DITION L US CU4-81 EC's ?Tnuserrer±s File NO. CU' 4--8.1 APPLICANT: Jeff Chase OWNER: Milton Br un I • Nike Kinney Raymond Kittleson 1 1719 Oak Street 301 M .v�.1-ray, R1I , H .11sborc7 Or< 97123 Portlarid, OR 97229 . lk RE UES7`: To 'rat f - and approve Conditional Use for # 102 Tigard Plaza . sales of lir iteC�tu-re to play games electronic devices, pool t permit es, foosbaf• . r i e L Z TION: Tigard Plaza, �S'W Pac.i,.fic Highway at Hall, # 102 Vit". ashin ton CountyTax ', .` W g 1'�Ya�a 1S1 35DD, lot. 3500 '''''..-/4...........-7e r sti r r e , .,1,0,./ b �a R ' yr / ` ., : '.ifa ,, r i 4 I4, ''N L r \ III i , k , , ,.,,. .. 4 1110, . 0 ',. , r . . // ., -\\ . t r '('Il'fli „O .. i 1 (' „ww'" `o M 3 , j,,, i � '`...: ;111a 1r - .' 1.. Iii - ;f : j i h L,1;410'N .. ILL, NU "1 y ui%_7, ' D.--,',,C 4 trtlt Ptrat)rt! 1/LA��s"./�' C��# TS��S �TT�R �'x:. .. ' , � �. wirer) ,�'S C~oN�tiC�T1Jb l�I ACCC� � IXTH 'T�;tE� :RCt�S O.� PR()CmC�`��E ` OF TFC PEAU INO ;t t.� SS tc ' w R . ATTSiti �� EZ m.k ,� �� "�` 'P.�p.S C��t5 HAVINC” T�'T R,��'�' �� 'MI5 t�1A"� t'. AL HEP,' I�0 2 �3P., T8S�'/�SC�tJ"�, � EE SU��'ITTEO .�1V �rtRITI#�G "�O' ESS ENT8Rr;� ��'TU �� R ' � �P >":['H ���tT� ( a Stte)U.',:AD. YOU V4I5 TO APPE• , A. w N LITTER r SSS0 TO TEtt C1 CQR ER tfcf 3T fS ' C TWb �tryy �y++�.,,�y µ��t��y MN�,y. �y yy�w p.{yy� {� 1r�iµ�.yy y,� {{..y��•�{ �y �y.,4, y�+�+� y,�y�4 +� .C"�V� � 'J;::�"• +fLP�tS,til Si��•�'L� O� T� T� +��T`r,�i ��Y A�".d.:4+,t1e x1.�iC,1� l,"�� ��.'7�I.t+,a«i�� 111 «4`16.3�.. c4+E'it J 'C' ,APPF ::CS CST C.81�ti TRIM "e t i �" n . `, T:.1 ;1 T C'q" XS ''rAJ D , '' ' l. "`o o PEASE 'CdNTACI'l'"' TW, iLi '# 1DPAR � T' Art 6:5 -41 i , a a - .ax a.,♦- ,a •w..♦ a.♦L w, :.._. w .',V Y+ w- x ..-.:tlm iM•4+dM ....4.p.,,a c,a. .,.a,yyr„w'++rir.a♦♦..w.ntl•.dh,:Y:YNdril w. aY:: a w.• Y♦r:.•11 w r.r:a x M r err.•,. ♦N"yrrrn :. w Y ha......w .•s 4. 4..44—_'_ - •._ rw«r.w ;r i •Nn:a•✓i..r x w H r• n A•• r.Ya�rrr r r. n•..ri ,'. y.rw w.rr."••+r�'r1Ywr.r r:f•n'"w•rw'tau..tl•r+w�� .Ynati:v+ar a.n•r. I w r+rww.Nr� F iI ( ARO; TIGARD'' .1' ' 4 • gml"..1 1111 1 , 1110:` ; I 1 ' 4 ' (0.41,„ , ..1, ,_. , ,• i, :, . ., ,Nik. , ,,,, . ,, .. •, .... , ..... .,,,,,•,;4, PLANNING COMMISSION TUESDAY,AT ITS MEETING ON NOTICE IS HEF2EHY GIVEN THAT THE '� Jur 2, 1981 , AT 7:30 P.M., IN T 'LECTU'RE ROQI� OF'•FOWLER 'JUNIOR EIG ' SCHOOL, 10865 ST. WALNUT, TIGARD, O;i2EGON, WILL' CON�r"I©ER THE FOLLOWING APPLICATION: APPF,A�: pea1_ c f Planning Director's Denial of a request��t to paa�ti.ta.v<an two �2) lots x t..o three rce (3) lots -,;.e..) Inld a Single Family hara an rear lot d. � posizes are : .137 1 sq. ft • ,� ��.c� sem. lot 5' , •, � , .4,641 sq. ft., and 7,554 sq. ft. A requet fir- t1..r1la Lance of s ii(6 ). • t. recsu�.red i.access width for one lot has been added to the appeal.. , r C' J : A,ti': ealofor r ti. �, :. Nir LardLardPetit1c).ri Vi]GP 2-'81 and Variance V S-S1/Ga,.tod APPLICANT: Jon Gi.jcod IOCATIO1\I: 11390 SW 92 AVe & 20208 SW 86 - 11420 SW 92 Ave ' Tualatin OR 97062 Washington County Tax Map 15].. 35D " 0 Lots X800 & 3900 7 FrrF, NO.s PitiP 2--8l & V 5-81 ' . i ' ' 1 ' * ; k \'' ' 1 gidv, i ai) F k oi' y(:... r . ..1% 1 r ,, . , ,..,...,:_i_,,,, , . . ) j . r ..,ir ......,„„?.., . , y • 1. ,, a .,,,,,,mi/' .. ,, , .,,,,,,,,,_ ,. ..,,,, .. ...., **, ... `..W+ ML �. •.. i,w' i 4 .. ' I�SJklrr'-a-;,-2 - �"� � 1 ` Y , d 1 ..-,.- ..r . (.051 •1 f • - v 0'.5y1' , KA ^'1 c m ly tl i; ;• � ;�,. I u 4'1,., rropbeia, : ........p.lt.,..._ le, A''' ,".- . tot VtIr14,1)C..,e. ' i, , ''',4,;:;,., .'.. . '‘.--, T88 Pr.zr.kr,e, wr. 1N0 otil Thi t� SSIO �SON , • �t"�EbU: d COC+0�1'D�'C';t'EC� .IN �1 a CO�IA�C� WITH TRE R0�'a�� ,+�},� OP i T ",' R:+4,Iltif 0t :I V1.A.T". L” '. 1 AY ATT81S11-.) SIC Tib IN W? TING AWING IN � B� �A. x Oji at , Nt INTO '128 COQ OF Tom` ,INLTXAL l'A. NC--_: Ott P - A VI', .T N STI" lk 6 $81 D TO TVA CI " d " O TO 01T ,Cw11. f' • P1G0�.. �, l „ PIT/O ' Or TaZ tti?k14TXt" tpA ' A'I8Pt IIt DIC ;S .QN 0? TR8 t ` !i�r)TC*'�! . • '''L(13 APP8AL IS NOT C8'x D wtzaIN `!WtN "` DliYa i Tat I . ti/UN'I IS VAtr b4 1001; rtt ,114.8a z OP.t ATIOlq tlt, t: dt/7'T����.A�� .it T T: .P tNO O t3A ' Iw'IT A'Z 639-•4j` ,1�, n ' ,,..,,rwN....,., FbwWµ.. ,......„4..1.4.41i•4 W R W 4,'WT 44 w dl A,u Y' ''4, I . 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C� .,G�T3_1S'1F�4.3` rp,�t <'r +3+'/�'sL,t� Sir'. ..J�.'7�r.•Y':s'%�th�`�e"- -?,ta+,tr-eaa;,;_ _ - - i1 IC ttr t A\iff Ur- ..-7.,,,,..•-•,,,,, •iiiLe �� f0 , r � � , .s ,� � 1k0 f E 9 4 i4 Fe r, 4 r. h� - 4.... • ISS --•:-v.7.,-.,-..v....7...,- ;.-;-. .iC q -•X'3, ?.:b,yS.-2 Z.1 a J il'f til. (2 i § -. *,,- „..„, 1 a)2 D : • . A,ittN 4 . ; s , `fit i. Q � ('-,,,sk, (j.,,-„,. N. ,,,„Q.,,se. ,,... , ,--...„,1.2 1 _,,,,,,,,, _. 9.„ oi,- g c:, 1 _ � ! F.1---.1_-.--,-- - f'Or '7 ij-r ''''.- t4' Ill kfr-'1: 'c-f; $:74 :;.* :;,_, 4- D- ' . c __ 1 i - - : .,,...,,, _,,, I .... 1,.... ?„, . ....____ . , :._8,„ . .... , . _1 IT ...„, „............,.;;„.....--1 .. ,,,.........5.,....... ,k N. I. ...., ,..., -,f,,,, * , N 1,,, -- .c:_t-, 4.-- : .. .. s ,- ...... ... —ut ,...1.7,,,,, -- .. f't•I • ai, 1 - t yQ. . ) i 0 i _ t i ,, .. C a 0 r ri . .7_1,,T S 00°40 d _ € 373.8 1 S°C/ 44t t00.0a _,--� t ``:i 2.0,8 �':1* -_ - ', , 6R.9 `t zQ 75:,vn..ew,� j.-u T�e«a!aaw1.11 et+ .„------,.-42 _, -.-7,,,v.,,,,-.•,-,., - .,_. -- lI...I/,l.. •--s ..�. -. :Ie.. -., r.//!i /lrytlifl,,f+/, "'•11::::::--,-,,,f. i1i. }- 10.a..♦.SIJ: IKtts ,'.,.,..'it3 i ►wOC°€c�:�r . r�a0�3�' aye es m.:r Yr • � �� E�t�tX�fQi€ , �� �1 �•t .� .'."..1 ` W s 1 :_ ` s ?X44 i_- f p . ., „ r Et i eu: ttf r+ ,4,CO.fv r , I ' " . '-' s 1 Q m al • Lif. , t -., ,n 9 ., „„ _. i _ x9 , .., a - 1 x� - ,�3 116 193 , 103 Q� x t o _ B 9..11 `,''_ 8 , _ •, r• • . _t V). R _ }. { : _ .''s d 0` -4- N ti+t e'i'' J I. _ --aei+ ,as'+'._rte. ,r. , sx y.. �: ..«.+ ;. . . ,.. . Y•Y .... Wpw-1... . ...,. ,W r,..r (M.-... ....„ms.w>..,.www..a,..... ..-.,-,e....,,..w.4... ...un.w rN.V4::we;kurr.w4. . .«+ 4:':R4, p^ns,..: , .w ,.. »..ww.,w, . 4:.s«.+w.....,nm N.r. .....e.,._. w. .•r.... . 4 . . __. .. A �ii fay 4 'NTIC — OF PLLK* : i ` q { mii g.., NoTICS IS HIRE 3Y GI 4 THAT THE TIGA.R.D PLAWJNING COMMISSION AT II'S MEETING ell Tlr+ESDAI'� ,Ju , 19 8l r AT 7:30 PN.N. , IN THE IEC�TtJRE ROOM OF FOWWL-E a JUNTO ", HIGH SCHOOL, 107565 S. '. WALNUT, TIG�:1wtD3, OREGQN,, WILL CONSIDER THE FOLLOWING OPEC'4CATION: 00t4p.4041 SIVE PLAN mvisiON UR. 1-81 Willow-arm Canterbury Heights w 'fling To r�so1v.e Density Considerations fran Citx,� Council to Planning ,au.s� Siari Development T ~2E`AP LI °� Graaco Co OCI NER: l i� Itives .a, Inc 4730 SCis Macadam 750 Ben]atiin Frar3k1 n Plaza, E ortlan d f OR 97201 Portland, 04,1 97258 . Trceland lnv`estn Co : %. 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' - AtF �r:,1,+>IM y;,�'• t tM 1 Wu�t,)�Q I €id k i�. .,,, "`� Y f,,, p .ani.` Yt, '4'14 aa� AT+f ,L ,", I' 'JAw,t, ..7 ^ 1 W,,, 1 Bo,,.k I4e w b er M ,' ^ �" t" k"nj' 4 o t.l .,1 ",,,,,it,n 1: ,—di � - X r«,rv..w �,,..••�' �� A ��1Ji �' ��; �tll�l' '�i' �� G� �a«."�.,,�� a..-1/2 u M -��'�` L-- _ — „.. CIffere t it« seders' L r:r I i° �o Q + 1':x ,�+ ,✓� ��� � � j ��� as, �l� X11��"',i1�,�iU�'” � C �� �' 'i t m� •a� '�J,y /723-1,_,,e..,,, y�' �» .4 K tt , !'". ++ ,n,y "' „u'.r ..„�C,,„ JI ;,s,_., ^k }„'A`n'' .F�::'yy,.y.”°,-,,,,,,'ur,,:r ,{;'h.+ 6 n o� "1�. } "'� .,r,+ r e" itri y1,1tIlll " :. ' .. .1 '":..'-',.f.. �; .�`tN�• � `,r..;>dx,,,D,F:, '1 �f ed $),,Yipt1,0 e 1 , .. 4', r a 6 Y 1 o f 4�' to,f (.✓ ot Vin. ,k r A rx µx rryM 1 he y w�yl q re W*� �I "4'�^�q l„a x d A , .'�ae ��' p.te �= r : 1 t r A `'', ,tot a' w "t0 i ry' �'p�� a , � a'Ilk.. I 10 y / s,, c% yet -A,�JJ ... B + !,,,,,,,,_ , 1 d �� IINt't,.FWrvr: N4'p� ,,-.17.,' ''+4;'' �� �n; ",^', h�.r"M,P,,'••„Yl.^”•4 P'"v+•At� ,. as , a "MSA c e "� a ~~'Yr `t ��v* r .h,� te t 4-F.it,,,:,ir.,:, A1 II � � ae ` ,KA�y1�, � „ .��n,..:' F , [ T' 'Mn '^.� S �'�. I :: �"' M „ ,. » eF,,1' t� ,pn":�r •rt •a OM1 ,1 k'AW+••• �� ,d-. �' ,, M.q��,...�,A . ii ,1+'^.r 41V r �� a Wh'A +x `r e W�ti aK y. 'WA t.• ' ,n! w 4 t •, rr+ .e.*:),''',,,:* ' �y y ��.n11:1; t w' I er>x r,l , AFFIDAVIT OF MAILING STATE OF OREGONi 4 ..i County of Washington ) ss CiI%�y of Tigard _, Ann Gaylord, A being first duly sworn, on oath despose and says; , That I am. Secretary i"or the Planning bepartment for • the City of Tigard, ()regon {, That I served notice of hearing of the Tigard Planning Coxrimis sio I , of which the attached is a copy (Marked Exhibit A) upon each of the following named persons on , „rszi `'; day of , ' . 1981 / , by mailing to each, of them at the address shown on the at ached listarked Bxhi f., B) , said notice as ereto �tt u l,. x ,t x � a a.a�yed, dep asi,ted; in the U : 'United States re aid. ;ail can the' ay of .. x.9€3 postage :p .? r _ a44,..,,,,,01/4....." - '.i,ie . -, ._. /4- :, :.- ' ' , C )el .- / f , , Sulos• 198''''.4,3,A ,` d. :SWOrn to before me on the �,.. ►. clay of )7 ; t before 1,4 w t:'''''4:4414,4* '''*44'''41',,:,,'',4 1:0' t",1, Fdw , ''';';A,5'< '�� '1 I i 7'le'*.�saY" ++te 1, a , °„ Notary Public of Oregon / My CoitiiCl • , • • ry Y�� I _ I yl sir( qTvOF TI(TA RD May 20 19 l VASh ltstGTON COUNTY,OREGON RE EBEN : Wi114::; rocak canaterbuxy Heights CPR 1-81 Gratnco Develop ,t Co Property?} abutting HighwaY 99W, Naeve Rde and:109h Avenue Washincrtam County Tax Map 251 10A Lots 4200, 4390 4402, 4500 & 4600; and Map 2S1 10D Lots 500 & 600 Dear Property mer: Due to a misunderstanding concerning- information provided to the Planning g prove. Stan, by the applicant, an error was made in the Public Notice recently mailed' to you regarding the Willowbrook - Cant~rbury Heights Ccs>rehensive Plan Psvisa an Enclosed is a correct Public Hearing Notice. The propet ties involved in the (:+crilpretieiisvie Plan •v.sic %_ are the sane as a;t the March 1981 Planning Cc nission meeting. At the .'une 2, 1981 Planning C.ctItcriissiori Meeting, the derisity allowed an each of these prop:cties will be resolved. a We encourageour `w:+.i,tten.ca nts Or public testim�` YY on t `s ltsati ter. If you have► any questions; plea:se pleasecontact the Planning,Depaa `it at 639-4171. � r Thank you for your patience,n MJR l I P1- ing Directo ag endis ' S ORE0(;)1's 97221 151.1' YK� MAIN f a0 r 'BO23397 �� �I A.7,I1�1✓� "•u' +, ry Sri • r - t - Cf OFTIGARD - __ P.,O. Box233,97 r '20 S.NN `_ g MR r �( ,Tigard,- Oregon 9.7223 ,�� �* `� °' . C s_ Sa c'\),,tise iiIii t Rudolph Lange Canterbury Tian Tic r OR 97223 s r r j{{ �S RF,TI' . jLTJFca\lrARa )J -` r m' 1.t f}1-; R:._ -4" •e.-..-•-,-.-.1.3'.',.1'.1-'''-'-_e'---;-''. X f cc. AVS t.r �t ,f..==—_ , �f 1 n ♦ i rte..._ - _ _ - _-: _ -.�_�_.. :n-«.,.�..��.-_...ems.--_. ..>>_�� -._�- .._..__- _..:---•_� -___,__.---_-..�- _ - - • CITY OFTIGAR ® :Qox23397 20S.W.M nr 3►m rd,OrPdon 97223 .*• ::- ' '� ` _ 0a , s rq i�� tau _ € tom .¢ arc` R:dc1ph Lanaer - 10633 g Cai tern' i °: T: toy Lane Tigard, OR 972213 _ - a — C Fre f",it1' L ,. ;�ice {F Z} Q It}[ �;+.y xr rt. s VLA '‘-,-.1....-,..7..-....."-"-`'—'11 V PC).Box 233,97 2OS Nx Main,Tigard,Oregon 97223 4,.-;',-.. , -. dx,- I . ' Y- t 151 '- d orn pes s er ,3 9122 455 �g X= rrigax �f_ ° - - -t.,..-;--\\,. ''',•,;\ , gN tILE1'6FORViit %-tt :I , € ;:. '' _= r _ : � ���' .� .L= r -I s�2'_... .�4i.sS' 'f.s�_" Y���� } .•,...i..•W 3 ' 1.,,)--11-''4:-.11_,E_, TO F t.)1' 1 f� � 0 rn µ' AFFIDAVIT OF *AILING STATE OF OREGON ) • ",, County of Washington ) ss. i City. of Tigard ) ° 1, Ann Gaylord, ,, being first duly sworn, on oath despose and say; • That I am SecretarY for the Planning 'Department for the City of Tigard, Oregon ;, That I .served notice of hearing c2 the Tigard Planning Commis g"i ion } of which the following attached is a copy (Mark hibit A) upon each of the g named persons on the day of ;{ , 3,981 , by'��z�.a�;iling,to each of them at the address' shown on the attached list (Marked Ekhibirt B) , said notice .hereto a ttac,9h�erd, deposited in the Unite,'d State4 Mail on the dayof 198 , postage prepaid. .f...43 yy u p ... r . iltS) ft„ Subscribed and shorn to b,.:!:;ore me On day ilSi ,,'' . +9 , dory dNrlei � 3 . {M Nota�,�r Public of r l'' ,n� � � � Oregon ,, 3;4 ';'' ..,. c� i4tc t'r*"',w ^r ,,k,4•„Y- ,a . re 5 !, "1/1 11 ' l- 1 1 • 7� AyT'� ' N • ,m.re a�., n,. . , n s''.. .. ..JOt, Y wM H r ': Y • 1 , a a VW S J`urie, 2 CPR 1-81 REMAND fli. 300 feet John Anriand Occupant I.ou ..s Crucchiola 14600 SW Pacific Hwy 11290 SW Bull Mt Rd 10535 SW Canterbury Lane Tigard, OR 97,23 Tigard, OR 97223 Tigard, OR 9'/223 Carl Neill Tigath Drangelical Church Christ The King Luthern Church 10631 SW Canterbury Lane 13620 SW Pacific Hwy 1063.. SW Park Tigard, OR 97223 `igarct, OR 97223 Tigard, •OR 97223 Walter Pelett% BrookkS Jack Dain % C'oldwell Banker Mary Ann Firoante 790 SE Webber 1300 SW 5 # 2600 10629 SW Caanterbhry Lt.t Portland, OR 97202 Portland, OR 97201 Tigard, OR 97223 r , rta 1 Aase liusvar John Cole Circe Mortgage Co I 12995 SW Pacific Hwy 14460 SW 114 % Chateau Assoc w Tigard, OR 97223 Tiga ., OR 97223 POB 4162 k`'QZtla;hd, OR 97208 ,Torii Peterson Eva. t!Ioore George. Last 13455 SW Crestrer % 'G KO Dev Co 15380 SW 109 Tigard, OR 97223 POB 185 ¶!;:gar+ , OR ` 97223 f. Forest..Prov�y ORS 97116 Occupant Occupant CharlesPei, 14950 SW Pacific H g 11000 SW Naeve 11545, SW Beef Bend , Tigaizd, OR ` 9722,. Ti ard, OR 97223 Tigard, OF:, 97223 Wilcox Eri ck8osi ti,vastern Gr tyce Walker ay1e » Tualatin Dell. / o %Harrison Corporation 13777 c nep Ct 15300 SW 116 ,n .' . 4 B 274 take Oswego OR 97034 Tigard OR 97223 Shet o OR 97140 p , F E izabeth Anderson Occupant Nick ,GlEn2 % Hector 1.!9001 SW 109 �, 10623 SW Canterbury ;max 15300 SW Pacific Hwy Tigard, OR 97223 Tigard, OR 97223' Tigard, OR 97223 Y a s tired person Flinn G1an : Martha Wirer Bull Mt 1062!!i SW Cante,tbu r In 2727 Warren Ave Tig5�s" OR 57223� T'i d Or ,57223 Seattle � g' r t1. WA98109 Rhbk :t Wyatt Rudolph Langer` O pant 1'5) 3521 �. ,1SW a ,terb i y le 15430 SW ? ci is flw a,` Ue CA9303 ` 68 Tx:ga OR 97223 Txgr f OR 9223 r ,,e- u..a...w+tW1•aY,Y.3q.I+;(NRd SA1:M::l.n9. ,..n r.++.+i:. ,wv',:M;aH4iarbx+lSaY'e. ., n>�r w.r,.r:w.�+4.a,+. to w�«ad«r rF.mr .u.-n..rw..•v .:.,� ..,...rw.+l+Wv'.Y•w�:�°iwf++v+.�w . a.n.;;:.., .r,. C1, PC June 2 • Willowbrook w,,.. 300 feed Ida Kielhorn 15470 SW Pacific Hwy Tigard., OR 97223 Fred Vogan 15580 Srysi Pacific Hwy Tigard, OR 97223 Harry Sherman 10890 Highland flr . Tigard, OR 07223 . David &irphy 10900 SW Highland Dr Tigard, OR 97223 . L'uman 10920 S� Hiqhland Dr . Tigard, OR 97223 • Frances NcCiellan , 10940 SW ,Highland L? ` . Tigard, OR ,."7223 Joseph Van Lcra 8125an� n d S� C �o- { Port ia/1d, OR 9722 P .ph .3(Dll ger 4240 S Cedes' Hire' 11vd I; a ..-... .on OR 970) 5 14410 S Cant er`bur ` 'Ln 'Liigaz.dt' OR 57223 ik,c I'I 1 r. • '.r \`.rW..rc...NA u. ,:A+{IrJ k/+IrX1«.f .N.^wi.ek.»a t.NJh,fiV W.n ar n'VaNuw Aw FRw_Mti wxUa;4: a�.ciy»:;...'4 .'C•r aC Yu'3YN•,":..^ n.M..xwr. „'M.»1r.Y�,..xMJFn xr•4�>a V- fs..N.., �' :: h a IN"' 5Y ♦gyp /.4: rf I :. f )...... 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PUBLIC j . 1 i L • i It NOTZ(,:E IS HEREBY GIVEN THAT THE TIGIU D k': AN TING COnt^,ISSI(')N AT ImiS MEI•TING ON TUESDAY, June 2, 1981, , A. 7;30 p.m., IN THE LECTURE ROOM OF FOWLER JUNIOR HIGH SCHOOL 10 365 SSI. WALNUT, TI GA D, OREGON, WILL CONSIDER THE FOLLOWINGS APi�LICATION: , BE ND colvIPREIHETISIVE FLAN REVISION CPR 1-81 • d Willowbrc)k - Canterbury Heights To Resolve the Density Consideration f am City Council to Planning Cotrnu.ssion wT APPLICANT: Gramm DevelaPilI(�.rlt Coov\ ER: MDS lnvestxr�e F y lain Plaza i 4730 5W' : 'acaduni 750 Berij amity "1 Portland OR. 97201 Portland, OR' 97258 Treeland Xrnvestment Co % Gramco Davelop nen t Co REQUEil'T: 4750 S ` Macadam Rcttlar d, OR 97201 ' ...,... y C'cunp:rexzer��;l�: Plan Review ' frail i\PO 4 6 density to .A:-1.G', PD I4?tlti.-f ac�.�.:y t' � �� L\M. • Planned 13'nit Develo rit" r "� on'Washington County �'c3K � rr;, s 281 10A lots 00; & ygy . �. .. , 0� lot 00 ` � e,,,,.,,,,,,,4,,,,,,.,,,,..„1,44,,,,,,,,,,,,,,,,4,,,„�" v�� ��r� it�� �� ���� , . 4590 and 251 .1. 5 r a i�avz�►�ritr ,, z .:1,,,,,,,,,,tirtf.i:"0:,___,4r.,t1traitoit:}stetyphoitot.,s7rviiiiigioo co NTE i . : TrON� " , ; � 51: `' .09th and SSV Pact.o ; ,,, ! ` , . I '' , highway off of S 7 Naeve St� ..4-• , `1 ♦* rile M.; _CPR 8� � I -``',;wt,,,,„,,,,,,,,14.:, d " " -zl.st,,, ,,,,,..:!;,:,,,,,4s...,,,,:. . gill° (4') V E 1;) ' 't = ;(1„,‘,,,..„„......:.....__.,..-01P1......,„„,ie--' i T PUBLIC''E fEARY:NG ON THIS MATTE: , WILL BE CONDUCT.' b it4 ACCt"1 ICE WI.TtH iillt. RULES, or i:' t 1)t' SS � sZo E„ 011 3.1kiiNG, IN/781188T 'X SIS 1J TR MA/ A �tv) ?Alt) 't , of THE PL�"�N���O GO��� ANS' �' ' ED INTO THE RECO} OE a INITIALREARING. 1R.ING. q T ST.,�i��t�� 1�'CAY ^H� SUBTTE�i IN W�". ��� `7� BE E"N!� SHOCCD YOLt 1;118.kr ,t0 1,‘,11/):4=.,, A WRITTEN L8TTE: , AODnES0 ij ? ['O 4E CI': " ,RECO!EE,. MUST EE �GE/14TEO �t ?': OR To ' 'HE ,ESI E �.'��ATION7 OE'' r .. . ,, . . ..TVIENTI � � `�` „� E � F.,.ult �e.aE DEctu{�5 It}N �; E' CP EARIN.0Ir NOTIU l i, ToAF'P� ;'� '�5 N'O'D ... :. ��''�`� �'�E' * • li �.EOEIvEt� I1'I x�1IN T�EN �.� �, �, '�CT'SC7�` �' �tA.�1t� POR. E R.THE.R .rN?OR A SON PLU iSE CONTECT ' ! 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Y... .# i e ' t.a I r r 1R 39 w �� " I psi' 1 Irl a�i � (y r.rr � iCSI 4q�� $ ►�+,„ * ' :.q , , ~ Jo T 2....,„ � ww. + 7 � I2oo♦ «".4 f' • � w t /+r � » i �" y, iN.fIId'rPoe . 1 F ___, � •"a '''^''''', t-�-�.1I�+�i ,V .„7 t 4,4V •. s „ • AIY.1 Y yy M 1k , , , OWNERSHIP I t.'1 kiA0 . h II .„ .., r Y....4,r: Y., aW:IJ44.4.4,w.. R +� T i , P a 4Ft-itTEC;"t"l..d " AND RELATED SERVICES .17>''"..4... •. '..r., a.::........¢ .•... ..,. ..,.µ-.. r •?. ,, ,.-.1 ..:'q,ra'' tr rh .;:•V1x3 .Irr',a.., , , .... ... . , +.,tl. .:' .. ... May8, 1981 1;‘ r Mr. A .d.ie Howard Planning Director i City of Tigard 12420 SW MaIN StI P.O. Box 23397 Tigard, Oregon , e: COMPREHENSIVE PLAN REVISION, CPR 1-81 (WILLOWWBROOI/CANTER•- BURY HEIGHTS DENSITY CHANGE) r.: I Dear Mr. Howard r . We transmitherewith 13 copies of a graphic supplement to the above l a lication in' graphic City ' PPP .. ep . s mise to the: Council's request re' of March 23, 1981. ten Osborn of Gramca Development, the org- incl applicant for the request, and John Block of Cronin & Cap- p t�.n r�.se�,• MDSrequested re Investments have Qui firm toaid A in preparation of this supplement. In addition to the enclosed material, we will develop detailed 0 site concept plats as a transition ion to a formal PUDapalxcatzon following Council approval in the near future. The basic clues- A tion answered with this supplement is one of the final density i - " to be applied to the land using the City's PUD guidelines and 1 an anyl.sie of the sensitive lands within ,the study area. Our Anysis requesting portions of land in sloped areas from 12% to 20% be included in the density calculation is in he body of the supplement. The actual permit application will be part /, of a formal PUDZ pp -icatrion at a future date. In summary, the requested change not only indicates thi. need 1 , lana for` additional Multi-family 'residential �. c', in Tigard,, but � establishes � � the aPprop ii atensities for the proposal area. you and your staff for thetimespent on our behalf in . i approvng the first appy ication and hope the enclosed additional r' information returning to the City ail with � si�.s v sufficient ;of .Ti and. Connt, n another po t�v 4 " ► City g I; Sinceve y, M I Mel' Broke Architect'r • tIO NW 18'3013 ot.i.Ate PICIPOLAIN,idt tiPe. 91721t)* 50'a'202.'1771 111,11101 INF 1111 '17111111°‘.... rl ..111'.....t y s w+K r . t 144 STAFF REPORt' AGNEUA NO 5.4 TIGARD PL1'1°"G C N tSSION • ' MAX 5, 1981 - 7:30 p.m. FOWLER Jt)NNIOR HIGH -.LECT..XRE ROOM • 10865 SW Walnut, Tigard NO SUBMISSION OF ADDITIONAL N TERIAL BY APPLICANT SHAuL ,BF► IvIVE AT THE PUBLIC' I l AE2.117(,s UNLESS THE APPLICANT IS REQUESTED '1 DO SO. SHOULD THIS OCCUR &'a. WILL WI SG H` RYI�TG• LQU.ESTED THE 'DIE BE TA'BLEI7 UNTIL TIP FOLLO • DCK�<.ET: 1) CONIPRET,eikiNSIVE PLAN REVISION (€'R 8-81 A-12 to C-3M (Benson on Ash .'"Itreet) 1 2) COM P.ru :. ST.VE PLAT REVISION ION (..PR 9-81 )! ( C-5 to C--3MPB, T4ote'l on 99W) 3) PrElaMENARY PLANNED UN T NE:NT ZC Pb 5-81 P Review for C�-3M ;�D De�,�lo ment on r1[a 2S1 2AC Lots: 1200', 1300, 1400, 1500 �i.600, 2200,E 201 & 2301 Of approximately sb±een (16) acrese n f N Main Street and SWAsh Avenue (71ta1 Site Designation) APPLICANT: Main Street Levt\1ont 3602 First Natighat Bank Center # o d,:end, OR 97'4`01 OGVNERSaute APPLIC. ON DATE: ,A rgi l 10, 1981 �-+v/`�«��.`S.LIVNO OF RTS..LZ'J i'. A.1 S.j,�re .g y c i Street.at high ��W and �ohnsoz� Str Washington Co`irity Tax map 251. 2. 0 Lots 1200, 1300, 1400,, 1500,: 1600, 2200 201 and 2301 fEQtJEST: Mere are three (3) re[oests in this 8pp1iration for...a when:i Rlari Revision for The ��.r$t is � � aI a 1"o.?Xlh'",3'e l It +..r». acres on SW,ASh�` } p sent A 12 .N u1t ..:c. tial to C 1M 'PD "t, Ga Street Com roia .°"' (v‘/asflin( tell. Cot ity Ta } 'via. ,a 251 2ACt, portion230x� cif lot Sze seoindtem, est i5 or a. conipro_ht„.18,1,vv4 for"t 1atirrent site of the aler.G i o one to C= 3M "`) i s treet�m C 5 Ctm royal ,� �� �.� C rcia1." (Washington Comity,, 'ax l laYwi 2S1 2A.9 Lo ;f,1 100) e third retest is for the ad ,t&en of the • Platited Unit ,De 140 VW.it •(Pr)) desiaM 'tiona to e • entii� site due to :nsit.avc Lan. } 4 • i • y I • STAFF REPoRal AGF ANO, 5.4 TIGZJ D PLANNING COMNISSIOh • MA'Y' 5, 1981 FOWLER JUNIOR HIST ... LECI'TRE RO3N.� 10865 SVS` Walnut, Tigard Page • fact that thin project will have a major inpact • on the downtown area. Staff feels it r gessary 1` to subject the development to public review Iv NPO # 1, « the Planning Coni ssion and the City Council.. r` 1, f TWo additional applications have been filed in oanjunction t with this develo nent. One is for a or Land 'Pa.rbition (1.112 4-81) for the Benson property on Ash .venue (Washington County Tax Map 2S1 2AC Lot 2301) , One acre to the south would be split-off and developed at the A-12 "N'tul ...-family Residential" density. This development, Penson'a, would also be subject to Site DesignFhviee at the Staff level. Staff is processing , this application now. The last Sw+ application Permit .is the Sensitive Lands P[� M1 M1 to out, fill and build in the one ,:..Aldred (100) year 'loodplain along 14anna Creek. The applicant has requested thot the sensitive Lands Permitapplication riot be made a pari of the Piwelfin a2c3? Plan Review, although the information is inc .tzded the PreliminaryPlan narrative. Staff fee?s th . this is l,1e is izrportanis.due to the fact that a uild�.i►r is proposed in a ;Eloodplain area, if, the P1ann1ig Commission approves the cut and fila,, plan The Park • P .s Btard has; reviewed ad this situation V. ` s •u bion and has expre Rr., serious concerns for the effected park area. �. attacwhed Park I3oard Minutes) • Note that 11.5% of the proposed site is within the one- hundred year floodplai74. (Page 9 of Preliniina Narrative dated April 10t. 1981, Prelii inary W elope nt, Plan) 7e report does an adeg,��-uate job of describing the effects of intrusion Onto the floodplain as fat sS pxvVra;ding for excavation and grading to offset, contem fated fill c rove , the effects on the in,trusion into the 5e` o footflod wayf (that area of ting wateY) is • passed-off as not bein Si fioant. Not information on these effe *s l required i.. )Siff d in order for ` and the i banisson. to a decision e "' on the technical teellitreitvnts, riot torent«+ a . � recreational and : �n s,Oace nsiderc ta«ons u. P1erese - •-r' all calculations « n .,.. , 1 • 1-1. of • : N STS � sa AGENDA. ti,_ • 1 TI(':, Rt) co:SSION RtitY 5 1981 - 7:30 p.m 7.."13WLER JUNIOR HIGH - I CTUIRE ROOM ,, 10865 SIR Walnut Street, Tigard • Page 3 I are based upon Corps of Engineers data which is for 1978 existing concition, not future runoff. • Sec., .on 18.56.020 of the Code Subsection (d) Written Report (4) stat••=s. I I A description Of'all sensitive 'lands within the developirent .and what effect the developr€ent will have on, similar areas off site. In the case of a floodplain or da,rainage area, this portion of the nsrratiw l`w!1 ba, very specific. The City reserves g i appropriate, , �professional, consultants to 1 � te, prof. the right to h, re a r,a rya refute any portion of an applic:ant. s narrative concerning floodplain'or drainage areas. The cost of thy.s consul.tina I shall be borne totally by the applicant. We shoulddiscuss th,Is issue as a part of the Preliminary Plan Review. Ash Street extens" question Y u app -- ' 4request Council #�1 :rj�..i r Mr., Cede'Richman, si.1�al�ette� a r st to the City has been avoided bythe �.0 scant. Q741 IApr4,l 27, 1981, to• `e-designate Ash`.treet. What is being suggested ren oval c'�f 1)013,Cy 28 in the NPC)`# 1 Plan concerning Ash Street across Fanno Creek to SW B' rr arn; � . _ .. I�rTIO..' I�' Refexozicet SI)R 1~80 and ZCPiD 6-80 -- Staff Report on April 22, 1980 On June 3, 1980, the P:1,anninq Conniission minutes reflect the following: theland approvalg on. . t� t. vea• of the Zone Change ZCPT7 6--80 based uses conga d by the' applicant, aria with, the several concterns OUtl I `c in the Staff "ClC} (of June 3, 1980) troit the Planning 1+hector to the ?larding CorPreliminary ssioin, Subject: ZCPD 6--80, S �velt��nt C.�' s as proper t � ( ., , items for dissuasion and d'.. ' resc'iliit.Lon between Staff and applicant. he motion was, seconder , by• Bonn and carried una s1 �+ Y (See .*ha«bit �x ,arid exhibit SES }, slime 8, 1980 .yeti. Vollotting thin Treetiricr�"'�++•y �rwy y {y'y}» before the Plam.trg Cession the .irt Street oar. to difficulties. Ni Ce eal4 E'la In rid lop :n proposal tkIaS revIe ', Then a new group p was for d, property was added and a new d.eve opn nt, play was prepared• t ''R r . , i..x .» •r.hWWM NM.r .4....J.e Orr: ,.., r 1 STI 'F PEPOW A NDO No. 5.4 i TIC .RD PLANNING CONCSSION MAY 5, 1981 - 7:30 ppm• FOWLER JUNIOR>HIC I ' - LECTUI E ROOM 10Q65 SW Walnut, Tigard Page 4 � Note from the Juni 3, 1980, S emorandum that Staff had several major concerns which had to be addressed; Traffic circulation, control of all lands propo:,,ed for developrrierit, floodplain issue, and DEQ requirettentr.. for Indirect Source Permit. ;Reference ZOA 7-80, file wYiOh created`a revised Planned Developnent District (PD) Chapter 18.56.015 states w.. The initial be ,application shallc .. plete in all respects as ' tbutlined in the following tet or as suggested by the Planning i Staff. An applicant shall tAot be placed on a Planning Cor tmission Agenda unlc ;, the application is caoit .)lete and is submitted prior to the closing date prior to a hearing . ,f` : I , Staff does not agree that this section has been adhered to in this application for the following reason, In the previous application, Main Street Devel ap r nt, Ltd, did not "control" the lasnd upon which into »`� applicant apparently has' , y1� C,11 ' a .•. Western orgon Marine �: located. Although. the � { entered .a legal purc.ha,e contract, Wes ..ern orgon. Marine has a valid. lease a.greerrrent which expires of. July 1, 1984. Nowhere in this application is this fact addressed. It is not the responsibility of Staff .o play an - g" r<A ,i f `s instance, ,the concealed fact seriously �investi �.ti�e male, '- tut in this alLer`s the' plan by naidl g only one (the applicants) transportation/circulation pattern possible, Note that this tire no rrrant3,on of 'phasing" the deve!or Ientis sugges ed. This cat only ligan that if the project is ap*proved submit r edr the Western Orw.e�gon Marine lease will be tezmi.nat .1 This may riot be the case. ....�s Realistically, this is the same 114 n Street proposal hava seen before with four (4) rkl,re acres and additiona , retail s" ua�� footage� The applicant huSsteadfastly refused consider al rriate trAf z l Lpattern. for this site. Staff: can only assurre that the Western Oregon . cfrine problem is 'a basic muse for this reluctance to consider an alt ernat pi ►n. This traffic issue was the single issue before the Planning Corrrrr itss c,n last tilt It is fore, you a ain y g � The CZtyhas engaged theserv3ce,� trafficengineers to rE7� .YAY, the plan as sJJA tAit,.ed and to analyze t*:,10 alternate e ,° O f S. �. , plan.. Staff has worked out with worked (put with ODThis r�ixeserita %"can will be rade a,>portion of the report at the Planning rl-mc ti Sion heart ng ;, STAFF REPORT AGENDA NO 5 4 ILGXRD PLANNING COMLL5 S ION MAY 5, 1981 7:30 p.m. FOWLER JI.JN10R HIGH TECTUIE ROOM 10865 SW Walnut, Tigard Page e 5 g T: FINDING& OF FACT: 1) The Comprehensive Planindicates A-l2 "Multi-family Residential " for Washington n Count Tax Map2S1 2AC Lot 2301 on Ash Avenue • � �, po -' n 9� .� of this lot is within the one hundred year floodplain) , C-5 "Highway io Cru rcial" for Washington(County Tax Map 251 2AC Lot 1600, and C-3M • "Main Street Corrcial'" for Washington County ty ax Map5.1 2,AC Lots 1200, 2, 2200, and 201. shownin the one hwidred year 1300, 1400, 1500, Lot 201 is de in of Fenno Creek on the Comprehens f�.00la ve Plan Map. 2) All of the proposed uses are allowed in the (:-3M Street Corrrcial" zone. Reference- chapter 18.30 of the Code. 3) Applicant hasw rmitted a Sensitive Lands Application to the Cirty, This; application wild, be presented to the P�.arin� �Com �g rtussion in the future. , i 4) An application z . to � for a .MMz,ne:� Land Partition (� 4-81) has been filed t Lot. approxin tely one (l) acre from Washington County Tax Map 2301 on ,ash Avenue. \ 5) Appy icant has not co rienEed;on the Western Oregon bine lease, nor ha the a of Ash Avenue been addressed as a trtiort of this�` �ssue `' application. TPC) # 1 pylic y states• • TFAshenabling:. Av'rnue should be extended across ranno Creek, enablaccess to the Neighborhoods cornrtercial area without using Pacific Highway/ Design features should be used to slow traffic and make the street as safe as possible tr Public available� to thesite, 7) The naxra iv�e does not address the underlying issue - Should 'we allow the four (4) acres of A-12 ''Multi-family fes,identia.l" zone change to C 3MM aM n Street Staff is reluctant to insist upon this becauseit is apparent from NPO # l k s recent policy metro that this is not i a real, issue with them. Only one person to date has requested that the Zone not bochari• d. The 'conVersion of this p particular lot from A-12 tc, C_31 could be' related to the bC .. ' ,ode �i issueifnot it were for the feet, that .. some of this four (4) i acre p cei is i.' the one hunch d year floor p ain and not sup.. e� . . - io therefore, �" construction of Mu�.aµ•t famY,lN 8) This application sha,il be reviewed under Chapter 18,56 Planned Developvent District (PD) � is �FK a I` a STAFF SPO ' AGENDA NO. 5.4 T .�ZGPLANNING COADSS.�ON MAY 5, 1981 - 7:30 p.m.; FOWLER JUNIOR; HZC T -`LECTUP ROOM 10865 SW Walnut, Tigard Pae 6 g II. CONCLUSIONARY FINDINGS ^, 1) The plan as submitted does not rddress the pi-ittiary concerns of Staff t a circulation.tion, The traffic studyas submitted does not lattve to traffic cx. �a uat'el address the ., act of this ( evelopn-ent on traffic circulation add Y � in the entire dou,ntc in area. r'his traffic study is site oriented only and does not address the larger issue of overall irmpac,t to' lain Street. 2) The Planning Commission did not approve,. of thcs traffic circulatiorc pattern during the previous public process for this site. Signi;ti^ant' traffic has been added to the dite. A traffic study will be presented before the Planning Coniti.ss l on on May 5, 1t)81, by Mr.1 Woelk on behalf of the Staff. ti 3) The ur.lcerta.inky of the lease situation relative to Western Oregon line prohibits arty alternate trans-)orbation/circulation plan devei opn nt on the part of Staff and Oregon Department of 'Transportation (ODt~:T?'') , and therefore, dictates that this deve].opirant be phased, should the lease remain • applicationpmeri o made d in effect until �.9 8 4� No for phased develt:� t has been I L. III. STAFF RECOMMENDATION i Y Staff recon nds demi ,1 of this Pref nary r,1anned `Unit Development. The followin issues Must „Se addressed prior to the applicants return before ° the.Planning Coxrwission If the follc ving concerns, are satisfied, the applicant Tray request' a s II ', .. 4 4 . .. a. ..,.. . , , 44 ...4 4 4,.,,. 44 4 4 a A 14I 41,44 144 A M.. t ft STAT' REPORT , 11r). 5.4 � TIG?--0.1) PLANNING COMUSSION ( 1 Y 5, 1981 - ~l :30 p.me FO 'wi JUNIOR HIC- '` # ICON Page 7 and the City must agree on the traffic circulation patterns prior t� a Cneral Review 3) The Ash StreE.±c extension issue is to b,i, resolved by the tai ,ay.ng Commission and' City Council prior to a General ?J.an Review of this project n 4) The park Board shall review the plans with the applicant and re:sOl all differences prior to a General Plan Review. 5) The. Public Works Director shall review the SensitaVe Lands.. application a with the applicant and shall submit a report to the Planning !Commission with the General Plan Review: 6) .zl.1 concerns of the - atinRural , • eProtec tion District shall , be addressed, particularly r.°elatea to the ax ion of Ash Avenue ((across Falm.10 Creek) and traffic circulation on si':e. L ?, ....,',.-1,.k, 4,00eiii ' . -t Eie liqr, .111 ----'--'' .„....: r' irectcr a•t `' r-.r-a,.• .A i.a. a, .... Y G,.,+,`W Mr. a ,1.. ..♦'. Y ,.+,., f.. ... ,. Yuw•4 • • a ( ( ' MEN; ORANDUM TO: PLANNING COMMISSION 6/3/80 , FROM: PLANNING DIRECTUQ ~' SUSPECT•. PRELIMINARY ZCPD 6-80, MAIN STREET DEVELOP� l�T/G. I'. a0ES • Following your last meeting with th., applicant on April 22, l980r� the e Staff , met with Mr. Lou Gilham, A rch ,ts=' of G. I. Joes. We explained ,our position , ' Mr. Gilham suggested that he' be allowed to make a presentation before you ' this evening. He hasof this;meeting', assured me that the rx.rt.a intent will be to establish the land uses,) as I J,ndic;ated to you in my Staff Report Agenda 5.5 of April 22, 1980, ZCPD 6-8G under Findings of Fact i., all of Agenda ,•., the proposE.►d uses are allowed in the C-3M Zone. i theconditions ions �I t, The second issue. which needs to ha addressed, is what are c n alder which you will allow 'this' applicant to return before you for the General , Plan Review, Mr. ham has assured me that he will submit alternate traffic circulation plans and `will have CH2M'a commet is on these 'various Plans. These will be presented to. Eteff' for review so that we may evaluate them in connection with our traffic circulation proposals. 4 StaEf'is concerned that all :Jf the property inrluded in this proposal Is not, under the direct control of the applicant. The O.D.O.T. parcel is in qtlestion- The WesternOregonS r P .� rt+ silttrelatIve to „ lease ements has not ben resolvedMtodate. These issuesmust be addressed to t.be` satisfaction of Staff prior to a General Plan`Review. Attention is to be given tto reducing the impact of large structures to immediate surrounding areas of residential developments and, the propozad o Creek Park Greenway area. Applicant to relatethis proposal moresPecaficallY to the intent of the Planned Development Sectiona the Code.r. "PD/l8.56.01O Purpos e o ' Applicant should ha•w•F4 an 'Indirect Sou',rrce Permit. issued issued for this project . bar; the D pattmay.,. of Envi ronMent .l Quality prior to the Planning Cottlnii.s ion'a general Plan Jleview, sou are aware o:f the fact that Counteil has directed that 'a special Downtown . Committee be farmed to proritarize -1-he .oxrce;a r115 voiced in aquestionnaire x e.I byChamber r Commerce, We expect that th:.a Goertmittee • A. h.ch wast��Wthe t will examine ine th traffic si uati or arkin library w uIa•Ned r” ` � � i gh � ary;r civic 'cOmpl:oxett~ Out of this, we hope t'''' ire able to pt.t together a. Program for the,, ro-devel+ , r ei:I' . 11111 of Downtown :' gard» y Staff recommends that you approve the Prr:eii: inary Plan *rot land ;uses Only, IL is further `recofimended that the aPx►list not :It r.) scheduled for P Geite •a . ,, : Plan view until thefollow g' issues s e have been e addressed to the satiefactiorr, o.. Staff • ''^ I 5 11 rl Page 2, CPD 6-80 ..• k anal-81s A. 1,. Traffic circulation wh.icrh .a.z,cludes an anal; ofMain Street/99W ram. The traffic impact . o� Street cornettion to Ash et a.1,d 7�:,h Street to turr,•h of this devolopm n on Main Street and on the Main Street/99W connection '" , shall also be included,, (,)' ' I ''- : 2.r Control of 1,all land included in this development. More specifically, the C,i.D.O.T. portion and the lease situation with Western Ore g�~.n Marine. ' , .., 3. Floodplain issues 4. Iidirect Source Perna.t from DEQ. �4- xr;� I I I' f..• ;N ard, plarin .ng; 'bisector is f I I •� I r •1 Iy I I f I a I roe' 1 I p� V J+iF+ • v ,G71 , , ( 4,- 4,,, ,...._, ..efi,e, ,.9:a-e....„.6.- , .4e - ci• -a, ., i, . 1 `I STAFF REPORT i ', ' " ,, '7 -4- 7 AGENDA 5.5 , w A Gt, 1-,, ,v o cY'vt41,1. `,- _ . r k TIGA .D PLANNING COMMISSION ... , -r, v.It, a: . ' April 22, 1980 7:30 p.m. I i .' t' ' ;''k Fowl a Junior 'High DOUBLE MATH ROOM 7--z-,_./4-,6,4....z- /,. .. 10865 SW Walnut Street, Tigard , DOCKET: ZONE CHANGE PLANNED DEVELOPMENT DISTRICT, ZCP 3 6-80 (Main Street Development/G.I,. ,Joes) Preliminary {'kevieT,T APPLICANT- MAIN STREET DEVELOPMENT, LTD. OWI; .: J. B. fish<p and 10505 SW B ar_k) ;r Blvd., Suite 303 H. J. 13u.chho7.z Portland, Oregon 97219 .M Same Address APPLICATION DAT$.: March 25, 1980 ` sin�. '. . LOCATION: southern end of Main Street (Wash. C . 1ax Map apd251 2AC, of �' Tax 1600,_ 1500, 2200, 1400, o, portion 200 parcel. #3) i ,. S For a Zone Change from C-3M "Main Street Commercial" to , � R�� „UEST� Zone - M2 ° ,y' al Planned' Development District" , , iiJn,t`� �,�.�.1 Street GVITIttt�`�',+/Jr� Zone for approximately, 11.51 acres. PREVIOUS ACTION: Applicant p this Review, - January to, 1980. �� submittedlar s for Waite Design BDP, 3 80 on Jana :, The Planning Director ret.t rnee. this application and the fee. Applicant Was `' t instructedto requestc3 Zone o C.�3MPD because .. e lands (flood- .- flood `., ,`.� lain areas were involved andbecause the potential ,impact ofthe proposal demanded review by the Planning Commission ar).•.:1 the City Council. ., I. PIMDINGS Or PACT: : 1. All of the proposed uses are allowed in the C-3M, Zone, 2. App1icax t has included in this proposal a Sensitive Lands' Permit request. 3. Applicantp ,y , the area shown on the site plan West of does not �esen���. own the p * Property ipresent curb of the e��,s'�rng� ���� off ramp down to Main Street. ns owned by Oregon Department of Transportation ,ODOT) and will have to be declared "surplus" and could then be vetioned. This,process is lengthy. `' 00O',', Mr. Sill. Ceibel t has indicated to Staff that in all probability, Mr Bishop Would be the "highest biddkar", but tha.1, is hot guaranteed. Wet t the City could re -uest a dedication of this property to the City from COOT. This might expedite the Process. It would then be possible ,t+or the City to leasethis ground to Mr Bishop under certain conditions or to sell it to hi • 6 00 .a ' / ( 't '1-"' f`ig wp 4+ lMY • STAFF REPORT AGENDA .5 ZC D 6-80 TIG'«ARD. PLANNl1VG COMMISSION April 22, 1980 Page 2 ..4 , 4. Applicant has not addressed the re--alignment of this Johnson Street through this " ropert ,o Ash street. suggested,�' }. �t. staff has >' this, applicant/ butno � .. p y � to the licant action was taken. (The site plan re-alignment dedication �,% doe.. not show or traffic pattern„) The traffic study which was submitted with this application does not include an overall traffic impact assessment for the entire Main Street area effected. Tt merely counts the cars and projects L a method, to accomodate this traffic from th.e 'site to 99W No consideration ... is given to Johnson, to Burnham. to Ash, etc. 5. Applicant*s narrative does not mention facil.ities.for public transportation. C:. (TriMet) on-site, other than to say.a. ."mass transit,. i.e., TriMet, is . availablte to the subject location”. Nothing on the site plan indicates that public trahsp��rtatinn facilities are contemplated. Theplan proposes � parking for 529 cars. An "indirect source permit" will be required from lk� the Oregon Department of Environmental Quality. Application for this permit` is in process. •.. `, 6. NPO #1 Policy #28: "An additional benefit provided by the extension of l ': • Ash Avenue will be a more convenient access from the Neighborhood to Downtown businesses. possible and convenienceshopping trips withciut -� This makeslocal venturing ontoPacific Highway. It will also aid the economic viability of downtow i ,redevelopment by making the area more easily accessible to a larger market II. CONCLUSIONARY FINDINGS: 1. The plan a; submitteddoes not address the primary concerns of Staff relative 11 to traffic circulation (i.e. re-a.'` a Street at 99W through '. �den-� of Johnson project to Ash; Street with an internal connection to Main Street) . r-ehe traffic study, as submitted does not adeg„nately address the impact of this atn in area. This• de the entire .�ottntovJ'n v�e3o�pment an traffic circus, io traffic study is site' oriented only and does not 'address the larger issue of avera1l impact to Main Street plan sY p / d. 2� The as ufima.:tted �.ncl�zdes� rogerty which is not now owned C�ntro�le by the appli ce t. Itt. STAFF ikgpommEN)ATION: a ., St6•.fz reoom_n�s denial ofthis p�eli�.nary plannevi"etor a on ° Change* `,. When the following conditions have been satisfiedt staffrecommends thah the he i a applicant return, to the planning Comb/scion: y . , ( , ( t , STAFF REPORT AGENDA 5.5 ZCPD 6-80 TIGARD PLANNING COMMISSION .,,,,,-f ° ' April 22, 1980 Page 3 .A F1. Applicant to Pro,lide a traffic study which clearly indicates the effects of this development on the' entire existing and proposed uransport ' on system a ati n m :, in the Main Street area, including written evaluation by ODOT concerning both 9?1 traffic and Johnson Street, Main Street traffic. This study is to include details on re-alignment of Johnson Street to Ash ,I � » 9 °,»rc a . Str eet, and the re-alignment of Avenue, Ash Avenue through to Comm ';: Main- Street into �7ohnson Street within this veop n . Variousalternatives should be clearly .indicated and addressed. ' , � 2. Applicantaddress fically.the fact that a portion of the land he , to °speci has .. projectnow under his control. A method of resolvings ,�lcluded in h�� isnot ' lpresented. (Applicant to provide adequate ,�: this fact, m 1st be facilities for publ:.e transportation (TriMet) within this development.) 3. Attention to be given to reducing the impact of large structuress to immediate surrounding areas of residential developments and the proposed F4In.nc Creek. Park and Greenway area. 'Applicant to relate this proposal more specifically to the "intent" of the Planned Development Section of the Cods included "' . herein: "PD/18.56.Ol0 Purpose" (See E��hibit "A") ` 4. Applicant should have ;fin ""Tnd rect Source Permit" issued for this project ', by the Department of Ertvironmentai Quality prior to the Planning Commission's .. .e, re-hearing, unless the applicant guarantees to make any and all adjustmer is ' to this proposal to meet the requirements which may be placed on this develop- •a .i merit by DEQ. STAFF NARRATIVE RELATIVE TO TEIS 'PROPOSAL � 7 r' ,.:.,` The primary u:nde r�lyir;g difficulty throughout our discussions with the applicant 'W:< has been the resolution of the transportation systextt. The Public: Works Director ' ' and theth I a' ning Director have repeatedly 'asked for d'olinson Street to be continued t through this development to eventually connect Ash Street with a connection to the <,-, north to tkan Street crossing Fa .to Creek. Compounding these difficulties is Xpp�.: the fact that the a licant has a lease on the Wes tern Oregon trine building ' ' • M o M y . � ` . . certain l�i?t,j possibly October which will. be in effect for a th of tame, � ss�.bl ur�ti� . of this year. Added to this, is the problem• of ownership of the land immediately 1,.0 west of the project to 59W. The addition of traffic signals at the southern , y of this .sate on �9W isquestionable also. Initially Waremart was not ° � .�� included in this project. when this tennant was found the 'wa` "entsr could then be met for the traffic signals to the south. Obviously, changes has to , then he made to the traffic study. However, again, the study only addressed the ' ., .. , .o-w...w. »wwpr.www•ru.pawy - www. ter• "'w " tl .u' 4 Y.. . . 4 'L .ba Vii, ( 1/4 STAFF REPORT AGENDA 5.5 ZCPD 6-80 TIGARD PLANNING COMMISSION April 22, 1980 $ page .�. as .. , not analyse tze lar er impact area. The site x g p. #� site i� relation to 99W and did plan now shows ingress/egress onto main SLrest on Tax Lot 1200 The traffic study does not provide the necessary details which we feel we should ` have, to adequately add:zss traffic circulation, The applicant has told us that pthe details. The onus is totally born by the ! .• developerpand should staff, Plannin Commission, and City Council, is' in total agreement with the, traffic aplans asgsubmitted by the arPlican this project <q t ppanticipatedll tell you that ;. It isthe wi he �doe,filrynot ot bcor trolvthe land to the east of.�is proposal and that he cannot provide the necessary right-ofway through. to Ash Street. Staff has recently discussed this isetre with Mr. Bensen, a future developer of property on Ash Avenue directly east of this proposeddevelopment. Mr. Bensen to Nbe w conditioned.to provide the link for Johnson Street As Avenue at p•' connecting° the time he deve lops. a It is antic � 'paced that the applicant will repeatedly point to the fact that the Johnson Street connection has never been discussed, that the NPO l plan by . Carl Budke discouraged the alignment. Our comment is that timeshave, changed, prelate, on. cost. Mote that the total cost of the The applicant willg � g project) proposed traffic •g 99Wspecificsess to ro'ect) will be paid lights on (south a.n re�as e r .• for by the applicant if he is allowed to davelop as planned. It seems logical to Staff that these traffic signals could be installed "internally" at the intersection of the new extension of Johnson and Main Street. J� • We are considering major changes in the immediate area of Burnham' Ash, Commercial, Main, and Johnson Streets. The Park. Board has designated the. Fenno Creek area` d for priority park development. Vie have a• discussed the civic comp le, ideas Street to fall. BouleVard pCity and consultants. The .� Jnr ,th the Council. + rom an ' possibIlity of a civic complex cn Ash Avenue and the ORB Park proposals could . ' significantly change the entire development of this Main Street Zone, To date, the developer has *refuse. to consider the "overall" impact of this proposal on this larger area; Staffdifficultyproposed• has no with any of the. rb osed uses. We feelthat this project could ''''anchor" south Main. Street and bring about a re-vitalization of the entire Main Street (C-3M) area. It is our feeling that the traffic oir- ° culation patterns will alter the exact placement of buildings, but that the uses will remain the sameTherefore, we would recommend that the applicant 'ssion when circulation be instructed to return • rn to the Planning Cc�reti� en the traffic oir :�• •pattern and traffic analysis have been approved by the public Works ireotor� B and OIOT. , '•� .,.,. w ,.rte. . ,» ».. ,aYu.;o : - it.4 ( (A.. . ' ..(' e 1 , d e .,. STAFF Rc.PO RT AGENDA 5.5 i ,,:,CPD 6 -80 . . ' TIGARD PLANNING COMMISSION b•. April 22, 1980 4 '. Page 5 t TriMet is l about to propose the construction of a transfer i tat: on on tCommercial.. The U.S. Bank at Scoffins and Main is proposing to rebuild soon which will ..' mean elimination of a major traffic problem in that area. What is being suggested throughout this is narrative is that the entire area from this development to Scoffins is changing very rapidly. We have a chance now to " align streets, to revitalize the area, to plan ahead for the improvement of this community. NPC? #1 has, f led the enclosed document with the Planning Staff. (See Exhibit "B") ' Under A' iI. , South Main De've].oprcentR the, NPO` states - "The kneed has not '�• der ��..adnt been adequately identified for there-alignment : %nd the Johnson a; re-�ali nm�nt of ��, n Stree Street extension to Ash Avenue through the development". In the next paragraph .11 "careful consideration be gi•von for the•traffic iu act' of such`11evelov.. ,P o we reads i �•'' be s Arent". Heading II states the e F �NP0 s rimary con cern, pr � priority•imar - the r, of Hill Street to O'Mara..►.,. extension ara. Heading III, Ash` Avenue Extension the 1,:.' . ' Creek to Burnham i'ti:': NPO does not see. th.e need to extend Ash Avenue across... �anno and wish their neighborhood protected. Staff was very specific n its prestar 'on to this group on April 2, 1980. The time for a transportation system, is 1 tion now and it includes Ash Avenue to Burnham r This has been a topic of considerable • { discussionfor ears It isfeeling our that Ash Avenue should be extended 1'' a* .ded the real i n to 0' J -4� to 'Burnham and then to Commerc�,a�. Street. The NPO l membe,r..��'�ar.`. Note that i . issue4, by placing priority on the Hill Street extension °. ,. theyEvan tP d .. the Ash Street right-of-way "Preserved" and their neighborhoods , "residential character"�es ,protected Thereal issue Is the "greater public need". If we do, in fact, place a c;ivi.c complex on Ash Avenue where the Public Works area is now, and if we do develop , ,•, a park. from Main Streetthen it seems logical to assume that , � �rardy this entire area will change. Ash huAvenue will be extended to Burnham.. The NPO #1' members realize this fact. "* J.; the; Planning Commission may be asked to re-design • his project at a Public Hearing. Staff fselS that this is less than ae.pprpriate A greater pbblic must be served. The developer can certai n ,y submit his proposal to you, but following your approval, the developer may leave us all with the ;,product, some s . liabilities, d no insurance, far. Long,..time to• come, « Prepared byp4::,,. ` , Planning birector I , a , . , qm• w.w=+ww»e , 4 ,,,,, p .ra kl'S1,y _ IC � 1 k , ;fy 'r , .* (t,,,, r p ' ,., , 1 , . , - . I'I egy - , a tii r. '' I• u h.�.• l•1'' 1 '' y (-- c\.) l i YI t I �i 4, s ;i7 '. , J1 � `�, • IS..INC. RE.ALTORS733 SW Vista Portland, Oregon 97205 (503)222-9701 !;,, • • 1 , A 23 1' ._-- ri1 r 19 City of Tigard :., Planning Commission re: Comprehensive Plan Revision CPR 1-81 Commissioners : I Discussion at the City Council' s March 23rd hearing that there was justification for;'increasing indicated densities in the study area but did not feel comfortable with th.e �-20 zoning designation without further eview b,• " y the planning commission. It is for this reason we. are asking for the following modification to the CPR, 1-81 re",t1est: II Map 2S1 10 D' Lot 500 M.D.S . Investment, Inc. present request A-20 PD change to A-12 PD • This is the only change requested from the plan ",' revision Package. w, �� � The other property owners requesting A-20 PD did not want to reduce their request feeling that if they would withdraw from could not get an A-20 Pb zoning they " the application and,.; �P. tireflle at a later date. It i8 for reason that w this that the' • commission re�7'��ow this ask package request on a property by property basis and (herby , r• if one property did not meet the, commission's findings they could deny the., specific properties request without affecting the other properties. 'qes ectfull, submitted, lttedr "• if J nG Biock for M•D 0 S.. lnves tment. Inc. J Ct3/p v i77t 4ww4, IIwWMw ni wl.•M"Yi:6, •L ',." • - •. M,iY 6.u+li.� +JtiLLrIYY1NW '. .... _;.. ,.,i,.,. ,.I ,..:., - ,.. v .:..., ¢.:,6;,, urnirf.Vrtcroau•iw r,a«a f,w' ..• u o- f A A w . •,' ' 4,i L J I, s r. ` ' 0b,i >1, e J. + `t7 ' d `' " ig�� 7 ''r� rJ .} •.21� ' \6 \•, Ltl.. „ . .. - r.'r_ '--�--mow `'''''„8,( 3V1 ' -,..,,,,,N'''' u ' _ , a ,;e. , ' 1 4,'''.'"•' '" ,t- - r`..1_,• `._7! i A ,,,"\,, ,. y , tV 3OZ .10 `' y t5Cd ti y 9 r IC4 (f • , 'Pis rfL . * rI s''' r .a.: . I, .i ,,t4,. ^ • s ► ' 1!ICC-- "t .n �14 I,r ' , ;- v, ', ` y,? ‘,.! : ;.' '-',:. . .11,1 9,... . ":1` ....,, i t",,,,, „... •, , ' • :;j :- . L .,.'' . !!,.....7, I . 3G00 , ..,0 2,31 74.-,,,, ... re* ,,, .,co t, :.•.,,,,." „,,,„ ' r s 1 ,,', ,, n. � ,titin .✓ r :r. . r v "7..: . 3680" 69d 1 J ` 1:)....tI.,;> • 39°1 .I."a ti 6 5'/ c: .4. , " , 't)' id` .:....a ,•t , ♦so ae f:.S,N.J223G °r :.'' ' tns 4, , .4 rt * 'Ca, �',.: ' SEE 1 tp/b• rtd, � r i , 8.d t h. ZS t . � I , A�. I °' ;�' w'1�"" '" SES MAP r_ 8 rr`�:a� L �"`sarx'4.---7.-°' solfs("" 75 1 ir,`AD r • " , • S'rtto./P,.............,......,,, ,........,P, M .''�+�..« � � "�j,'�4 • 4'401 " .... --; ll't ' ...E. t441,... .. .. r t w wy 1.:. ..- � '''''''''''''t.''',..4(..--77'..e.:....,w6p � � y�1i.:ry t� = Yx 1�ra` n�t= 5 P' }' i .. .7.—' °.` ie4 12�0 .. `�1e :b1rr+i Y Yi6 iN' SY i n ' r.,x i',' j ..oe„so .r 1, A 3.,, � r� t ' ' "" .` � 8 � , " . ..,, „, '1 t • 1+. "l'aas+l' n:"^,,,y1 F . • 2S 1 ,1�J1, .fCO o. 4, $S,-. r,i f r ti Q ,�` M n � o ' td dl it1 so , b7i 1 `die w w .' r ., 'i$, . "C'K�D ''rl � "•!'e,r LL 4C�t� �WJ'/h •,y,.'« � Y a 3 .-i.,'',, ,,',,,,,, '•w r '', " + a» ,37e4 :►duo' .', ' IIItl bd '.sti++#• ,,144.4 41,.41 1•'4"•°•I' �k I. I. ,4rY+iii V ite V rin •••,,,,,, r., ens w + t,u 23-78 ,� r"., , .. ... ,. �� � � lia4 +1t '1 �� M ••�..ib. i C�'#l�t9i ; '�' ,14 i W i ' Y. 1 Y s .:1 x 1 .r, w•+..{w�+,w.a.—..r w,u.fY wMn�,.»Ww r J.+:4 ..aa,.b y IM �. a'' ',two Itt 141,' u 0 ' w W .' ` •4.n , 1 f •,,i kr, a ., fr r. • •` yew':��:?'� • , -!:. ; CIWOF WASHINGTONGT��COUNTY,OREGON O M 1 h 261981 • J1- Mr.' Len Osborn ;:. • • GRAMCO DEVELOPMENT COMPANY ` 4730 S.`t,8To Macadam Portland,',Oregon 97201 •.. Re:' Comprehensive Plan Bevis .o��, CPR 1--81 (WILL0WBP+00K ' CANTERBURY HEIGHTS DENSITY CHANGE) Location: Various properties abutting Pacific HWy,• ,'. S,p ,Naeve Road, anal. SS*W. 109th Avenue �,». + Dear •Mr, Osborn: This is to advise you that the Tigard, City' Council at their regular meeting'. of -,1981, re�om�ende� your tion be remanded 'back the p1a * , ornmission for their consideratioti If,, you have an further questions please feel free to call me at 639-4171 d Sincerely, oris, Hr City aecorder Hyl ' i r 142 ' ►111 � 3397 TIt A tb,OREGON+ 2Z3 PH' 6:10,4171 . u 1 }it ! ' (d) Planning Director recommended approval. [-- (e) Public Hearing Closed VACATING A PORTION OF A (f) ORDINANCENO. 81-13 AN ORDINANCE , CERTAIN PORTION OF KNEELAND ESTATES I a PLAT OF RECORD, IN THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON '�' Motion by Co� nclran ,Cook seconded by Councilman Brian to adopt . ' ,,t;r „ , Approved by unanimous vote- of Counci el. } ' COMPREHENSIVE PLAN, REVISION CPR 1-81 (Willowbrook/Canterbury Heights ' .r'�, Density change in the Comprehensive Plan � NPO #6 , '•” A request by Gratt►co Development Company fora Comprehensive Plan Review from density y units �: � i e1 • � twenty of two units per acre to taw �� and twe ! per acre (A2 to Al2 and A20 Multi-:Family: Family Residential) located at - f various properties abutting Pacific Highway, S .W. Naeve Road and B,W.f;?, � " 109th Avenue (Wash. Co.� Tax r,�'ap 2S� 10A, Tax Lots 4200,4390, 4r4, ,�2,4 F500, w 4600 and Tax Map 2S1 10D, Tax, Lots 500 & 600) . • (a) Public Hearing Opened ! (b) Planning Director read into the record 1�tter 'dated r 48 1 from Mr. & Mrs. Charles Peck opposing the development• He gave brief , ilio synopsis of request. t on , c 1' u,blic Tes m Proponents ' John Block, 20400 S .W. Boones Ferry Road, Tualatin, Planning Con- sul Cant, advised he was hired to present and develop the ,plan, , Bill Sanders, owner of Tax Lot 600 expressed support and voted stability of land.. Archie M1 Erickson, owner of Tax Lot 4600 noted support and i expressed need for more housing due to industrial increases, in area. • I Leen Osborn, owner of property, expressed support of proposal . Bob Miller, Attorney for MDS Properties, suggested this would , be a good opportunity to coP y h LCC goal #10 � m �. wit John Blockg acre further evidencein support of allowing the , proposed tone change, . ' �o1 s . 19t exressedh 0 h � ': Marge � t 15100S.��w her dissatisfaction �inre Lay���,por '�� � p with tae proposal and requested Council support the comprehensive plan as it shews this site, net . R ACE 5 - R .CU AR COUNCIL MINUTES - March 23, '901 • � �., �. `4• i • .fit .N � a � � +' .,y ^F_� � :�p- *'i�� •' ... „� d JaneMiller, 10920 S .W. Highland Drive, concernedcerne d about the losss •• of the natural resources and sewer and water run-off. .. BarneyaLneMcPhillips 15100 S.W. 109• th discussed with Council the water run-off problems in this site, and the affect on the sur--• ' wounding areas . Peggy Davenport, 151100 .S.W. 109th, presented a petition with 70 .gnatures of surrounding property ownersopposing the proposed 1 zone change. Y' r� Elizabeth Anderson, 15001 S.W. 109th, opposed to the density of the project and concerned with the loss of the natural resources. Betty Peck,, 11000 S.W. Naeve Street, opposed the density and increased use of the roads in the area. urination Cross Ex • a • John Block, Marge Davenport and Peggy Davenport addressed their "` statements to Council reenforcing their earlier comment d Planain g Director recommended approval requesting Council note ' before any development could take place , the specific ' Clanswould come before the NPO, Planning Commission and Council for public hearings and comments. (e) Public Hearing Closed f After lengthy discussion by Council regard:;,.ng concerns of soil `.F stability street systems and densitydem andy Councilman Brian ' moNd to remand the matter to the Planning Commission for further consideration. Motion seconded by Councilman Cook. Approved by unanimous vote of Council I. RECESS: 9:34 P.M. RECONVEN 'j: 9:47 P.M, 17 . S:W. 72ND AVENUE AREA LID NO. 21 rat A public hearing held by the Tigard City Council to only consider' n y,'' Proposed evidence In the ro osed. 72nd. Avenue area. LID No. 21 proposal, Mayor Bishop stated that before the public hearingwould bein as Pg , Attorney Beth Blount requested to speak with Council, (b) Attorney Blount stated that sherepresents is a number o large property owners in the proposed 72nd Avenue LID assessment area. The property owners were concerned that though the improvement to the s.t.:eet is needed) the magnitude of the proposed improew menu is. not needrequested She. Council table the publie hearing for 120 days and: form an ad-hoc ommittee compr„isin 72nd Avenue busi.n.assmen, members of City staff, and prNfess .onal engineers Walin Delaa.s\a°nd Gene `Cinther) to study tht street Land, come; up' with' an, alter tive plan for impove,met* ...,... , March 23, 1981 1. ` _ y Y,1 i q fMY • y, • I CITY oF TxGARD, OREGON : ,... ORDINANCE NO. 8l ` 7 OflDIN,ANCE ADOPTING 3,74VD i S WITH RESPECT TO AN APPLICATION FOR AN AMENDN4ENT TO 'I'VE 1970 ZONING MA's OF THE CITY OF TIGARb DECLARING AN EMERGENCY ANP FIXING AN EVECTIVE DATE (CPR 1-81 Willowbro�ak/ ameba rights Density char e) • PraP,14NING DEPARTMENT REFERENCE INFORMATION Tak Map 251 1OA, Tax Lots 4200, 490, 4402, 4500, 4600 and Tare,' Map 251 10D, T,,xLots 500 and 600, Project Address Between Naevc Road to the south and dr Bangle Cemetary On the north, 59W to the west, an 109th Avenue to the eaat t File Number Comprehensive Plan Revision, CPR 1-81,, Present Zoning Designation • y TigardA2 `�Mu1tx f ,'yn one changed to City ofTigard • Al2and A20 "Multifamily Residential",, Applicant Gramco Develo •m.nt Cpm•an THE CITY OF TIGA'AD ORDAINS AS FOLLOWS SECTION 1,: Finding that the lands hereinafter described are now cl,assilied EC as A 1Mialtifatnily' Residential", and furtherfindings that pursuant .. 1.. .. • Ppzoning i v� to rt�cedureS, the above stated;; application foit a ma aritencimant was • presented• publichearing by Tigard Planning Co�u,ssion on March 3, 1981., ata held the T All interested persons wereorded an opportunity to be heard at this public ' aff • hearing. Therefore, the Council adopts the following substantive findings: ,, A. That the proposed zoning is compatible with the surrounding ghborhood as determined, by the Tigard Planning :Y nei r i.�g CommssiarL � . SECTION 2: Therefore', pursuant to the requirements of Chapter 18.88 of the • . . + •moi: • e Municipal al. Code, this request st for an. amendment to the Zone Tigardk 0 ma of the Cityofw o to tt T; p Tigard � hereby pP subjectprovisions of Chapter ., 7,i and �s a- x•ovecl to 18.201�l,-�� Municipal p � � zeni.ndesignation i. of the Tigard Munici al ode as emboli d in adopted Exhibits "A", B r and "tC't; attac.,Y.ied and made a part of this Ordinance. "fie g of the subject property is hereby changed to Al2 and A20 "Multifamily Residential" Exhibit "A": Legal Description - Exhibit "B": Tax Map - Exhibit "C • Staff Report And further subject to the following condition: . 1The PlanningCcrrranission will, through review of each proposalas development `o tares place set the density at levels which m ay be less than permitted. bY this Comprehensive Plan .flevision,. „► SEC 'rON 3. Intasmuch as it is necessary to the peace, health t and, safety 0E the public that the foregoing zone change in the City-s records heccmc effective, on emergency is hereby declared to exist anti this ordinance shall be effective upon its passage by the Council and approv l by the Mayor. ., - I CDZNcsl CPR 1-81 r . u ..A...,,.y- r 1 '• 5SD: By vote of all Council members present this _ Oay of , 1981, after being read two times by number and title only. I ; RG . Ky��E��� City of i 'ard .A '' APPROVED: By the Mayor this day of .....�w.....e,..�.W ..�,, :1981. :aya City Of Tigard • b • n 1= f4' O bI AU '•, �, c 1-8 Pa „ 1 • ti n e« >t,�. ��/ it �1,, mil 04 4 �w ,� M C, � 1,� a,• .4,....t.*:,:::—. .tit Y r xv f .7t,';:4.7:., t:'3' . .r' i *�♦ r ""°,./ .« ' %r - ,. V , .. • 'u (r iw ar• a • v.r4 *-'4'", -.4 .,..'Y' ..."-:,.!....1 ,r 4390 4 l Y .o y. ,, .. ii,,,,', . `4.4",. ' I� , -.. ' . 1 rw "%'a. % 7`3 ��?+ ..s�`''.'� - r Y"` ,..... ". % ` , ,; 'it 1 4'.41,t1,,, Y « T r y'. ^'I • %i,..Lr �. % ' .'.• y if ,t, , w 4. it • �+��y`(,.+.1�(�,� J'. t. 4 ai( 4 w{ 1�',• �r � ` • . • r 4" i ` r4 �il • f Yhl1 , 4, a ..ZP"*p,,' 4w . .. •; , en �:;A.. .r",+ %r " ..,.'.,,,../..,,.., , ..—,,,,,...... ., 4 . ,..t • 1 ..., ,, t, ..,... , „,. i.. " tr,. I�� ,,,, ,,^ y'•, f•w + ,... ... 3. . *w'� X.'1 /fir ♦ .��. r ',4,• J .. ?.:'. e+ .0''•f "K . )1.' „ .. i r. . - , xL"1•n;, t , ," L. • i w rxe., !�."." 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'%l I'I''''' I''�II 3,1J ts, •., .:, . lig.; ,.. a. ♦. y I . Tek•.. : J! �dy� .„. --.--: \j\ .. .• .'' r i doi ,-, ti.:, , ..,. , :....,,.., ,. , °'�E +' ry t o• ' 1+r ,g�{Q ” ..5t70 AO. 4.7', ,i.":f ' ''''1, ' . ,''t i„. ,,,,:," ' . ' ,— ',,''. ..'' a - ,, .,. 4 . ' '7:- ,, „tv4 ii 1 , tti-o, s�w 5 , ,E,''' .. ,.. .i 4 " : c. J. 4, .„ ,,,tt. ,, i.0.44.1.3,.. ,,,,,. di .,: ..,, yF , 0 ...,. :" y .,..„.. . , ,..,. "i'._ M ",,..� i i�i .., 4,,, FW+..1 ` iv w hi Q pwr.r+M,4.' u•�."t4+�"l ' •,L �� J,w "e. � iii C�e�1J, 4*.��,,,F A M -* i°� "'G, =al "+' e`' 0 ,,,J,4 4'. ris 44 ' t•1'L,,''v /+""" :.spry, { ',,.: .w,.« --, 4�—wu:,.. t i.W+aiw",i..:+.<Nr,zw W11 S A..f %a � £ � : off ',. y� y�i y r % rw ,. Wlyj,:, y;j /N,%#`4.1(,r " 1`i.'% s si rj ',i'4'.,! M •i y. -/ $.07,0.., ,...,,,,,,,,,..4,4"w......,#4.....4441,.4.....«....i.,..- i' ): «, C"• """ ,L7,-, ' t. /00 a +,TM1 A ! 4 1 ?,, }�yi'�(.��y �7+ y{� y,� yj�,,y,�'.y. ...' "h {+ Yx,,wF,.*k. , ♦ 12'i'im( ' �!,!.& I , 4'w�} iY}�,�iy1"�4 •�'��}1� y4�y. 'f7+R',s+:ra t.tb 0 wr00 . ` ,'C •h. ,b4 ,.," y f *' m .u . l tr<, ,... ,. ,,n..., ,•,,-..;.,. L ..- . w mw .. w A . .. ... ..,. .t STAFF REPC OE' AGENDA 5.4 TIGARD PLANNING COMMISSION MARCH 3, ` 1981 - 7:30 p.m- • FOWLER JUNIOR H' GH - LECTURE ROOM 10865 SW Walnut Street, Tigard No SUBMISSION OF ADDITIONAL MATERIAL BY APPLICANT SHALL BE M1DE AT THE PUBLIC HEARING UNLESS .I'HE APPLICANT IS REQUESTED TO DO SO. SHOULD' THIS C`C:"oR, UESTET� UNP QITEM WE .E , THE ILL BE TABLED UNTIL THE FOLLOWING HEARING. DOCKET: COMPREHENSIVE PLAN REVISION, CPR 1-81 (WILLOWBROOK/CA.NTERBURY HEIGHTS) NPO #6 APPLICANT: GRAMCO DEVELOPMENT COMPANY OWNER: MDS INVESTMENT, INC. • 4730 SW Yl1acadatn W. B. 4 C. M. SANDERS. Portland, Oregon 97201' WILCOX EF?'CKSON & VE1TERN CORP A. B. 3UsV'AR J. L. S S. PETPRSON 1 • TREELAND I iTEST ' TS CPO GRAMCO DEVELOPMENT COMPANY VEQUEST; For a Comprehensive Plan Revision from present NPC #6 Plan; Map zoning (density) classification to l A-12PD and A--2OPD Urban densities. SITE LOCATION: Between 3,vasve Road to the south and Evangle Cemetary an the northr 9k,W to the west, and 109th Avenue to the east. (Wash. Co. Tax Map 2S1 10A, Tax eats 4200, 4390, 4402,' 4500, 4600 and Tax Map 251 1OD Tax Lots 500, 600) PREVIOUS ACTION: NONE FINDINGS OP FACT:. 1. 10A 10A � L0t8 4100 & 4390. Treeland Investmer t. Present zoning' Washington County . Ru--4. 12.10 aces NPO #6 designations 3 units per acne. comprehensive1 . Plan Revision request to A- 12PD. tot 4402. A. Vii. Husvar. �. F�esent zonng Washington (,,aunty RU-4. .54 I acres. NPO .#6 designates 3 units pet acre. Comprehensive Plan Revision quest tO A-20PD. . Lot 4500. a . L. & S. Peterson. Present zoning WWashirigtori Coixnt r U-4.< , 1.24 so s. .NPO #6 desic,,na -imp- ; . �� 3 � per "''`�:... �"`e�ie�lsa.'�°�: Plan. .. � � to 5 units acre ReVi _s' +�+1 ■.L�yv�y fy yy��..��y to � yep *7�Vllr .TW,t Wim` '�� � .�04PD. ,� I 1 f , lot '4600. Wilcox Erickson & Western Co*. Pr sent 2crninq `,Washington. County R'0-4.: .76 acres 0 #6 design tes 3 units Per ars. Comp: .ee'hensive I Plan Revision request to \-20PD. Anne Cation Petition su am tte+ . Map 251 10D' ! tot S00 S intrestment Iar`hc. Present tton ng Wash ns of County VU 4. 10.27 acres. NPO #6 designates 2 emits (north) 'aria 8 its (south) . . Comprehsnsi e Plan pevision xquest to , 2OPD. Lot .SO0 . . Sa'riders Pztsent totlitig Washi.tigttvi County P11-4. .2 7adzes., N�0 desxnates 2 un its (noiti") and 8 units (sou th) . Cofrtehensive Pian Revision :quest t ► ,'--20 "b.. Annexation i.on pe ition 'submitted STAFF REPORT AGENDA 5.4/CPR 1-81 TIGPARY) PLPJNNI'WG COMMISSION MARCH 3, 1981. . Pag w Map 251 10A 4- • Lots 4400 & 4401. These lots were annexed in 1979. No Tigard Zone designation,` has been applied for. Mrs. Anderson is not participating g In this application. Map 2S1 10D George could notbe found, Property not included in this proposal. Property outside City. No annexation petition received. 251 lOA Lots 41,00& 4201. Mr. Annand did not wish to participate in this application. The NPO 6 Plan for this ar_aa shows density designations enumerated above. Applicants are requesting the Comprehensive Plan Revisions i „ enumerated above. 2 A copy of NPO #6 Plan is macre as Exhibit "B"" to this`Staff Report, pp ` ' Comments on this Plan relative tothe s a licata.on are made in ageneral statement as follows: 1. The density Irl-,, o.1ic 1s is the �a�.n issue. � ' 2) which is addressed in the NPO Plan he applicants arerg increased, densities, irequesting The NPO Plan addresses the conditions to be met for development. (Policy 3 - 4 - 5 ,- 6 7 8) 1Y r k 2. Public services: e ' 'Sewer wer �.,� available� �. _,,� . vas. abl �. . north_ to era. lots.� s 4200 and I 4:.90. Tualatin 1 evelopment Inc. will install a llne t4.1 109th and Naeve Streetto serve Summerfield SIV, Major street i iprovemen s will be ttael,,e as. development takes p p d developmentwill be as Planned 'plate. All ,proposed Pp the Tigard Municipal Coax- Developments� under. , a ter 18.S6 of .i, The Planned Development ,(PD) p « and genera 3. allows a relimna.� plan review before the Planning Commission, and the City Cot.hci ,wast FP . a cove the final`plans. Amp ,' le provisions is made for ppublic comment. 4.. NPO #S Plan was approved by the Council on April 24, 1978 by Ordinance No. 78--27 NPO #6 has not met formally since prior to September 1978. The last Comment received' by Staff from NPO 46 was in response to Staff Veport, C:P 4-79 in the form of a letter from M''r. McPhillips NPO #6 C1hai rperson coNCLVSIOI\TARX ?INDINGS 1. ferr tot iibit. "z” for an - of .� analysis tC DC Goals. • ! « « ...c seruiceS ex"�u to sts serve this area», fixturedevelopment 'Will �. ` 2 Publ�.enstir+e construction of neoessaxy strets, sewer lines' etc. s z rt t " ' e STX1FF REPORT AGENDA 5.4/CPR 1-81 TIGARb PLANNING COMMISSION MARCH 3 r 1981 Page 3 3„ The need does exist w;.thin our urban growth, boundary to provide, increased • anult:&family residential development. REC ENDATION Staff recommends approval of this Comprehensive Plan Revision. Director t , } 4 { n NEIGHBORHOOD' PLAN 6 , • FOR THE LITTLE BULL MOUNTAIN --'TUALATTi\i NEIGFIBORROOD nom• • describes of the Nei hblbrhood Planning g • zo n •• �, Z This bh respect to the future de-CityTigard a �9��an�.rat�Aon and the of the Neighborhood. It is a "policies es. plan", providing _ ve.lopmeYst - guidelines for development in the form of policy statements. These policies, the accompanying text, and the plan map re to •be consulted jointly when evaluating development proposals.. These proposals in- elude zone change requests, subdivision proposals, changes in the ... street system, Or any proposal requiring public ^ ncy review. . , I, This plan' is a means of gmiding de�;re,,,o n• 'u r'd r to achieve de- sired purposes or goals. This s T e ti ft •.e o 'e. b, gi s with the staterlen t of goals gx•ova.de.d �. tile it � a e r�.�,a x Ctpmmt1n.at Plan •. ,x:x.oe ' y. ro .d+_ urposes c:_� --h These goals prov�.dc��,,,th�' �.�..'s na; r��,c.� .�., 4 � Is �' e Neighborhood pl -riTia,n e f-ttrt'' ia.I\d 'e �_ ..„a ,ate{ r. this. �e n x 1 3 4 '" • r4r�a�c� 1i 4,,��w'��� i'�i���tito �.axge� � ga.xd their ent i.a�'f.. • , i"`' ' a s rye-'to -el'�` ''.� .p, m�zwhole.Goimrnun3t� ani t�e���g;�a,2 �s� � ��,-,� � ,, a �.r� �the t� �. ,'�, `, -•'14 '•i�A'L 1\..FR`0�M1 r T `►�t, , .. D ,L'r: i U MITT TY PLA 1' )1 „...) : :!"Ar �a y��S f 5 S i'y 1 The ;c't, I ntehic's tt,a�:'•- ' r►'� the ultimate popu 1 a ti,on of the • 1 " R p • provides for a ma ci.. anr� n �aea:� ;1 c,o�n rah�ns� ve 6 c�� mum popfiUj ohofaround und 115 ;00 people., There are four ;a G J categobi of residential density, r rigrifrom �_surburban • . . densityof 2 familiespeYacre to a hg_ � o� �G o�d area k of up to 40 families per acre. This 'range of resi.dential densities is ficntended to provide a variety of living environ--' s ments that will accommodate the housing nc eds of different family size and ih •e The density of �opuT; an i f uancas camt4 ,r111 I the character of res,sdential areas and determines, the demand • forpublic facilities andservices-- �ns ff� r enptra a = the. city. _ h 2. The comprehensive plan recognizeslthe established character ' of lexisting not gh� orhobds and seeks to preserve and enhance w existing neighborhood alues . Future deve opment proposals ' should be sensitive to the concern of citizens for their own immediate m a .meds ale envy ratrmen as well as to the well-being of the c i ty as a whole. 1. •'".G •.y w,' 3 The comprehensive ompre ensu'•ve plan takes a dvanta e of the natural e eat cr a that give Tigard a dstinctIV� Acharacterand *� ual +t . These . incltde topographic features such as Bull Mountain Little A . Bull Mountain , and Fanno Creed',. Fanno Creek arid 1 t s t'h li b uta lyG 1, streams Provide natural drainage ways and make essi bl e a .G '� system of greenways connecting various parts of the city p Plan recognizes zes the potential of ,r reenway - - ',M The com rehens� ve , P' 9 g s ci nr the livability of the community. The imp1 emery l ,, , or element of the ,. in ishan .1 to ti on ofa green ;tay system Is' a maa Tigard G comprehensive plan . , • . r k . _ .•, ,G.III 6 I o , e M , ' i * . ' ' / . \ \J ..�,,�---........_,a..,._....,,. aper.._.. ... ,..,»_ .,..._.._. .. - -'4 x , • 4. Heavytraffic is noisy , smelly, an d dangerous . cc nflicts A I with 'res dential values and with many of the other activities within the city» Therefore , major traffic routes need to be designed and located in' a manner that will minimize these ' 1` inherent conflicts , at the same time. al lowing motorists to reach their destinations quickly and safely. The ccmpre ensivxe • plan. provides for -improvements in -the traffic systems it de'gig:nates streets and highways by category, and it Sets standards for their design. The major street pattern indicated Pat ed in the comprehensive Plan will give notice as . to howthe city intends to route major traffic volumes in tie future. 5. Co veobjectiveg . x 1"�7 soca 'a s � • � _ 9 PP � � -�k's a m?rE car obi ectz v.. �n °1 acat��� s ho Z n facilities J o � t and other businesses . At the, same time their location: should not conflict with residential areas or create unnecessary trzffic congestion. Tigard does not have-a "central business district" in the sense that a eery large '.proportion of its other businesses � • `� stores and are concentrated in the central location. The comprehensive plan seeks a distribution äf 9communityshopping neighborhood and s►�aops ng centers in locations that are easily laccessible to the areas they serve . These shopping * centers�'will be .ddesigned in a manner that will minimize land use and traffic conflicts. e 6. There is still 'an abundance of vacant land in t.h 2 Tigard area that has potential for industrial development, and the comprehensive Plan is designed to encourage its use for is to create em � ; II , purpose. An objective of the planp o Yman;t opportunities within the community for those persons who live , I there. The plan also recognizes the importance of a balanced tax base in supporting necessary community facilities and services . ' Regulations set for industrial development will ' standards s a insure high � are' in• the interest: of industry �tand�.rd� that and the city as a whole. 7. Th.:'e. l oc ati'On • of I schools chools andparks p arks affects , the livability abili t y of i Tigard 's residential neighborhoods . loungstersin , the ele- mentarygrade$ should beable to walk +e schoolandshould x not have to cross busy streets - Where Possible, Parks and 4 W schools be developed on sites , tied to the greenwysystem. While the patterns of existing development , and the topography do not always permit an ideal arrangement of schools and parks the comprehensive plan will, assist the comtauni tY to a prtoach this objective M . 4 W. x ♦ �.lig RESIDENTIAL ;DEVEL,OFtilE" • M I The Ne. #gh orf?" id Plan describes three .y,pes of res3,de a l d{ v+e'lcr ►�» r'c nt. These are � I ��� �- #� � � I � � ��y� m���t�;-��'arr��:�; ��d a �ri��,;:-t�.r�.�� � �multi_: �.n�1€� f�.m family a,lact • Mme ~ci Suburbactw-nensi.t tesi M anti ,, r�'t tl��rel�p�t e The south. and east slope' of Little Ful,.I LMo "Iain ared , na•t d (:- , UbUrba" tow-IaensitV desir.dential . Thesouth facing to e hav n � . - ' 414 , •�' ' i w ` w ♦ ',i..• n. ..... unl ... .r..., i t't a t.A,rf Nie ..n,........ ✓.. n.1....J t .ro a... .i . � iwA .am 11 x>I..... i. t .. 41 n .r • t w maximum d';.nsity of 2 dwelling units per gross acre and the west slope a maximum derisity` of 1 dwelling unit per gross. A lower residential density is Ileeessary in these 'areas due to the foll,Owing factors • A. slope road and soil +condit ions are 'not suited to higbier density developmentldila excavations. �c.. e withithwithres ` �tlta•r��� road cutsand bi ��. cavations. B. Substantial amounts of timber would be lost if developed at a `gher density • C o' These wooded slopes provide an outstanding natural feature 1 ,. = • is of considerable aen�,c �.3ue the residents of Tigard., M1 • . ree�.d,e�xt To denude ands�dy�ensely develop them ,f uld be a considerable rro loss to the cod171f4rMnit r +• • Policy Z•.. The rrmax:imurrr 'ave.z cvZZ density Will be 2 dxhel ling unito or. . ' 6 persons per 'gross acre 1 on th. i'cauntain, and rjI �} f .�}.yy y��ri.�q v�. or �y�1p a v,r+,� rrw++: i++rr» ...,�:.....«.. . _.r., ,,cid. n• •.r 1 4* dwelling n g u n .{r• 3 pyP�w r s if l M v :r c 4r i�. eC {•.cw..www*-: ii.••./.=kN ,-41 g, p he west' s l o h a This density ' MM may aylY to individual s;inn�l e w . V 'iota ranging from 20, 000 to 40,000,• square foot m ntn n,r a or to ciusteri .g of ... units. in a planned znit deveZopmeant x'ban Low--Dens te . nt. .l. e;.e .c� en :r M 3 mat) designated Urban Low-- en'sit;y' Re The area on the ,�.' an ' sid.enti.a3.; . • is intended fey singie family re .'i.d; nti •I d ,rel�i.,iir=•i t,. This t1'es:Ignation ? is used in the T'ig:,crd Community Plan ` and the first four policies • re - lated to this des 'rnataan are taken directly from this city-wide �. These policies establish density and �m ravemeat g� del.i.nessfaxthe f ' Neighborhood. N • • .P0/70 Cy 2, The rriaxi,7772t,777 overall d. sit`y of' c go u1:4!Piner r#-• tiz.. be • dwelt ing units or 12 persons per gross acre.. This amounts' to squarei unit.standard of 75007500feet� a /and� /and p�� �eZ� '"zg n� all.,owit,ng for st: eets and other opepace� Some areas will have ve a (:)t3e•)" density owing tor pographyexisting devee ptrzen patterns oxo *he 'desix'e of in liTifiduals to own a laxer •lut es Policy 3.. Ees a tia`t subdivisions t) 11 be developed wwz.trt paved s*Teets . c !. is #rircd. "ut' eits street lie,litso and ,,:)a%+ way d ; cording to city or county standards , All utilities ill.be placed underg r=oundi,, *, • Policy 4. �1�eve Z Pm � � coincide z,*+� .� the pzovs.sian of. public stree�s, water and sewerage jac�Zitics. hese facilities' be ��� ceprx�rG� ��eC�7�a�'elx� s�r� Mw � cZ irterOenin ,., as welt as ire proposed de.Ve lcpme)zt, and (b.) aasiolga to nee city o coxtrtty standards- „ Policy S. Planned unit dcitielopnrei-dttwilt be enootzea edon .tae large enough to ao mmtroda e *kin or more dwellings.Zlings dsl- l rrPen will permit o degree o Z . . w in design that '01.4 Z enable a higher qta li*y !o f deoel oprrxnt •tn, aeaordana trti. ttanda ds • , 1 • 11 , r , ' i « ' .. i. x ♦r.Nr•w•�.«Y Y r4nY.�wYII»IRtwl\tiµ.. .tk 4 O yipL ti jj ‘7 i PROBLEM should any mixing of housing types occur to " "cude . "'' duplexes and apartments i n the ♦ s ng1 a family areae �.i' . The Tigard cmrrunt� plan al:a,>o'vs limited mixing zg of housing types-in • , the urban low-density y residential areas. The committee concluded • • existing i • " the M l�l'eatha�h�ac�,rh+�oddue to �h��ea sepy-� ���/��aJa•`�+}zty/�Ma/�e single family' character ca■/��� t. predominate �'l1I M M. ... . .4 a4i' the �V r, p. p g pattern suggested m . * munity Plan would erode'' this established single family character and; .i, �f es•�r�yIr►�b"!� �1 t w� rem+ r ent�g area. y,, in�•c est fy us • g types � �t� desirability as 'We. Y'ea].L�•moi a1 L.A.6�'.� �,� +F7..4 G�r :� �d.d.�r tasd.efa.4Lli•�► ��. ��Rd+.l�+'�.M 40 is, therefore, to be limited` to duplexes scattered axnon is .•n.g3 a family • p units. . These units would be allowed at intersectjons adjacent ma- jar thoroughfares, and as a transition between- single- 'a d.a ult1,-» :, i 1 family residential` uses,. The intent is not to' put more- people in i a less desirable location two a ' • a , r, _•a_.» a " ro- vide a 'location for thi 6 type of io-.x`'i irk r. - ,yhi :, ,el jey- ., . ».* e. z. s, those areas usually developing with., mod.fz st •xL• t- ,:., priced homes. '� a d 1,ex ;i s l.oc -te4 wz t r . area the. ia le use of. the site rasa "s u��ua•�1� a xn�re. desirable I » } the area desigat ',K\,,.". ► s .�ix.+.,,._...Poli" 9A- �'h e single � ed a n• the family character rcx c�e r � �" p iurban• i ty reside-rztxa s dewed as a positive, fez ��a as �nu� d�r�s asset; to be retainned. Projects proposed:162, h - ' czrec must be Judged according to affects upon this character'. poiicy 7. within t.: � urban I�tJ�...�cns2 1''7t r, ' .�.»..� `.....":� ..� • ''~-� Zexes. on lots less a �}.x--�:r :�''"Z,CL, .G for singie ' ca;rx l :�''�c'.t',a� t�'t����':�7�1 ,��E�- " p i ppw-. p r v ; s V f° ` - , Zude ..locations at street 7t4:ersect ani'. ad acent homes - fares, �t�ad as buffers � e�ureeax nrr�%.-��.� �. �.�. `� major thorough- ,:. f` ,,,, �'an i4 . and sin ,ie family areas. , •.. PROBLEM.: �3"•, s:: The 4A"�'�V`.Jxy^-� c i�� ' ».�..".i�»i-^,�vw;.+,s. � +.::. � d�"q« it • 7� U;. •�w vw wr r rs • v ♦•�ti.x� �+ yy�• 4r �1 �,y:+',ii t wrn*t „7.7,,,,,,,,..-,-7,--;..4-;',7;4517& .. � «�•!"��JI�1.+�'r."�r�'•�iir ■,�,.�. 4`ww�..Il t �I.t J � �i . t.�;�'f result ��� the loss of s: e..h 9 a � �, �� t � �.,�`-Vii-�-` t r,+�r•.;•»'�'q��.'�'� '” � to providie the' standardized p io i• 3 ii atid. street patterns the zoning asubdivision « r � • qui red by nd subdi Vi sion des r , When developments v rents are proposed' in theW » ur�ar�n' '"-:----area----for sites wiz-tall includei aliidentified naturae z, . o f.�rp preservation the the pl znrned development elo'rpment :concept shall be Uta- i :rid the Pianni'li Comrrlis,si n r et the best: method�i ifet��tnias �• ' fol. . ' The lantted unit development ' -, norm�► �P.U.�l.� a�.�.a�v� deviation from the zoning , a. more desir_ � i b1:ea��.�re�•a�l tnenta �.�.1 result x�n�e.�amelee��s�t.�e��ed reduction � . t.' � � � taa► exza�aZe the .. ' 'c�f �.m-� } div�,idua�l lot size � �.W creationofa�c axea �he1).1.1.1). ". is often capable of producing a more desirable living `envira en- "; * h" . « • w x .yY Y ♦ - h ', • is L. .. I y 1 r. ' N + " I r..i`•:.Irr♦� ,:...f,.. W. '4. W. d14 ' 1M'i , « t .. t, « . .keTigard Zotting Ordinance �e� �iires duplexes tba considered :rot- °' . approval by the Planning Commission in a public hearing. Conditions (Ian be placed upcn the approval roval t,o insure compatibility omp ti it t with f or '' st. tr candin homes and in addition, the ordinance requires land-and arcbieetural plans be submitted and atit):1oved by the Site+evelopnient Plan and Design 1 eview Board. These ap ro a ; ins «ta e compatibility' with the e isti.n, Neighborhood. :. « U A { t I.I. r a MN i i i'j ( � O. ...., .,. :�.. .,, ,,., ,.. �•`.'..'y_. ... _ u.0 .?, lw„• ... . a o .n ..w a ., n , w ,� , *_ is w •nu) f . l S ' ,. 'v.�` .�• Vii' � . . . a and it is therefore recommended that the larger vacana pa,roels be developed as P.T3.D. 's a One P.U.D. method employs a clusteringof house. into groups s o,;f 3 , ' to 7, with the land between the clusters devoted to public open space„ ' This type of development seems especially appropriate for the area north .of O'Mara and, south of .Panno Creek.. . •This area contairn.s two ponds that form the (nucleus of a proposed park site. Developing p method.of of ac uirin • &. site with a P.U.D. concept is ;one m c� g � pari , this la.ne3 site by allowing a, higher' density on the adjacent land. °'Xhis method. ' e acquisition is known of open-space acusedas an incentive " as density trade-off atxd it is . ' ena.v t e for developers to donate park space The .« .. trade-off involves allowing the number'oa dwelling units which could Park thedensity on the reM - ;• be constructed' on the s.z°k site to .increase ; , . mainder of the parcel. As an exam _ i. v-r'r area the total� 4acres are to be dev,t�lop.ed.'' ' „ . y1 in the urban low-density t tnumberof houses permitted is 80. If the developer is requested to donate 3 acres for a park., 80 houses would still beopersrixtted� but onP7 acres. Although ghl the •density has been increased, recreation spar�.,.. has been provided and 1 the public benefited. , . It is important to note this system Works for I proportonal,ly ,smalI. " " trade-offs, but creates problems as the trade-offs getwlarger. For instance, if the same 20 acres were divided in hal/ with ten acres ' i for park and ten acres for housing, the development would no longer be single family but multi-family. , T erefcare while trade-offs can !, be used to benefit the Neighborhood, the intent of the Plan must not n be violated by permitting multi-family densities,Dn parcels designated: .-- for single family use in an effort to- I 'uzr 0 public open space . . acc Urban Med ,um-Densit Residential : , This land use category Provides for m '�ti--familesiden 4.ialde relop-� ) ment. It corresponds to the same dater: . 'y Provided in the Tigard ' I . ,Community Plan arid the followingsix policies are taken irectl from the Comrt,nity Plan. These polw.,ies establish density and im- } ' I provement guidelines for tie Neighborhood- ` Policy go The rrrcmrrxt27tzI ► cz2 density of de2o mex will be' s dr ,�t Ung 'units e,z, 2g pazasons' per 9r0ss acre This amounts to d of 2500 square of land per dwelling g ���� a�fp in or street$ and other Open $pac ae Lome area w,/...14 hc�v a o er 4 density oaring to t&gograpAy :, or emisti•ng 4eveZoPmen4y patterns.ter s P a z0* urban as me dil,m density residu,a. t. .ai '„urea.s wiZi b av 9ped :;' ' with paedstreg +5, tL2bS and gutters,,, and walkways, k..,L ?rdZm «" to cvby or" count, standards. Alt utiiit es w-tll be PZmacer 4 ;� r"�. ," ' .ti ;gr �it. d � � �� px�t���s�. •1n a� ����m•� a , M pa12.a itratn peua� ert will coincide with s6r,acts,, a)a er and sewerage fac,Lz��t ,., ^ " s. 'hesd f cciUU jes than' '' be ea) capable d ads utateGy. derrrt) n a/1 .171.'terVe r f a, wait a$ he propa^sed` dev top.elent,, a4d (b) der Vne to )7tde, .. *I . �,. � :;� � ,� �dct2tds , . a��� or ���t1� ��r s�cz ri ^i u1 ( - 4 ta • % of cy .12. Planned unit deveioprment will be �.: ,ouraged on txracts^ large enough to acco zimodate ten or more dwellings. Planned _ *♦, unit development t Z l." permit a t degree of fl ezibs i ty in design • ` M` that will enable a higher quality of developmernt in accordance ; with zoning .s tanc a.'ds- • . ; - c Policy Z3. Site ite{ Zxnswill provide for ,adequate op.e n space ,to M pro test adjacent properties,' andprovide ample ar s -� for residerts and playsaye for youngsters. 4aJ, y•_ •,.. - ; . Policy 14.. High design standards will be established for s gnnc„ and apppearance,` including this landscaping of setback areas .acid, , ..,' the designation of access points. ,` •� PROBLEM : Unfortunately, some apartments have had a affect on the Neighborhood. Land riot cover-ed by, building is given to the automobile as parking , at the expense of land scapirag and useable open space for residents . • As provided in Policy 8,y the maximum> permitted density is 12 dwelling units per acre. This density is well below the19 to 38 units per acre allowedwhen the Neighborhood's a g existingapartments were con- • structed., Tree• result of these higher densities• Was a. site with a . two or three story building surrounded by aparkinglot with little or no room left fo� a Tip Z on-site recreation space. - To� landscaping remedythis situation, theZoning ordinance. has been amended to conforrn with igar d Community Plan. The A-2 apartment. zone now restricts density to a ma _xmumof 12 units per r ross acre a nd re_ mires �nsca landscaping on-site space. • PROBLEM : Many. existing apartments are poorly sited in re- inti on to adjoining development. In some case!- apartments have been located where they conflict td th single family homes or where they become part of a commercial de� el�apeY.. Multi-farni,ly development is a living environment and ;ite *'I:iveability st" desirable living primary environment have the lowest, vacancyrates,* the • Of higher rent sdbedule 1oaest• turn-over of tenants and' are capable it own _ typeapartmentto the cora- for �y).y.�y /��+y"y�,.�y= +yry� yLaJ y�y1�� can .y■y��� is desirable ��ww.yr Y �\AY�����A'♦MiM �Mwle���{IM.'V,.'}�#r�r# be rY/���j�'.� � � �4F 4Mxr�F41��1M ; ymaintained, the residents are more w perzr, .nent members oi' the community and the structures maintain a higher taxable vtalue over their life span. Therefore,, each apart- meatproject ° . ,gnus b� evaluated according to the .ki�nd of living ,:�Q-. ' vironrrient produced may. w M w v w a y • The impactsacts upon ;. ..,surrounding urrounding land use, especially single f athxI must be considered, � ho msy,e4.s; Large gs should not tower over single w family homes, causing windows, balconies and patios to lOokinto µ. we. '. �+y �'.'►. °'r the win aws of adjacent homes or apartments.- , is ' 5, , A "art�ttte 'tts sh 1 , . pe .oQao an oa► ir;rt�rtttng y,y� r}.�.yy�M y�f+�r�. �wq,yy�y�4�y } e� yy;y,,y"�,,r� }�,�,y yy+�. ,�y u�r�.�w yy. ,�y��w�. `�y� w/.a y� f ir.)fR L-ei is r id' L., W cr:�4`up Gtr, ,.'rJ+�*`�. 'V C e l L p t i c n�+t' {h�"' Lf a f,�c hi.�-u!M t�r F4"'"` Zude , , A. iittiferinv 0 by meant of lcttt `sc:opt)t e Icing r ' d s from oo r)ne. ota area, arc t 'affix. d ry.vers' such coo P'ad i %ca w �• ' * . I. • n I 1 iil. on, site recreation space as well as pedestrian and j, �- bicycle access to parrke, schoo ls,,, and convenience �. • x4 ° C. The siting of buildings to minimize the visual effects • r . • ofparking p g ureas and to increase the avai;ia iZtity of , M. privacy. x Policy 16. Ap� xtP fatS should be located to produce the least «adverse . affects upon single family areas. Development criteria should . A. Buffering by means of landscaping, ,fencing and distance.. . ' � B. Compatibility of design recognizing the conflicts of ' • mass indheight bGtL Ga,L Lri 41-t ent buildings and houses. • PROBLEM w The higher densi ty of rr7u1ti-,family land use gen erates4additionsl traffic 'd'hic ptacP P.rW a4.4i1-i 4"1"3-1 `load • on local residential streets Providing a cc ►s s to• a multi ,,0 - family area. from multi-family� The r�}� cars q.��w to and perp ability�� �� ', V+�lidl 47 �G Y Gilop�' t merit is a major locational consideration stree •s to move for .i-•�•«� ��.-i•� �. •�•�y �e�y�•}}�y�+�♦ ' .:..;.»+ter"v+w w:r::i.r••,ww l�`��. -rr•x�Mx7eJFx �l1IG L1 Lt sites. Sites 'werre chosen which coil.d be rear,;bed without- using loc.,al, 0. resit eratie. streets.) y 4 -r- ,�• Policy1Avoid locating apartments where acce's's can- be gained ' ''' only f �dential s tl eet i • rC3�`t local reuZ , • 1 Policy 18. The Design Revzeu Board ara ��R�� solz �.� the p � nzn ofthe T6ZFMhbcrhooa Pian.rt.w2g Or dnLzation. before ppx.ovin�' development ' plans ' for apar-mei2,�a in this :.eighbarllaa,..,. ` Y ' x COMMERCIAL DEVEL+d '1'1 ' 'x.«" • , Th.,.e ..•P:l n proposes two categories C� c � �� � opme�� „for r the a �e�ghbozhcr��+ all to �� located along Pacific ate , R taiI Cor. nmerciai and Residential.--Commercial 1. 'the Retail. •. ,'. y.. r: .� ......xw..-..a«,.i.x.. a range , � •" category I ' is intendedto' act:',,ommoda�c.e . s an e of retail and sery c cQtELwercjaj ', uses; and the Re idential-Commercial• category provides, a rnitt re of n t,5 attd.I' Cornmertaxia1 p G`oIess3 ona1 uses, •I poUiay 19. Dete1opmer t shall ccinoide with the rovision of pztl)l c . :� s* reetxs., water azd ,se drage face itx es. .'hese facijjties shill be (a) oapabtc of adequateZy 8erVin alt ntert),?din �, 4 �. as Wen as p p . . opment rnd tb) es n t�� ro iCrS�:'d dere� � r � � „� e d t • � to �e er . w •', ,y city or county standards. , �. , . . '' r n Y x'u -, ♦ �� w W w -• * W �•� 4 �a x 4 t - ' .'! As preva,otsly mentioned y all cbmrtmerc t1 c evelopme ,t is platxn�ec to ,. be located adjacent to Pacific 1 ghwt . , e r w t this t ,ev,elo merit is planned to be of the 0 ;'ntensivta nand ' * II + ♦ i • • , more aesthetic, Residenti`al-Comn'sercia.1 type. Therefore, aprincipal objective of this plan is to. stop the continued spread of strip corn- tnlrcial development. to *thi r portion of the highway. . Lands designated 'Resideriti'al-Commercia1 shall adhere to the standards •:,' ) of the city°s lIul'wi-Famiiy a nd Cova...w :cial-P.r oiessionsll zoning .clas-°- ? pm nt scheme to be '�o loW d when' ' - ` tx.,pets" The �en�..�.-a�. ��.eve c me" �evec3:+ng ins. these +propert ,e.a "shall be to locate the commercial--professional ' uses along the highway frontage and the multi-family uses behind • • these. • :. r - • ' ,. PROBLEM : The traffic conflicts creaite.d. byde,ve.To )faent` . a .. 7- along. Pacific Highway result fromthe'. access pointsor , curb cuts onto the 'highway. Each a.cc..es p;(3 3it. has.. the .• ,.. effect of creating' an intersection, with.. res;ul tate •l of w. Y and right hand turning movenen-ts onto:,a- .+ , .f of t. .,r * f highway.. Y. . _ � of - 4f�..;..;C.�x' a;�.t..^..�'�•�.r,:i'° �''w.c..i'.:..^ r�^'.'*�t�...cti,a,w....-�'• " ' 3'rnnerc1�1. ' � problem 4,Ae G{r.tr,A:�',�..�- RfWr'Lh,s`�Li+U•"L..I.1.►'JC.W yyit.rF 'fpi's� ��"„”�'�Md1.s'.fy 17` �c'Ll�r�,n the p ent means controlii.x, `highway g y . ,r Yom,« „ - . proposes ; ti! r �e tl�.MLC 8A1 1 ..i. ��ir�'R'�+ ia:.�+.J�v 47+.d�1� �4 h+1.+v w� �.ir�y f7�+� .S combining ia:�, access points as a primary• methhot, ,o.t. cof►trol. This method de. ends upon some degree of cooperation.'bythe property y owner because access is a property rop :ry 1 .i+ g��r .+;:,wMth.Tl^e t�..:w-..—�:: r�• :-.rw � + '.— ..e«T A.Mtial present- ly contros the location " location of a�61 ..k.10-1.n.,k`Z+.+"^�ua;rrWad +�. Y,4,1&��:�`hger � ':foryw curb openings. a M ° ° Curb cuts which are close r+, ,�.- together can usually be, combined without ,, .�, any adverse effects upon business. As hew businesses are constructed, , t«.�i pointsshould be YtnjOi minimum req .red or proper tz'af jc existing curb cutsr can be utilized,: �, access +cxrcu�.atson .anc�� where possible , Po ioy 20. Pacific Hig zww ,zr i ,4 Zoper.':"•Fr c„, . . 4..c: er tTill {, highway The tra, fi c-carrying Scapa ,, . -,s.: i.o t !r y shoe d have the highest priority tand acdarqn* c„�.,;.n'*_ ,. t dez)erapme7s hozid' �� subordinated to thisneed... �* • f a7 r t ofSlpx Gta y g n v}m z4 i•.��h a f�.y��r r - ! • I � 4'.a.�� �� .rt ,♦ .,. rt, � ..� ,aA 4r 14 4,Jl iA.MCCf t •�lbG��r fd'G r a % of �i� �az�cx ac���:� ����s h1���`" be� �� '� to a • p j° messes on P`aoific 1i-i9 t�xx; a • os s�►b Ze b�.s'K �. share common parking srzQu � � o�zxs �re p `" g ra'tii4itl,*.�a and drizaeavas. At new,. -w ♦dezeo men y �e�nrs,* the �nnmbex� of aooea �oints siioz�� ���r # y forert on-site trey Y . ^ '' emceed the o rt zxt,� �"�"' necessary c�S:S GZ3' �'G't;� � .� �, ., .' �'"�' c�u��; ^ r* ,' "�,. outia • nz arid., thea.a possible should be comb ned: with access to *# {Y '�Z o ad,, ace t businesses. i T Y ` « 4 .wI 'Ym # w♦ y,♦*, * n ♦Y- p ,p K y Yy'+_ Y . I STXrrU'TIQNAL VE LOP EXTp w . . ° .........,,-.:'-,,,i' ♦ :, I _ ..: y µ..:. , w s#..-y. r �;b w,w#,r ♦ .i:;wf Vi1....4r 'i The area occupiedby Tigard ' 15 ,ti♦h chcoi, Cook" �rPa acid tillands -. � .- abUtting the Durham Waste Water Planti aredesignatedins e eelo m n en�� The� '��ilo� in, �t��es� �,�"e rde*:z�+�+� a. r�.r�� x��a tear* -�.,.� u.t� ,� p the ' Y tUt IADflA ,category` - .i AY, Lc - �� r11t�Y ey,,, F ! 1{F A:�. 5M k Y Y rMe M iia.. r Y. °. it a ! Y l. XnstittItiona , 20 e': , .* . ¢ ! Y ' 1 a a o r..airr.....r..w.war «:•.v..•.rra+rra «r .a.+rw,r.a+maw ..wM r+«..«•.�_�t+rM«++.+«.a.. wwrw.«r,.i wr arw�.wrrw.«w.�...r_►r{ r_w.r+.w« PERMITTED' i ( 'i I ' ' . . ' J` ES Customary Agricu.lturf.11 O eratic ns including general fai'ring, 'i. truck .arming, fruit orchards, nurser ,,t, .greenhouses and usual , farm building s. , • , f Office Building for executive or administrative uses and «,f X .industrial product sales and service, and professional of,I` ce'.', . or similar uses Research and Developme '' Laboraor, iel a hh^ludi ag ecperimenfial, , testing 'and priacessing fac .litiesa w Manufacturin_ and `Asserrbl. of Lnstruwents �, and � � Electronic _ �� ��u��a�. m and 3.ectric 3wDevices, a « Tr2de Skills or. SIdust a3� Schools. • , , : « Publishin , Printing, and Bookbindingrac :tities . lanufactUring, of Medicines and Pi iarmaceut,ia a..1.s. . Manufacturing and Assembly of; f°recisic]n :Instruments., Tools or Devices. . CONDITIONAL T.ISE . Indoor atad Outdoor Recreation on 'Pacili.tieg including tennis, rac.: 'tee' quet anrI handball courts, and swimming facilities.. Insti rational tses including Schools, public. util .ties«, such rater treatment facilities, f as av;�ste � es� lodges for •,ratern.aI er- gan izat .cans and churches. .• • Y •c►na1. land use be subject 2, haa�.��.�utxto the specific requirenents o1. the M-4 zone where .applicable. . . « STREETS PROBLEM : The rriajtxrity of Neighborhood streets are i nadeq��ate « to terve the current traffic rnee and �a worse � � �+�safety � �',� a a yy � .�1w� �; 111 � k The si tua ibti wI1 'I he e r as e Amen. -increases aw The . : � ded« t w traffic circulation +elez�se�t of t�%ti, Neighborhood Plan is �n-�e�. a i ' a to provide. � : �`de th+�, necessary' utatriobi�. ,� access to Pror�ert. while iu �ri�, - « 4 ssary� a: ing the. impact of traffic upon "0.,e resident .a . area, the. fcl l o wing a«,, « a street standards are designed to 'be of sufficient; capacit r to ascan _u �. modate. future traffic vOlLithes '._« a . -.-"• aa, "$ S JM ItE,1+.i T u i M.V ♦ MY4 °,, 'M ., 4 Wf p,• a Yii a ll.W.a " 4. ArterialW i, � ,streets, qpYa fur cse tTo carry hx4 h v. lm G traffic i- flow -1„nd to co nnect . major traffic generating areas such. a r+ s � ent,ial 4,. ‘ ;j. f. neighborhoods, ., o rcia1 cents 0' l'industri areas, E and nearby icot11rrthni . Les:� . . . ,,,. '+ '.�..IMv .,i.i. . . ..r. .iii • . r , .i ~ Y 1 4 r 4 ' I n ' Arterial Standards: • a N « L, • Ill a. ;hto -wadth feet - 120 feet Pa;v c cien t •vidtlit 12 per feet • A�.z�e • llovi n� lanes 2-4 + Volume 6,000-W20 000 vehicles per flay 25-45 miles-syeed per 'lour . • I ResiderLti.�.l Arterial Standards: (see fiures 1azis•T, 2) - +mg . L �w Right-of-way• width90 feet b . �••1 .'SIN J Pavement width 24 feiet with 'a. landscaped median +y strip and. aa. feet, at Jirnte\rsect, .ons to. *4` accommodate,'J t Ut:Ad� 4 M 6 • •`-' •f �' #1,. Moving lanes 2 + - • .. w Volume - 0 - i �," �.,,; , x �, OQ .2 'fl0 �z x �r, per Ga.� Driving ng speed • _ ss �!'\.r.ri►\ iYfy-�-c -^' sa�a«�.,c.�w.+y...rM..-:.+w = nr•x...•aae:ne. :�ti,ss�°xraa.e�:;rug xl�3x'�TS'i.�.. �q�y...' w , Arterial: streets designated ')y tile plan . .. Pacific Highway L Hall Boulevard and Du r �aii1 Rc a< Thest,:M' t o bep . �vc3 s�s�-e e'-�s a t: • 4 developed according to the standard foa l'esidexi;tia1 arterials. • Collector- Stre,Its ., • Purpose: TO: .collect and distribute tra+fi.i.e.butter`,,.:.: arterial and • locti.l streets or directly ;to „trtl.ff%c destnn.ta.oris. .A :.. secondary purpose is to provide access to abutting pralje•,=,. + ties. , a. c 40�.1+�G.ttoro`st 3•T2dd;.. ,,r'ls w 4 • I. ' I ,L • W sight-of-way width 60 foot *rna.nimum ' 1 '0 I i*,�v. Pavement width 36-44 feel;- . +I . V•day w y L Moving lanes; 1 - : 2 y Volutne l 50C 9 O0(1 • veb. ..cles• per, • L + flr v3.ag Speed 2 35 ntles per- hour • u Y, streets designated by the p1arl L w • Collector • MMcDotiald Street M • - , . { Sa,t t .er: Io..a...d • u• y L • ♦ • [�, °.W'w.. M 4 ; w+ ♦-• 1 , M 97th 9Sth Avenues. w + +: •• M :• 0- . M ; . Sumt1erfield SGamlie ^ '' + * "- . 4 • : . I * Local Streets • + L , • • Purposerovide' ,cctiss to - � To �,- .. ��ope�•tees. :�huttxng the str et'. w I . w eI x � "e Streets . + w - L +1 I + w'M+ •" yA1 + `+..,• �.. ,y IMI+ Rtght_or_w`riy a so�6Q; fest foot tii „ + :1',airette,nt width -$6 felet - + • w .n,...,✓1w s :..,.Y rYw r.r:�1.hY N.i:.. �•rrr A,(..' f , a w.+rr.,,»r,♦,,,,,,r.a.Y w..., '�.: ,...,r, :.-. '.I. �.. .. _ I ,.Ar ��"�� \.1 r�vti�lr++Yrr1Yw.•• ��a...I' hY rY... as.,w.rr��+�..^' ,. Y.,,;Y...r www,nr..r .+I-- • Y:. , 'p. t r• 111 t 1. * "M • r Moving lanes Y ,' r • Volume UdGveIe..; per day Driving tpeec 30-25 miles peer hottr Cu..-de-. acs • 40 foot radius turnaround and 400 feet maxamum length• j 4 w • 1 w I •1►, r YY� . I . M •, b I P � Y " w � ''I • + • Y ; , 111' .wo , r . JA 141 « yy i • y • • Y r A, «y Y • • » Y a , r a M a ♦ ♦ i �Y.I.. ° W + Y aY �` 4 �'n 1 :• *• yM « + i iY*AAA. 1. y« 'c : Y, W Al « Y.Y. „aW i W °+ i, ,Y.. 11 `. Yti+r Ik r: Y;. i - ♦ Y Y* L l „., +, : • 45 4 1 y + w • • }}r +Y ,I � �� ..,. - ., rl., l , rn .., ep,, i Y11aM'fY•i tS" b `I w t • c .9 - ' _ - - ' -._ :.—•.ram - _ x !• x'F a1f�+.Ri + . ra t ` v. moi' : r - ., - '-- -1 t = - - - -- - - - - - - 4 - - - - . - - - 4- ( t isa - • _ - r . t ' � rrNt,..b1t i r a _ .0\14.1 ' Mt��, L ace �' Ii• _ . • site Path - t - a _ 1 + - -' - Y • * . . - Drainage: am i i- ' _ Shoulder l''S - (,Gr - - - 9° 9 - {D Lane' vt ' t v l �„. , ..tic Pi-- �_ s. _ r . ,. , iSa :n � ?Y . r ♦ r = . - yL c F Y x , ik.,,,ff . - _ - - . . - _ ShOt_alde x r _ Drainage : 5' . ' r , ' 'r. Sidewalk - n . ♦ , F x t + s rf ri'J�. • w f „*s,_ i'r # ' s e_„''.t h*:;•`f. f E . �• � 7 cll.'tU. -� - i — -_•, ,.....*-1 a('' •.-is � r.. .�.,,-11-„,**- it s his#�ijg t �r°rrr+1• (�` , � )� - �ti- ( it+�j•; - 6�- s •f'._. 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F =i . a • IIIN • h I; Pk?t3.tion to Tigard City Council • r ire, the undersigned, being property owners, or redidea.ts of Little ' _ Bull Mountain, or residents of the immediate affected, vicinity,ity, petition the T i;a ;'d City Council to deny any change in the designated Suburban Low pen. ity Zoning presently called for in the NPO 6 Plan and in ,the 1 Comprehensive Plan adopted by the City, for the South and West side of Little Bull Mountain. t We believe Little Bull Mountain is an invaluable environme eta 1 t + M r .,invaluable , r i e S©11rGe to Tigard; that any increase in density of the steep slopes would create J impossible problems ; that the increased traffic in the surrounding residential areas would be intolerable; and that the integrity and the liveability of the whole neighborhood would be advers ly affected 1 by allowing the Suburban Low Density Single Family Zoning on the South i arid West side of Little Bull Mountain to bechanged.. ; ; Signed Address } , , , '�' . nx , ^ ' 1 �,) / icy q(LJz . t ...?....a.. t6 i' ` . ,,,,,„ ,,,,,,,,, ,,,,, 1 i Ay , 7,24., ., . 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P , • nu , . . , . . . n Petition to Tigard City Council We the undersigned being property overs or residents of Little, Bull Mountain, or residents of the i ediate affected vicinity, petition the Tigard City Council to deny any change in the designated Suburban Low Density Zoning presently called foil in the NPO 6 Plan and in the Comprehensive Plan adopted by the City, for the South and West s .rx of Little Bull Mountain We believe Little Bull Mountain is an invaluable environmental resource to Tigard; that any increase in density on the steep slopes es would create impossibly. problems; ` that the increased traffic in the surrounding residential areas would be intolerable; and that the integrity and the liveability of the whole neighborhood would be adversely alffete ++. by allowing the Suburban Law Dt�n`�'ty Single Family Zoning ng on the South and West side of L:i tt:t.e Bull N+ untain to be changed, j,'�. e 2---(Page has 38 signatures) signed Address 1 1 *` f ,, tti irt--1 N i s'—'..ilt)it /0 2.2 q '4 :/ (:)°4 1 ✓ y ��y liar ✓1it . .+" ..i , it:,,..,,, ' — Illtp„..24,t„,,,,,,s 'I) '',29L-t=". -A-' y 5;-,1 0,,,„ )4. e e 6:i'd ),r,;?...„. 1 46 C i .;rt 5 2 ,,t„,L,,.e().,001e_ ,i,„2„, If, ,, A, et, �e eizi i„,46. 3,--5.....c.1,1� �' 1W" ' 4$d' €*ww7 0 R� s / f4 ' ( ,,,,.4 7 -1...16 ,..5 8,t,,,, fl - 9 . . /0pi ', ,,,; ,� ,�. . 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''„ ,---7' / ,. 'i r ` t< e re , //lS $ ' W2Pr / / 3 , ',‘ ' 4.- --. 4', n,-.) 1 I/0 ( ( k.t..,( ' C.i,. IA..A.14,-A.,..1e'''''Q-C 7e'Lb '''t)'''‘e, PHIf I ,r1 1r t- r ter, .' C 4 4. ,,,.,...), , ,,, , J . , _ ,,.. . , , r '' '' ' ''' -' ''4%//'''' '.c;/k' ' I - el/A6 '- -5'. itlit C''' / 1' " 'ffll.rr / *'''' (iir *---- - ' r ..., r ,, 0'1 , ''.(.4,,4 , / - A *'''.1,. , , . ' '4eA-1..-- ''',- L ,,,,,e-4 /. • ' -,, - ' 1/0 7 ''cz::? le. .' `4. yah Ct w , / i' f'/ ' a , ' e - L 41 i ' e ' ***( IA t e x . """�*a t , n w` Petition T Ztiox to Tigard City Council We, the undersigned beingproperty owners , or residents P P Ydents of Little Bull Mountain, or residents of the immediate affected vicinity, petition ifthe Tigard City Council to deny any change in the designated Suburban il Low Density Zoning presently called for in the NPO 6 Plan and in the Comprehensive Plan adopced by the City, for the South and West side of Little Bull Mountain. We believe Little Bull Mountain is an invaluable environmental resource . to TiSard; that any increasein density on the steep slopes w ould create I. impossible problems ; that the increased traffic in the surrounding , - residential areas would be intolerable; and- that the integrity and 4' the liveability neighborhooddyers 1 �..�reability of the whole ..would be a y affected �. by allowing the Suburban Low Density Single Family Zon.rl on the South and West ! side of Little Bull Mountain to be changed. y,' Si0.11),. ot .... .gned Address; , ;. c't --tt i!I .' ,,,401.,.., Itto 1‘ ,9',(` 1 %7' 6 ) ,5 tg, I el .:-** ' .4.-'. ,p,, :i,),,,:„,1‘,..X.,,tio) -,„„, , tt,40,14.0 4 1 '1 1 eloi:c ,...11;lasis, . ii,..1 ItlF1' 040LAiti)g.,0 16.r'rge,47:411 0 S. tv 10/1'fl Jc),%4-#2't..-%-fi a, ,„It. air 22,6z1.4e, ,,,+- ! 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'$4sd ti 440,4) e , c Petition to Tigard Planning Commission and City Council Weh teunderresidents being property ':owners or of Little Bull Mountain, or residents of the immediate affected vicinity, petition Tigard officials to deny any change in the designated Suburban Low Density Zoning presently called for in the NPO 6 Plan and to the I. Comprehetsive Pla .doted bythe City, for tb South and West side P � of Little Bull Mountain. We believe Little Bull Mountain is an invaluable environmentalresource i • y on steep slopes would create to Tigard; that anv increase in density the impossible prob le ,:, , that the increased traffr in the surrounding resi- dential areas would be intolerable; and that the integrity and the liveabilitythe whole. neighborhood would be adversely affected by . of allowing the Suburban Low Density Single Family honing on the South • and West sideBull Mountain of Little 'n to be changed. 11 . 4 rl Sim ed Address aj ‘.'ll-,e'j /0 o a c) S'(--() a__ . . /(2, i 1„.„,........,„„,„.., , (s)ig-At-Alt, r E ":6--4-11-, ,"ritirt./Aft,;ii-) v s iii„ & /14 ,....‘`'*7..0,1,1 , OL/V4J0 ?4'4.'/ 1 I r ,,-,., ,'"'" ,,,..) %' 7c,„, t.,4 d;,)i,..„, p o4dS , i Ss i t r r1Lp,,l,fcs ot 4. Y . n tsi) ' i i It N,Pdtik, /0 17gb S 4 Y �/ w ,),, , ,i. 1.9tiz.,, 1' • ,,,t,,tAAJ2-/Yvv\k: z, a).,,,t.k ..4...,,12.,(4,.,,, ,, ii, i6 I s w is F l T 0 41,/r„,0i,:t,,e.;.'1 °1414.r`Vtit.' f ilitt gl IDA 0 6,t1.1, *2 ,. r, ,. , „,, ,,,_ , \\„ 6 k,5- i 0 ``‘k' t-l'-e‘4.4 'il(''' ''''''11,c4'*-. 1 * 4( 1 I'vi 1 Lb re e t) tit,el I LI-I el ) 04 i x / ,.4()) c 1 6ik7 I.+sC f 1 6‘. t 5' S Le) I ) '''-i'''''''ff"'41 - ,,I,e,„,,,, t„,,i.,,,tk, I) d 144't-oLt ' / 1 vel.°15.4 41-.1,101/ e ' ' A0-4‘ tofteW'e ...t,,,,,4?W‘e.leo. , „,l4 �, ,y�d,sv i r1 d � ad.�"'; Mme,, � �"1bY"'° "«4. P' ro cru:W d ,gyp x w, al. 4k *i ..'w h„` - R '�,r ,` , '''''''''''14' kt it''‘''‘''' ''''''' ' * 4 ?' 40:41 ,4 lott*Ai' '' 6.4;4 G iVii 44 ',CP 'fre'ffseitcde i ' 0,,,,i '.. ,,4,14'.,;1 , ,,,, t/i..4„. ttr,if .. 4, 4 . „tv 4: .,„, 4004446 ., 1.11/ .,:c''''11 p I • • L w. *ti ? p,,,,-1),, //7104,, . ,4 4," 4° i /,i ' ( 0 . .....04111. 01111 I '4fri ' 1 4 I ) oves/1 t:tt i,, t 1,4 t iir,,wit A-- i'3,4' i*fji, n tl J ()0 i - i.q1' N.-r) -4,'''^,("/,11 7-'1(131 ----t)ry " ;. .S / ?- 212 . 'Y. , '�y �' g*rn Iy1�,I"'' '' ,; fi4 Si'M M'' , ' *,p w.,1Md1"t , ' '' 4 4 , r`..; Y ' . ^+' '''''''''r' -,IMS! -t'''''c''''''' .... '''''''49 " ' q, * ,'. .',� _ - '41,4,'''' pi 4 t,,,M,"' ,;;A0,,. j)."-%T.‘,..7...'I ,,,„' ;1 . /,,,,,., , , i--4,,,orw.,;(11,--1,..clif '„,,i,' t ,,„, c,,,,.:1, ,,,,t ''\474, ,,,-.-Ni i ,) .5 o 0 i 14,, .),,„,,t.....- ,ef f*-°(9..'CLI4, { :1 1 44,:'1°lZt,t.......) Jhj7+1)0.. 4,."''"'‘)te A r..y. rt r., re,* w f rny{ --- i ' '' ''''''' ''1,' -y .1,,7.4.4 .f,,....7-7,p4-1-7'n —„,,,,, ..,.It.e.7 n , ....ko, ,I, , 0. 4,,,,,,,,,,, . .„...ii ` ,' ,, .« 11 t rpl.,,,,.) r9 ' , 1. p 7 . 1,ntif if ? ja go I 4, ‘41.' i i* * 4 '/ TP1 (Y; g s I.,.i` 141-14.%,,,,, 1 k749ir', , , t i �, •� frel/ 1 it ,,, L r; �,. ,tea ' ry' "M� d+ /,-,v --?-----!. ' ;,/74,,,,, s -?) /),7 t s 5- . c.i ? ,,,,,,,.)17,3,,,,r . ----------- - i•,F' jf..,,,,,, ', ..,'''''. ''''i •O''''.' 4' ' r,,' ,'''' .,Oril'-')Ielt 2./ '?I'' ''''‘'''‘"39(.e2 IIPI'' 7 99,. ,--/-:_s/ e' .,, ,-- ,,,,, t'n''''''117 1 „ . . j..,,,,,...11 , ,?'4 ,,,, c'' I ',...,1;'''''"4 1 . , I I '1'1.:4,''''- l''.'t4 '''''1-f e-') t.r.,,,,„ ,(4,i, ,i -\ , .,1 i; i‘, ' 6.21 Net.45---\..p-e°°*().- .4-f' ' '” ' it .4 3,_ 1 I. , . . ,., , , , F-v-t, ,t91.---.---4, ),,,p' ?Istc3.,LA-..-41,),,14.,, ,. ,-.(hNt.13:„.,„ -....cLir, ;•'1,),,, ,,,,,,q-.'-',.' ,,,,,zt- vcif--. )411.1'r )(r, i—/''")—()Ii, ' , r".",.,,' '\''l , , ,,,,, .i. ,,, ‘ t) 4,-R-7,4 ,,,4 .. + t• , ; \ v v 9.- -N/ (,/' -" {' 114► . � '' f ►..p" , -� • j . x v+ , a "" i • • .. ..mr . ODM 44 f ci ?IV Uc, (de ra''"4/\''' ''', (ft 4.J t-.C.Cii v)f.',1 -0 91/ i 141' //11. 'e')'? 'g 67 e- (7/ (-",•5,,•'i ,,,„g , .c:7e,v6,---1 , ,,..,.. . e- , T - 1 Qe. /r ' - - ' . .... ,, ,e. 0., ,nc.;....-1 ,...--y•/ ,, s Eo . ','-',711*' i'''''''I''' ''..°‘I''' °(-?;Pr .. °..70 °'1.14"' t*'''' 0' s‘b,91'9f C.//fil°'Cr' ' ' ' ' * 601'44)'''' 1 . ,,,,,ihrr f,, Petition to Ti ars ity y Ofi cx,als We, the undersigned, being property owners, cr residents of Little Bull Mountain, cx residents of the immediate aftected vicinity, petition Tigard Planning Commission and City Council to d. Ay any change in the designated Suburban Low Density 4oning presently ca led for in the 1 NPO 6 Plan and in the Comprehensive Plan adopted by the City, for L, . "il. the South and Wes . Side of Little Bull Mountain. We believe Little Bull Mountain is an invaluable environmental resource to Tigard; that any increase in density on the steep slopes would . create impossible probletns; that the increased traffic in the surroundings residential areas would be intolerable; and that the integrity and the 1 liveability of the whole neighborhood would be adversl,y affected by allowing the Suburban Lot Density Single Family Zoning on the South . and West side of Litt.:te Bull Mountain to be changed. (this is one. of several pages of signatures) . Signed Address I' r te/t i c- .' )/`C, / . .,, t , e...� (;)( —.... cy 4,n 7 Ate-- �', ., !1 t' r k t « rJ y� > V '"!.0 f�,i.1. 'res ' (Y 6' J�7iI�i, �'�,. ,, ' i '1°4'4,1/0 .i.iv•?. ' ' 1 a'l '-'11. 14) I//4 g 14 SO "'ill' el,f,e1.-Ad.'t-g- i . /I ,Z , i 41 -e-'• --14- '' at 4 4 '9/I / ved //04 ,�I� `-Trrrr r 1,4 ,' ` � /&,,e,,,,,t,,,,,,, 4,, 4 cc,,,i Ys.c)4mat 71�p A -In ox4 proo0 .� 4 z:.) .,,q-1,,t, k ,,,,,,#' - *.i:''''''' ''',,)P"*. 1'84',,I'''' i ' j ' '''' ,,,,,.0)/(taid4„ l'E'z--. ,, ,,;., ,..,,,,,,,,,... . ,.. , et,,t,„. 5-4t,-, , A/ 1101,...) , , ,.;1:1,, (:e,,,i,, ,, -t-t-4r-- „nr.6,-- rt--- r 1 k LI) I) 'e, ).-- )1A� L H 6c,,6 ,;la 1t 613 SW StiMm ' 1 „jfisf,,,,.„tu.,,,„,„, 011Jww ' f i 1 x A i & 4 i c is r e rG i `? l S -11 Aix; ao , ,i.�> I /1 ' .' ' c 1 1' t . ' �.,:.*o 4 11' Sv h-$ Lei t - C 1'* ;Z f 4 \ 0.04 ''''''' 8 -j-t, , / Q.4, 45 S. W. L721 -<, / , i3 y �F , I N4Vl5�..ur yy"I m1111tt�.*,., 4 , 1t y r .. ! .Ni.y t ,. aA. . _ . , o - AFFIDAVIT OF PUBLICATION r------- STATE OF OREGON,r COUNTY sr V SHh GTONF r .,..1(NIN_ G,. _--_ - f !1:�,-(1-.J.$1: iL. - • t i -- - ... .. aL�l iro ,Z° ''-u.` f.`� 1x,' 174, e t *- being first duly sworn, depose and say that I-_m the publisher .-4 ' - --_� r ',-0.7.- ,,, _.--,-.N.-._ are .2 }': ,.i.$.'i',`\ ,,1t,ra'Mkt,, t( W • id) March 10, 1981 CITYOF T WASHINGTON COUNTY,OREGON Mr. Len Osborn URAN[CO DEVELOPMENT �.COMPANY 4730 SW Macadam Portland, Oregon 97201 REFERENCE: COMPREHENSIVE PLAN REVISION, CPR 1-81 itWII4LOWBROOK/CANTERBURY HEIGHT$ DENSITY CHANGE) LOCATION: 'varioust�.eS �,but�.ir7tg Fa�if p is Hwy, SW Naeve Road, ,a.na. SW 109th Avenue Dear Mr. Osborn: The Tagard Planning Commissionvoted to recommend to on March 3, 1981 has the City ("ouncil that your, request for a Comprehensive Plan Revision from, density of two units per acre to twelve and twenty units per acre be approved r as outlined in Staff Report CPR 1-81 rindings dated March 3, 1981 subject L to thfa llowing condition: e 1» The Planning Commission will, through review of each proposal as development takes place, set the density at levels whoh may be less_ d thanpermitted by this Comprehensive Plan Revision„ This oondtt.ion requires that a Planned Developp m'tAt Preliminary requiresand General I Review a lioatsbn be p PP. . elan Rev � develr� ment. made fir each This recommendation of Combeen writtr.An. prehensive ;Lan Revision has in ( ordinance .form and will be considered bv,the City Council at its March, 23, 1981 meeting at E"owler 0"unior Nigh School, Lecture' Room, 10865 SW Walnut Stx eta 1:30 p. ., At that time, the City„ Council has the following options: at�,prove . 4°(-11f70 ienYk' remand back to the Planning Com i t tsion or, detsrm to to hold a hsarin.g; on the record established at the Planning Commission. yNo additional testimony will be. taken by the Council at its meetin g» 'tort will beprovided written notice of the Co'unoi1 l s action SiAcereh' .. Planning hireoto Aatc; T , PLLAS I� Silt � H�I� ACt�tOt�1�t�1�uENT TO ,)2'.‘t SrW8b., w. M.. w.:» .---- -,,,-, ,�, 12420 S.W. MAIN P.O. tIOX/3357 `C`I+ ARtp (14EC ON 97,223 PIM 6894171 ..-...`. • I SII .., i '.... I ':..' f . 1, .I ..... � I I • CPR 1-81Page ge ,i; NOTE Sign. below to acicnotaledge l conations set forth in this approval and return to the City of c'igard Planning Department. Failure to acknowlec.ga wi].•i. result in no further ac\tican onthis projectwith regards to issuance;, k of Building Per '1its or engine ring approval. ..It....,* k it _ AA,c,e,(1„...4c2 ....4x,... , .; (Signature - Treeland Inure. eytt) Date ,I"4,Y- ,,,,,,.,c' i,„'",,,,:/aiii i 414 ..,z.-r..--jj':ex--.--''I''tA----irt'):•''I----..--- oCz ef' ____ ., (Si. ature *- A. ,�3' Iiusv. ) Date . Signat - '. L. P�tlwterson; Date ✓ � it (Signature - S. Peterson ' + Date l (Signature - WileoX Erickson: & Western Corp.) Date // 4$1,//� ! ;:ii* JY/ _ ' (Si , at' - M S nuestment, Inc.) Date PleX)6 "' -0.1..„7„,,t/,,,,eoll....-,,0°''''''',- 3/ / 1/g i (SiSnatur W. B. Sanders) r ` . ,ar:, . .i>1. ' ✓' , "L ( naturel - C. . aners) Date \\ 1 1 cliice. " ► .. .1 .4, . . jai " t it ( nature - pp;Licanty Grc 1 4,'a ! 'v. Cow) bate ,, ti j' j,/ Y� iV ♦ ,1 ^ I 1.- • . al p f aw • MINUTES TIGARD PLANNING COMMISSION March 3r' 1981 I Page 3 A request by Neil and Victoria McNiece for a Conditional Use to build single family attached homes in an R-7 "Single FaanvilY Residential Zone and a request for a five foot side Yard setback variance. Property located33 ai<. 118 SCJ 95th Avenue (Wash. Co. Tai,;;Yap 1.51 350D, Tax Lot 2500) Howard read the STAFF REPORT and RECOMMENDATIONS. The APPLICANT'S PRESENTATION Was made by Ryan O Brien of Bancroft, :" Peterson & Assoc., 140 NE 3rd Ave., Hillsboro. He stated they had `��,. not �`et, PP received approval of the bammelhead; cul-de-sac from the fire ' / marshall4 and dis'ussed the ownership of nearby parcels and possibiliTM ties for development of streets' at some length. He, too, asked for p g continuance so staff and the property owners could address the concerns mentioned in the staff report. There was no PUBLIC TESTIMONY " COMMISSION DISCUSSION AND ACTION:: Owens asked the kind of vegeta- tion on the site, respondedto by O'Brien. After a little discs scion,` Speaker MOVED for tabling Conditional Use CU 3-81. The motion was second; d by.Funk and carriea unanimously. 5.4 COMPREHENSIVE PL!;t�I REVISION,. CPR 1-81 (WILLOW BROOK,/ CANTERBURY HE.IGIiTS t�ENSITY CHANGE IN THE COMPREHENSIVE PLAN NR #6 A, request by Gramco Development. ompany f w',' a Comprehensive Plan Revision from density of two units per acre to twelve and twer, 'y units per acre located at various properties I a.autting Pacific Highway, SW Naeve Road, and SW 109th Avenue (Wash. Co. Tai, Map' 251 10A, Tax Lots 4200, 4390, 4L02, X4500, 4600 and Tax Map 2S1 10D, Tax Lots %O, 500 • R Howardread the '',.ITAPP REPORT and RECOMMENDATIONS, John. Block, Pint.gig ronsultarat and Real estate Agent, made the APPLIaANT t S PRESENTATION. Six of the nine owners in the study area are participating in the rcquest. Block e iphasited the ►CDC goals :and the I 'i MetroV titan Ser 'ice District men'o of June 6, 1980, regarding expecta- ' tions for Goal. #10 ackilatiedgement .in the metro region. He explained I, why the site is an appropriate one for inoreaeed density in line with' the criteria established. Ile discussed the substantial cost to bring° public improvements to this area--a cosi which, he said, Would vl.rtualU y prohibit IOW d5r.sity development. ' k, PUBLIC TEST/MONY in favor Was given by' Bob t4ill.er,' attorney for 1 rh 1 ''‘, , ' 4 MINUTES TIGARI) PLANNING COMMISSION March 1,81 Pee MDS Investment Company, 3100 First National Bank Tower, Portland, who referred to thepreviously.menti ned June 6 memo from METRO outlining guidelines for densities in cities in thearea. The president ordered the memo entered on the record, Miller stated that because of the high cost of extending public services to the study area, increased density would be vital to provide "affordable housing" there. PUBLIC TESTIMONY in opposition was given by: *** LibbySW 109th, deploredchange in Le.bb Anderson, 15001 � - who; the the environment of the area which would come with development citing the change already wrought with the Canterbury Woods development. *** !Marge Davenport, 15100 SW 109th, Who read a statement pur- portedly from Mr. McPhillips, whom she characterized - y p , as a long time environmentalist. The statement reviewed the history of consideration by NPO #6 of this area and the expressed desire of the residents to keepcharacter ldensity t e.. rinsxte of the considerable profits which might accrueupondevelopment. is Davenport then road a statement lof her own stressineof the nvironment for livability, and ,• expressing animosity to developers. *** Peggy Davenport, same address, who characterized the present , ‘ proposal as a mockery of the, planing process. She too was opposed to developers because they would make a profit. The question was raised as to how many of the applicants lived. in the area. Staff pointed out there are very fern residences in the study areas and that it is therefore largely in absentee ownership. CROSS-EXAMINATION! AND REBUTTAL: John Block in defense of the , developer's statement that the study area was bordered on three sides 0.Math condominiums (which Was vigorouslydenied by opponents) calledt-,.attention to Canterbury Woods on the east, Summerfield XIV on the south, and the Ding City condominiums on the west. Be called; at'cenl,on to changb f Various kinds in the last couple of years whit:h have an impact on the planning process, as reflected inLCl1C goals and IETRI policies. He pointed out the public services required are avail ble-;w, shopping, transportation, Utilities, etc# Be pointed out that with a, large area to plan for, a much better over-all development can be planned than if it were ;:tone" on a par"cel'.by-»small-parcel basis. ,ae called attention to the restrictions on develoPmento s ven if zoned for. . .i\, higher density, because of steep slopes, soil condition, etc. Be asserted this area c6uld be developed for affordable owner-occupied rather than assisted housing, perhaps through the condominium cohoept. ' no pointed out that owners of large properties nearby had every right to maitain their properties as they choose, but should not have the \ . ....to deter. lne what p. P se oproximity, �i���� ydo the p �►'adevelo �ill3n+t cart: or take place On adjoining proper' they not own. Thn owners of r { w iil; 1 M ' ' i� 1 I q, s, I MINUTES TIGARD PLANNING COMMISSION March 3, 1981 1 -, wage , study area have property rights; also. He felt this proposal presented an opportunity to develop a number of indcFldual properties in a 1' coordinated manner under established procedures to assure a high quality development. Mar ge D vebpart dxsa�e .d vigorously With Mrn Block's presentation.atinn r' Bill Sanders;' 11165 SW Naeve, owner of Lot 600, stated that not- 1 J withstanding previous 'testimoy, he found the hillside used as farming. land was very stable. Len Osborn: 4730 SW Macadam, Portland, president of Granrco Devel { opment Company, praised Aldie Howard highly for I the amount and quality theof bringing this proposal to • work he did with the applicants in the commission. ' I COMMISSION DISCUSSION AND After only a little discussion, peaker MOVED fora roval ' Spp of Goi�prehensivLand Revision CPR 1-81. r The motion was seconde ' by Bonn, but failed, 2 to 4. I: Thereupon there ensued considerable discussion about the control 's of density • that the planning commission would have of developments as they might be proposed. Staff pointed our: that since they Would come : , • under A-12 or A-20 ,zoning,: they would have to be planned. developments, 1 With a preliminary and a general plan review by the planning commission, as ell. as finalapproval bythecouncil.w'ell cityca z�:cxl. Ment�.o,t1+�d in this disc gbringing p to tkle cussion was the factor of high cost of brit, in public' services 1 area, which would make large-lot ;7 tngle family development quite ,.. unlikely for cost reasonP;. . - After the commission was s ssured it Would t ,I. have con. rol., through review of the planned ' I , � ass rap a � g' d be submitted, of the developments which might eventual density of the area, funk MOVED approval of Comprehensive Land 'Revision CPR 1-81) based 1'on I staff findings, with the condition that the ' Tannin comrriiission would through review of each proposal as develoPmelst takes ....lace be able t . set the density . ... its ior, which(/). relay be less than those theoreticallypermittedin the at lever lr zone., The motion WaS secondee%; by 1Serron and passed una:itousl y. , i, 4 :1 �, r AyY x ° ^' 'iVn i�4 .'� �v a'r e.A:a G,x M"' "w OTE: A letter n opposition from Mr. and. firs. Charles pe L. , . Peck °of � � Road Was � In meeting. It ''f,- ,,7'..'',,;,',,,,..,,,,,,J IIOCIC� SW Naeve as inadvertently not read at this \ L,- will be entered into the record when this matter is heard by t:he. city , r.. r� I council. The presidentdeclared a ten-minute recess at 9:35. I r ' $.,5(a) d0�1P� sr � �s Rev SIO. �ANED D�,' � �.. T* CP1:�n 2-81 (� As DuTxEs mm1�E} tYl4rTO 1 W 1) SyYM/jT111y11ttttu 8/I}t i PIMnANG.) iM 141:'0 BYO 1 /, - Y , ` fd o a i ,,,,,,,•0 * ' I ,‘"'''''').°/019/4, ( - 0'''''''''..°'''‘'4.?'..'.-.''''...‘''''—- ' STAFF REPORT ' AGENDA 5.4 . TIGARD PLANNING COMMISSION I MARCH 3 1981 - 7:30 p.m. FOWLER JUNIOR HIGH - LECTURE ROOM 1 ,, 10865 SW Walnut Street, Tigard NO SUBMISSION OF ADDITIONAL MATERIAL`BY APPLICANT SHALL BE MADE AT THE PUBLIC HEARING UNLESS THE APPLICANT' IS REQUESTED TO DO SO. SHOULD THIS OCCUR, UN(REQUESTED, THE ITEM WILL BE TABLED UNTIL THE FOLLOWING HEARINQ. T• CODurREHENSIVE 3"'LAN REVISION, CPR 1-81 (WILLOWBRJOK/CANTE DOCILE � �' RBURY,' HEIGHTS) 1 NPO #6 APPLICANT: GRAMCO DE't7EL``'1PMENT COMPANY OWNER: Mt)S TNVF TME.NTa, INC,. 4730 SW MacadaiW. R. & C. M. SANDERS Port and, Oregon 97201 WJ.J,COX �RICKSON;, &.. WESTERN CORP J Y A. B. HUSVAR.. t7 t+7°� Y• r Fr�..t�ON a v i TREBL ILD' INVESTMENTS / C/0 GRMMCO EVE " ./�. � ' ,;, / "" '' � ... 2�3PI�t11T i�OMPANY UEST: For a Comprehensive Plan Revision y:nor,, preSent NP,O #6 Plan Map zoning (Ller�sity) class ,t:Lc:aLlotr to A-1?D z,:f; Ar2OPI) '. ' Urban densities.s. s fi. LOCAT.L Glut ..�........, .w,Y Eetween � �. ,.. Evangle x y ,, ►1J.'!Hi Naeve Road to the south al-la �±va.tt a� �,r,iClz'tai.''�; on the � north, 99W to the west, and 109th i WWenuo to the east. . ,f _.rt (Wash. Co. Talc Map 2S1 10A, Tax Lots 4200, 4390, '4402,. f 4500 4600and . . . 01 �f. xLots 5.0 b ' 0 0, Tax Map 2S13. , . 0� QC�� A, PREVIOUS ACTION: NONE FI I�Z)IN-G OF FACT: ' r 1. p 2S1 10r, 1, � , „• ots, 4200 & 4.390• Treelarzd Irvestinont, .Pyosent toning . ash ngton County . lPlan Reir' �.2 �.0 acres. IPO #6 designation, 3xnit�� Per acre. Comprehensive ri vision, request to 'A-12PD. ' Lot 4402. A. B. Husvar. �" t county RU 4. :resent zoning 'Wash �igtv.� �� y r .54 ; ry ;. Y gn s Y p , Y i acresszon NPO #6 c�,esi ate ,+ 3 units per acre risa.�re Plan Revs. request to �,-20Pb» Com:�ehe Lot 4500. J. L. & S. Peterson, Present zoning Washington County RU-4. i , 6 t. ..units 1.24 ac resp NPO #� des ate5 3 per acre. Comprehensive Plan � ,P.ovIsltn request to 20PD. , Lot 4 . H 4 co* Ericksoxt a Weete n Corp. Present Zoning Washington' f ! 4500 Wyk g county A . .76 acmes, NPO #6 designates 3 `units Per adte 4 compretiensi'v P ,e latx � v'iea.dnttque, t, to AA,n 2DFD» nexa,tzorl pet.i.tion submitted. ' ap 25;x,.' 10D .: vf/ Lot 500.. n. a teacri, , zoning W t RSDS I � stment Ind, � t�eh�,rx �� Caun hU 4 10.27 taS. NPO #6 ,designates 2 Units (northi and 8 .nits (soft h) . comprehensive Man Revision requet to A,.. CPbY tot 600. W. B. & C. Vit. Sane et5, 'Iptetrit zdning W'&shirt, on eet dot ty U 4tw 8��7 a � .R N � #� � a� a �s 2 �troe� �n��tharta s xnat (sodth) 1 y Cul,pr:hens .° a. P4v1#1 tin tequost to ri.' OPtsAnnexation Petition s titteda ' L A t 4 . STAFF REPORT AGENDA 5.4/CPR 1-81 TIGARD PLANNING COMMISSION MARCH 3, 1981 t Page 2 Map 2S1 10A Lots 4400 & 4401. These lots were annexed in 1979. No Tigard Zone designation has been applied for. Mrs Anderson is not participating in this appiicatioxn , Map 281 10D Lot 700. Mr. George could not be found. Props'Ity z:ot.:in.clu .edw proposal. Property outside City. No antiexatiors. peIt±tiorr receive ti 2S1 10A; . TLOts 4100 & 4201. Mr. Annamd did not C+rish, to part ci.la :' in: this application. The NPC) #6 Plan or this area shows, density above'. Applicants are reques the Corprebensiv :Plan, R v:sior s enumerated above. 2. A copy of NPO 46 Plan is made as Exhibit "$:, to' thisr.8t.•-aff. 'Rep:,r)rt. Comments on this Plan relative to this applicra ion:":a.rer utade. i.t4«,a general statement as follouls: 1. The density issue (Policy 1 -- 2) Which is add *s.sed. in the NP0 Plan is the main, issue. The applicants arc request..nig.'1,11C1'ealted cle rsit%es.„ The NPO Plan addresses the conditions to be met for developmerste (Policy 3 4 . 5 6 - J - 8) 2. Public services Sewer is available north to seer lots 4200 acid 4: 90, Tualatin,Development Inc. will install,. a line: to 109th and Naeve'' Street to serve Stmunerfield XIV. Major street iinprovarcentS,.will, be made asdevelopment takes place. All proposed development will be as Plenrie.d DevelopmYents, under chapteri t`t �'tMc t vrr"� itiryrlw ., savt �""r�rw. 3. The Planned pevvelopme it (Pt) designation allows' a preliminary and general plan review before the Planning •Cornanission, and the City Cotn.cil must, approve the final plans. Ample provisions is Riede for publiccomment 4. NPO, #6 Plan was approved by the ;Coumoil on April 24 1978 by Ordinance, No 78-27. NPO if has not mat formally since prior to September .1978. The last comment received by Staff from NPO #S was in re.spo'ise to. 'Sta ` Report PPS 4-79 in the fort: of a letter from =MrMcPh . .1 ips 7aPD► #S Chairperson co cL TaxoN ;X pINI;+►1NCS 1. Re1~e;r to txhibit "B" for an analysis of LCIJC, Goals Public serVides exists to serer this areae ruttre development. wa1:i '. enatzxe iom o:onat uct of necessary Streets*, sewer ,lines a stc �� ..... ,.rot. , :. .. .. .,. � ,�� F.,, .. . •�. . „ ., ,,, ,,,., ,. ,. ,w, ra, a Y ( Y STAFF REPORT AGENDA 5.4/CPR 1-S1 TIGARD PLANNING COMMISSION MARCH 3, 1981 Page does exist within our uban growth boundary to'provideincreased 3. The need, multifamily residential developmtb.nt STAFF RECOMMENDATION: Staff recommends approval of this comprehensive plan Revision ni Director r s , s i m• • e w �, r ,I f,ilk. tyh, ill CITY OF TIGARD, OPE N / - / ORDINANCE NO.,81.E>' ASN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION FOR AN AMENDMENT ' I TO THE 1970 ZONING MAP OF THE CITY OF TIGA,RD DECLAt"tING AN EMERGENCY AND FIXING AN EFFECTIVE DATE. (CPR 1-81 Willowbrook/Cates bu :y Heights Densitye) Chsn PLANNING DEPARTMENT REFERENCE I,NF.ORM TION a Tax Map 2S1 10A, Tax Lr,ts 4200, 4390, 4402, 4500, 4600 and Tax Map 2Si 1OD, Tax Lots 500 and 600, Project Address Between Naeve Road to the south and ,,� Evargle Cemetary on the north, 99W to the west, and 109th Avenu: 1.:o the east, A File Number Comprehensive Plan Revision, CPR 1-81, Present Zoning Designation City of Tigard A2 "Multifamily Residential',' Zone changed to City of Tigard A1.2 and A20 ''Multifamily Residential", Applicant Gramco Development Company„ THE CITY OF TI GARD ORDAINS AS FOLLOWS SECTION 1: Finding that the lands hereinafter described are now classified "Multifamily A2 " amly Residential", and further findings that pursuaci b to procedures, the abovestated application for a zoning map tunendmennt was `' presented at a public hearing held by the Tigard Planning Commission on March 3, 1981. All interested persons were afforded an opportunity to be heard at this public g adopts findings: �C hearx.n Therefore, the Council the: followingsubstantive . That the proposed zoning is compatible with the surrounding neighborhood as determinedfined by the i and Plarunxing Commissi on. SECTION 2: Therefore, pursuant to the requirements of ChaP ter 18.88 of the Tigard Municipal Code, this request for an amen Ma of the City 9 P° `� dment to the Zone Map Y ghereby as " ,3ect to provisions of Chapter r, is approved sub, 18»20 of the Tigard Muni c �.t of �'�. andp y ' Coded �:'�1'1�b�1. ar �r �t ty , n> Ia, as embod�.ed in adopted �, is A , B ,, and "C" attached and .made a part of this Ord" pad Ordinance. The. zoning designation property4y g 2 and A20 t'Multifarmiil.y Residential". , subjectis hereby cs:�.sn ed to Al of the. azi,bit "A": LegalalDescription taonExhibitrn Tax Ma Exhi,b Staff Report And further subje(:t to the following oond3.tion: 1e The ?larin�nwill,Con11.S5ion zll, throu�1 revxe w of eaoh proposal as develap teynt takes place, set the denzit at levels which may be less than permafted by this is comp. enensive, Plan Revision. SECTION 3 t Inasmuch as it is necessary to the. peace, health, and safety of the public that the foregoing tone chsnge in the City's records ' 4, become effective, aft emergency is hereby- decl�a"eand- this � " ce dt o exist, and �.h�.s ordinance shall he effective upon its passage ;byde,"/"Ai. the Co .`nc and, approval by the Mayor., 40 r DINANCE El-, , ° I R ./" /kt('&*.''' a i? ,,,,et*''AII ' CPR 1-81 , - 1B. • PASSED: By vote of all Council members present this • day of , 198l after ,being grad two times by number and title only. Recorder • City of Tigard APPROVED: By the Mayor this day.of , 1981 Mayor City of Tigard 0 lc (17 I t x t 1-81 r �f1} Y L. I p n . • - F • r ..,_.a,.- _..-, .a - as `,. ., •-.-_i -S.. -•- i .. r K ;,d.Ya t14;- ay._ 121'1$., .•11..-i. _ a.. s,"t...:4.. it N. - - - r .•,_.cC .. _ a r .r- - t 'h ,14 3.,Oit'- `.`''� ..• [f � • L 1 _ y •tel �1 .tf •' .. ,..,. t . ..is- ... , . ti-.04',*42,r ; n i Ars'1"r till - ------ ' -----' " * - . 7a ;a R tr f► +_t Icy; , R3- 0 _�.-.- k _ .-..,,-•'-"i•_-. .,. •''* p '4 . r� • • • fit t '--••••,..._-1•-;3*,:‘,"-iit*Is.-„.,_. , - ..-7,- 4Iiiv -- ,. . ' . t :=•., /;..• a-N.,,k1.1'.-... ' , , r� a W - e t� , x �, �mil a - t. • s Qt r + i I. (t 1. . t".'. :1'*.if4p.- t •fir fi: q - t •' r i �rC .; 1 c w #. Iv - alr oma .. - -. _• - - Y ' • acus 3G. ts.,a Imo` i i . 1 : a G�1 , 4 • :. kt �$.t '► (�'iii r•kl t• •y:. , F _ _ 't*4tft _ •, .. a tl�' - •1 - 1 siut„ �, k c,,�� ';` - \ N I -G! i !h f'))r.. rillt td``b t . . .. :'�# : t mi,. ,, F 1 1" irtialiki •-- 47y.t1t, ..,„ 2 , , i ,, 1...0 . % . . . . ..., . . .i., 1---.- .1!'''17.11t- .... I 't RI y • -' -' .°''''ZNI "b 1)& . _-. � � - _ \ i ~` k )1bil..- ' .1-. . ,. . \\,. t 1% m u- 4- ,'.4','•- ' ' ' -. ''''') . ,114 _* , "-- c .-:. ``- - — . , . - i- ._H „, ,,: ._ . . . , ,p, , . . ,. ....,. ... .. ,... . . . ,,. _ . . . . • . .. . ,t1i-•14,...e• •I`*"'• ” - - '' Ilillaer . ' a 1 F 1k4.k \ S pc cv it, • , , I, ik% tili**,:ni ,..„, .. i . ,.- ..... .. , .. - , ^ AO rigii \ r t • -...: 4r ., _ - - ,: - • - . S..-- \ - - git ' . '. .- % ' ' ' . 1 '- - ' ...-41 iir,,,44,ar «� VEN_UeEN_U� -it,tiii,-,,,,eitr"14 t--5'-'''''"-'111111P /138'93- . -- . , -*'t:.'• -I - '.'.. ..t. 's*l_..:' . .4.-_'-''...''141'' ';-:./-Z1-*-..1-II: - r--- , t 1 -2.-°9.95 +113 «7� �.� • - .iti7� F. � ��. , -, , ,. ,,,, 12.) . . - . . . . u .t,..1,0. ..,..,-,......s.,..0,1„, ,zmiiimmiImmimgi- , _,_.......,...........1 17„,,, _ r- h - s - TAS A;F'F 'REPORT I AGENDA 5.4 i j TIGARD PLANNING COMMISSION 7.30 p.m. FOWLER JUNIOR HIGH - LECTURE ROOM 10865 SW Walnut Street, TigGrd . . i. NO SUBMISaION OF ADDITIONAL r.OMERIA., BY APPLICANT SHALL BE MADE AT THE PUBLIC i HEARING UNLESS THE APPLICANT IS XZEQUESTED TO DO SO. SHOULD THIS OCCUR, UNREQUESTED, THE ITTEM WILL BE TABLED UNTIL THE FOLLOWING HEARING. DOc(ET COMPREHENSIVE PLAN REVISION, CPR 1-81 (WxLLOWBRCOK,/CANTERIIURY HEIGHTS) NPC) #6 APPLICANT:; GRAMCO DEVELOPMENT COMPANY OWNER: MDS INVESTMENT, INC 4730 SW Macadam vol. B. E, C. H. SANDERS Portland, Oregon 97201 WILCOX ERICKSON & WESTERN CORP. A. B. HUSVAR tie L e & S* PETERSON TREELAND INVESTMENTS F C/O GRAMCO DEVELOPMENT COMPANY For a Comprehensive Plan' Revision from present NPO #6 Plan • REQUEST: �. Map zoning (density) classification to A-12PIaandA-2 0Pv a Urban densities. SITE LOCATION: Between Naeve Road to the south and Evangle Cemetary on the north, 99W to ,,.he west, and 109tk. Avenue to the east, ;` (Wash. Co. Tax Map 2S1 . 0A, Tax Lots 4200, 4390, 4402, 4500, 4600 and Tax Mdp 251 1OD, Tax Lots 500, 600) �` .,' PF IO CTION: NONE CJS �� 3 5 ' FINDINGS OF FACT: �; " - 1. Map 281 10'A 1 Lots 420Q & 4390. T.reeland Investment. Present zoning W shington county r t RU-4, 12.10 acres. NPO #6 3 '�una,ts, Per x� acre., Comprehensive , Plan Revision re tient to A_12PD. Lot 4402. Cw B Husvaa , zoning Present ingWWashington County FU -4. .54 acres. NPO # deli Ates, 3 Unit Paxacre* Ccmp enensivePianRevision request to A-20PD., �. Wa ha.n bn Cortin..... Lot /( /''� w?. L. & S. � ri. .�reg eTAt a,C�rfi,4nC�' ... � a,,��RU-4. LV/Y 4500 Y 1.24 acres. NPO' #6 d ignates 3 ini �5 per tire. Comprehensive, Plan Revi.5on request to A-'20gD. /4"5'' I ; u Lot 4600. Wilcox Erickson & G Q,steIn ;Corp.. vVesent zoning Washington County RU 4. .76 acres. I+tPO. #6 designates 3 unite per a ,, hens3.'ve acre. Comore Plan Revision request to A,,-,gOPD, Annexation petition submitted., 00Melo 281 101) - tot g00. MD8 Investment 1110,. nit toning Was1iin5t 10.27 acres- t4PO' #6 dash,nates 2 units north) and a units (to% i '4p ehs'i`ve MnRove.cion 2.,,,e1/1108t to A- bP.D. CCI acs 4i/) lot 500. W. ;8. & C:w M Sander9 Present zoning. Washington County '` 8.27 aOres NriO g8 designates faits (north) �d S units.. south PO l s't, to tl1�`S0P'Ld,�„ Annexata.ort etitiott subttrl,�1{.,. yw ���.uipJ•,cLl�n, r�,.ve.' Plan �j1'l�w.�� �C�C�t.� p .I,.t�G,dM 4 STAFF REPORT AGENDA 5.4/CPR 1-81 TIGARD PLANNING COMMISSION MARCH 3, 1981 Page 2 r . Map 2S1 10A Lots 4400 & 4401. These lots were annexed in 1979. No Tigard Zone designation. has -peen applied for. Anderson is not participating in this applicatikIn. Map 2S1 10i. Lot 704Mr. George coui,d not he fc lan • Propertydnot included in' this proposal. Property outside City. No atznexation petition received. 2S1 1OA - Lots 4100 & 4201. Mr. Anntnnd did not wish, to participate in this application NPC) #6 Plandensity gn , The for this area shows designations enumerated , enumerated ov . plic m Applicants axe requesting the Colprehensive Plan Revisions •,: above. 2. A copy of NPO #6 Plan is made as Exhibit ";8`1 to this Staff Report,' . this ' on application are:'made in a general Comments this Plan x�1at�.ve to statement as l ollows The deli 1. sit;y issue (Policy 1 - 2) which is addressed in the -NPO is the main issue The applicants are 'requesting increased densities. The NPO Plan addresses the conditions to bemet for development, (Policy 3 - 4 - 5a 6 .» 7 .. 8) 2. Publicserve lots 4200.and * . � services: north to Sewer is available . . 4390. 7aaZPMwill aline to 109thand N aev'e Street to serve Summerfield XV. Majorstreetimrovementswbeod e ,, asdevelopment takes plaoe All proposed leve lopment will be as "Planned ';. 1)evelopxetents under chapter 18.56 of the Tigard Municipal Code. 3. The Planned Development ,(PD) designation ollows a pteliminaxy and genera plan review before the Planning Commision,and the City Council mtist approve e the final plans. provisions Ample is made for public cox menu Pp - wci. 4. 1�tNPC),4f6a Plan y� approved by the. Council on April 24g, 1978 by Ordinance No. 78-+27. met formally since prior to September 1972 The last comm°tt#reeeived� ' by Staff 'from NPO #6 :,,rags in response, to Staff Repot CPR 4-79 in the form of a letter from Mr. McPhillips, NPO #6 Cape 'son J a . [y` �7�y�.�* y{.�y� 1.i..,(�y'3yv.� Appy' �yEy�y[(yY�y CO47CL SIC) �14�tNbINC S q. 1. E ffet to 'Exhibit "Bo for an analysis of LCDC Goat,S I 2, Public serv.l.ces ex .sts to serve this area. FutUre development will + onstruction' • of necessary streets, sewer L1rieS t etc. r. t 4 f : ff STAFF REPORT AGENDA 5.4/CPR 1--83. ! `, TIGARD PLA CN ANG CO4MISSIt T ' 11 ' MARCH 3, 1981 , Page 3 �� 4 tip.. Y 3. The need does exist within our uta:n growtn boundary to .provide Increased fi multifamily residential dev+ 1opment, s E STAFF .RECOMMENDATION: i *staff recommends approval o�� this c'omprehensiv'e Plan Revision. �` 0 :i* i rector , Y f' q 1 1 , r•, ti q I t 1 /j/ 1 a _ 4 df r r bpi 4 . • � dT' ..r i r w e . , A, •�" : .r+ ;.,k J prw•"' r sirr ii,,, N ,./ ...‘."' ' st,i .,, 1 ' ..... ... ...+••jjN1 "" i'. ,,..if7,''•" / 1 0.'"'"'''' ''' • 7 / . i 40, , , , ,,,,,,,,zi, 4 fi, u w. v � h1 ^e • o ` • 0 1 , i �, _. +" ay a •..l , er N } I NEIGHBORHOOD` PLAN #6 a ,v FOR THE 'LITTLE 3 JLL MOUNTAIN -,TTJALATIN NEI GFIBQi ,Oui • t ' 1r' Section 30X! C�eSC l�. . � � the 1�'e:a.g�hbo�.ri,c�o 3.n�' This es the a.n�te��l�a.ons ca � d Planning g� P � t�4n and theICityof Tigard future de- arnar�.�ad with res �.c.i� to the ve,loparrent of the Neighborhood. It is a "policies plan", provi.d.irig gurldel•iiies foal deveiopm. t in the form of' policy statements. These policies,, , , • accompanying ,�p' y ,g t and the plan map 'are' to `be consulted the accor� ��n sr� to jointly' when evalu. t:i ng rdevelopmen t prop0salsr• These proposals in-- . i(slude zone change requests ,' subdivision, proosals changes in the a a s :reet system, or any proposal requiring public a- ncyr review- • iA This plan is a means of ida:�ig nev o n n ` r`d r to r- e- a� � ��Z�e�G dam. sired purposes l or, goai.s. This ,, °%ors -2. .e ,i. .' b4 a _ �'t�!, t'y�rw. ��n�.. �4�a.t�i •she statement of goalsprov.a deal,l„ e -'1,i(x .I` t Z4. \ Comm . t l l a . ' t These goals provide t ba ..is s '.no ct,soLriac ' n :cog u;rooses the 1 . P. .. n f Nei. hoo'rhood. pia r c 'effort tarid' ha\ ' -, ?3 . I .n this plan in i,. their ent ire•'ty 1 he neig thoriiop i. '3 po j. /,',:',1 ,�G•� '1: c L. larger. T'. a arc • '. C,omritaun,r•t3'•ana' t .e e\ ba.�s °s�'. ' �`&•t, .r.e, . h .,`~ f`'m i' -to the whole. e '� Y,.. \ ., ,°A L�i,y..FR O t n T E�,; 'i�C",Ai D, 41 NI TY PLAN N 1, i , : 11 1� \, ;.. wy_,.+ .q, ��,•� i'`\J f IBJ Y 1 . The c.iti' '�?nte'n�dds\, 0, I � nii the ultimate population of the p 1aaln 'l ea` .\7'kie co rehenlsi ve plan provides for w .,, j r"- f Q 11 5 ,000 pe�ple;, There are � mum l p+cpu\l, "o o r around r r- four categoirI of residential density rang ng from a surba rban density of 2 families per acre to a high in, selected areas , -- : a` f u to 40 familiesper acre This r.. f ' P � � � �rr�e o•�` residential 7 a� densities is intended toprovide a var of of l :v 'I ident deny . . . r y ii env." an .' eats that will accommodate the hour r ng needs of different ; i family. size and income . T' e density tt f population influences* the character of residential areas and determines the demand for �`.. �r public facilities and services s n different parts',ar�� of the ` • , city. 2. The comprehensive plan re,cpgnize the established' character b J C9 C`' n' �•S�+ +f e. . . of existing ,neighborhoods and seeks to preserve and enhar►ce I e. i , existing n��9hbermood values . Future development propQ�a a s should be sensitive to the: Concern of citizens for their own • immediate environment as well as to the well-being of the city as a whole. . 3 The r mprph.. e r s z ve Plan tatesadvantage fO f the natural fwa. t ur es (4 thatgive Tigad a cist nctiveioharacter and quality. These 1!! � rate topographic features such as 0ulmountain, Little ,streams Mountain , andFanro Creek . Fanno Creek and its tri'butal,,y . . . • pravldnaturaldrainage �a s and make a system f t env' ys corrnectiti,q vat io tts parts of" -� plan agr The comprehensive p i recognizes the potential� � of , reerirr�a�,�s . ` ycommunity. Th in 1 i vab� `yt ofthe cr�rPmerrr ��;. tate on of a gr�eerar riy". system i 5M a major element of the Tigan i cortipr'•eherisi ve plan , (1_. ,• w . I ti 111 .1 • a.... 4. He 'vy traffic is, noisy, smelly , a,nd dangerous . It conflict ~_•,..,. .x with residential values and with many of the other activities w thi n the city. Therefore , major traffic route's need to be designed andlocated ocat dn a manner that + minimize these se inherent conflicts , at the same time, allowingmotorists to ' reach their destinations quick3y and safely. The comp,re• ,Mns v.e pl-an4 provides for .improvements in -the traffic system, it • w +, designates streets and highways by cat4 ^ry, and it sets - standards for their design. The major street pattern indicated ., in the comprehensive plan will give nrti ce a s ' to haid the city intends to route major traffic volumes in the future.. .Y a 5. Convenience is a major objective in `locating shopping facilities and other businesses . At the same time their locatiol should „. not conflict with residential areas or create unnecessary traffic congestion .on 'Tigard does not have 'a "central bue"n�,�s:� 9 � g �� disti••ictit in the sense that a very large .proportion: of its stores and other businesses are concentrated in the central t _ eom rehensi ve seeksr �o�'a.t-r on . The P plan a d� stri buts ars of ,..f neighborhood ` and community shopping centers in locations tha are easily accessible to theareas they serve. These shopping centers will be designed in a mariner that wi ii minimize land + , • use and traffic conflicts . 6. There still i 1cn abundance of vacantca nt land in the Tigard a area that h s pote,nti al for industrial development , and the cimprehenas i ve plan is designed to encourage its use for this purpose . An objective of the plan is to create employment pp community those persons w o a ortun���� es within n the for there The plan also. .. recognizes the importance of a balanced . tax basen sup porting. necessary community facilities and a � • ' ' ti �.. •. _ • ... #Y t i 1 cervi ry es �egul a 3 ons set for industrial- development '` sI, that are in the interest of Industr � ns�� �. �+,7r�h standards and the city as a whole. . 7. The 'location of ;schools and parks affects the l vrabi l t y of Tigard 's residential neighborhoods . Yourgsters in , the ele- mentary grades should be able to walk to school and should Jar , not have to cross busy etr eets a Where wossible, parks and be developed onadjacentes , tied to the schools shoulddevld sites ,��� � ., .. greenwa;y system. l e the patterns of existing devel opm0 nt and: the topography 0 not al ways pet-mit ah ieteal arrangement of schools and parks , the comprehensive plan ,e111 assist the cov,ttnuni t,y to approach this objective. '}�{!��'��/J' �j/ry/� 1s1uJf`y��{• Y + AYW jIM YL./+�/NTIA M.M IDF MFLOwM.Iklt. 1wY1 iYM The Nei* 'hb e'h o4 Ple.n describes three types ` r f restcie cat,i..a� a �ingie � . .,., 1, r (yy vrw+,�/y •ryyy!■[yl �..., , r. ..,. � 'T�V.Ir VAai.V� Y rent;r These are ;lµ •m l.y ; ++multi—farni1 t and a .nii :4=ure ion family and comirter'leeal . 4, • Suburban L w t, � ca, �si•t r Re� d: n. t.t.. laevelo m merit • . „v The soeL4Lhl teed east s10 ee of L1ttie li�.1�•, leiuntaii` are designated w• . Subtle-ban tiotveipensety Re,steteriteal Th.e faclelig slope fiavilie. . r rM ... • ,.. .,.. _, .x. .. v �.w.....;., Y . v .. .. .. ' - � r ., +"`k.. - ..fh . aV4 vaJ."a.L.vi • A ` ' maximum density of .2 do.relling units per gross acre and the west stage " a maximum density of 1. dwelling unit per gross• A lower residential I • Vii_ density: is necessary iii these 'areas due to the following factors. 1 A. Slope and soil conditions are not suited to higherdensity • development building excavations. `�vi- h resultant road cuts and B. Substantial amounts of timber would be l st if developed at' • a higher density. • RR C• These wooded slopes provide an outstanding natural feature scenic value of considerable to the residents of Tigard. To denude and densely develop them would be a considerable . loss to the community. .,', , w ... dens 'overall The Z Fa Zdwelling ' zr�z� ,. �nax2mu�t �x�.: e.�� win be �, dire>,t ng units �.� 6 porscns per gross acre on thn no7,1 1r. ,1.7.�-z :. t .rI* I ,;t , ,-B-01Z Mountain and Z dwelling unit or 3 persons pc r r"a`11:1. ati:.7. ori,: 'the Wiest'" slope- I This density, may apply to individual single "f am i ly 7 •� 'r ' ods ranging from • 20, 0✓0 to 40,,'000'- square foot rr�fW,.m4m or o duster ng o� units. in a planned unit._development. '' Or Urban Low-Density Residential Development { The area on the plan map designated Urban bowDensity ne lential, 41, r is ,intended for single fami.� .w y res!den ia,L , d , +1 "1-,i This designation , 4 IIY" .- is used in the Tigard Community Plan and athe first four policies re-- II lated to this designation are taken directly from this city-wide plan , These policies establish density and improve rent guideli.nesrt�nor the -, Neighborhood. il '` Po icj 2. The maximum overall de ty ofde�,�e oPmer .t. v i-1 be ,f s aux dz ellinp units' or 12' erpons, per gross acre. This amounts to u , standard of 7500 square q / yG feq Lof land ` pey4ifiC�r Lng MF i • tq z,;, v! wI ' g , for streets and other open .space" Sarle creag will have a lower . �� density owing to topography existing existing development patterns, or r the desire of individuals to own a larger °i �t- Policy 3� Reszc entticZ subdivisions s ons W ll b3 dee � iedWith P a�,. itscurbs and. ypttex=s street U.; h s and Jd, kwaysa r I , � .w rd�ng to city or county ata dards . All utilities will he placed underground. w k n Pot.9 ed 4. ,0e'Oetapment will coincide with the proVis .on o, '"w pz bii * - -"`. i, p. V r . _ '.1 h�j se cw Y i,t ies shall, Iy .` . . streets3 r�atbr and sewerage ,�""ac�7�.t�.es ,�' capable o f ;d'equate l y serving all terve i,� r p p ,y be (a)� ro er��es ��* , as well as the proposed de.vc,lopment, and () designed to n;; e. city or county standards. 1, Policy. 5. Planned unit development �v�� be encouraged. c grd on tracts p large enough to accommodzte ten or more egrettinngs , Planned w-it y� I development wilt permit a degk*ee of. fief b 'ty' 't#,11desi that '' iii ;ta i t enable a higherquality ofd'e e l ment. i yz a I,ordance, " on'• g standctrs 1. wik a i , •y _x,n..«,...wh.:,ia,ra..+..y+.....w+.-.,•w,w..uo..aw6riw .i...l 4+. .+.._•.v .,Es..w..w i t,.sxi,r..:,cr.4dA,«iCia::.;:9;.Jr .. _. .w.,«_• .,...xu..airr.�«...,� ww .+..w'.v'..r_•0.. a"+••afI ` '+,_+�.,..w++.n.+..._rMtiJttuL4f.1..� •._.,.rw.r+w.•.+I•.wi .. ,.n w.. ._, .rMi.w,t e'•rrMGNhYip: 1 Y. • , « .•+r.w...away w'. wr•nr wuyyh,Y_ • r...r R wia-aaai, n . PROBLEM :. Should any mixing of Nouslig types occur to Include . duplexes and 'apartments i n the single family area? • * The Ti rd Communi allows limited mixing of housing types-ill '`�`• low-density residential areasThe committee concluded, the urban . due to the existing predominate single family"character` of the that Neighborhood, the dispersed h€ouming pattern suggested in their- murrit'y Plan would erode this r?,staablished single family character and itstherefore,�i � ty as as residential area. The rri•xture of housingt desirability apes 1 is, to be limited. to duplexes es s+ attered, w ggar it units. . These units would be allowed at intersections, adjacent ma-. " jor thoroughfares, and as a trans tion betweensingle aid. ul a • • efamily res2.denti•al uses. The' intentis ot. to. put mor ,et p14) • a less desirable location (two families ri,. . tea , : , c-- vide a location for tbLLtype of . (plsi,1-i 1.42:11e- : ; : . , ''the most d .'siat7a_b a dei e.loi) ent,. 'he •ocat i ons , , . alibi : e those areasusually developing with. i oder priced homes. When a di,xpl,ex _ ti-;i_»i 0..-r.Rp"r' t areaa the, resp is usually a more. desirabY,e -use o hei,te R_ The single family �y.••yg, ,. ���"� ,�� character � �� , s e.�; designated on� the '.. ,...�.;..�. a t,� as � rcx c�e.r a the� urban low-dents.,tl residential Y viewedpositive e masse t t� be .�� �.a�ns � as a ��►s�t�.u_ ` , d. P 'o�•ects pr, ose.d.a o ! . .., ,,,_ t be judged according to affects upon this eha, a frer". Pa:Z icy 7. Wit/2'11'z the ur,b;rn i ow-den s ry ,�����, -� ,,..�ti� � « Y,��,:.��Y e���t�.w lots. �' appropriateforg,I, e fa homes to .n ( etude a locations at street in :erY ct'i:ons°,' adjacent major t oroz gh- • .� farels', and a8 buffers �erwe en }t 44 r tV "4amM iy Lyd single famiZy areas. 6"TRO B L E t . • T 1 i e d Ai 1 F Ate.li I v, 1':•+n`,i' t p► in Y,i d ^j d w+a F� w�.:t».;:L.r.'w.�.4,+w M�.�4 \. ,:• The •d Y",,a o., A 4� iii r'..�i«a• "ia.;#. � {,y tel• tri l,X L�,y s''lq'i.�N< .d: .4t 4{; .._ ' "' �- ""« a viu l�+ �"ir:+'L.�•�"dw, �i�r�„t�9.,R- ! "rx�_'!.'l�1�' "��-r►�i,� i result: n the ., TM -:t” i,. tri r to prov d the st nda 4 di ned plott-Ing and, streetp tternis' re- quired by the zoning and subdivision codes. •a1 .Pa lidy 8. When developments are proposed in the urban 10147-density' ```•- - - rc: ,.,_ a sites w'h-Zc1. inclu� ... de •dint f�.e naturalfeatures worthyof preservation,, the p1&rtn ,d dev lapment concept shall be ut .- .iized if the PZannintz, Colitral,ssi.c)?1 dcterirines. i t Me best. metho d for prcaservati,on. wThe plartned unit development P,.U.D. allows deviati 1. � cln from thE: F . normal zoning standards,ard s, whe,n., it can _t,e demonstrated trated a more desi r - • able development will result. Anexample is the reduction of dividual .lot sire to enablethe creation of park areap The .t1. 4444 A4 is often capable ofproducing more desirable living ehvirommnent I :': +_+_aw•,Y..—au,:. . .- „ ,. i4.wilw{••i•aiinfi_{,. .. Y qn :.'. IL, 1 Ordinance reg. a±res dttp1 ; ,es to be considered ti he Tigard Zoning :fir �, �" �� red 'for ''. * ��`{ approval by the Planning; i o�1sgi-ctz, in. a public haring. Condi tions `s can {�be� p ,aced tipon they approval to insuordinance ryy�{ryy�c�amypatibility with the M"l�C tJr�• L' di rig homes and .dw, .. addition,ri the 4.n?+'4 din GL.4.i?•.I+ wii: ry �.f.ri: that l'yi� ,y`, � µ*, scape and architectural plans be submitted and approved by h i te ev . i) l p;meat. Plan and Design � vie��r Boa ltd..' These p . ova:Is» i compIttibility with the ersti,n ��eihbc)rltoad. ,. . n • * / ' ^.Y`„a r ...�'i.r a." .». ,,'45 Yr, '. r.,u. r. i ... i :. . ..' -.. XmwwN-NN..+ir aX,..~F.Nx.l'wWv vXw.Xx + . . X AIFK..NMNrM a.r•x'Mil:#aaw N"MrN�.Mr'M+x.bW.'.a.w.♦Yrwl JiVW'r +. ,,•., rlwn+.Y.xr1MXiWA4a N ro-., ,r.-.9u N, .M.+ .r e.. x,..rWi ux \.r4.n•w.wAs.N.w_A r.rY .. .u.nH rrw 4..•. ♦.r.Ma ux' .wRM.M .rWx "LMMx• " - - giYri.:W+NMtiM.Vw.:."yr.i•1Yf..nile ..r.MML,ti y�. and it is therefore yr4?commended that the. larger vacant parcels be 0 developed as P U'.D. 's. ( l• C �� P+U.[ D met � ycug engroupsof 3 to 7, with the land between the clusters devoted to public open space. • Th-Ls t; pe of development seems especially ap/) opr .ate for the area • north •cif O'Rlara. ,and• south of •Fanno Creek. , -This area contains two t ,- ponds that form the nucleus of a proposed park site.. Developing this land: with a P.t'.D. concept is one `Inethod,of_ acquiring a park site byallowing a, higher density on the, adjacent acent land. This method- of open-space acquisition is known as d,ensit r trade-off' and. it is �. • ♦ used as an incentive for developers to donate; park space. The N xµ 4• trade-off involves allowin the mur' ber "of dwelling units which could •.'' be constructed on the park site to increase the density on the re- mainder of the parcel. " As an example, if 20 acres are to be developeaNF in the urban. low-density area the total number of houses permjtted ; • O, developer : to donate 3 acres for a parrk•, 11/4 �.s SO- 1 f the de�c e:�:o er �s " "er~ SO houses would still be perm3.tted, but on 17 acres. Although the , density has been increased, recreation space 'been provided and ' • y ~i, y °� hasr„a gar ;., • the public benefited. L{ ''( It is important to ,note this systemworks fob proportional,ly small trade-off's, but creates problems as the trade-offs get larger. Vor V h 20 acreswerethe development in half with ten, acres ' \ " instance, �,� the� S ,a'+� divided for park and ten acres for housing, the development would no longer be single fan ily but multi-family. Therefore, 'while trade--offs can be used to benefit t the`'Neighborhood, the intent of the plan must nod: r . • be violated by permitting multi•-±amily densities on parcels de,ignated ♦ _w g ire' public open space. `'" for single familyuse in an effort to- acquire Urban Afediutinsity Basis en`. ial ` k This land use category provides for niulti--family resicdent ua.' deweT ap_ r��etxt It corresponds to t the same category.. esar�. ta�.enthe Tear , provided Community Plan, and the ,collo ;ring six Policies directly � 4 from the Community Plan. These policies establish density and im ' pro ement guidelines fair tht► Nei. hborhood. Y Policy 9. The maximui ovva ra l densit of devi io men'6 will be 12 » i c t oiZ ng urn is or, 29 persons. per gross acre. This amounts- to F 4 G a tr ndare of 2500 'square fee t of Zawtd' per dwelling ''Unit ai ibv- . .rag for street and. other open cpace:, Some Areca W .Zi have a ,f wer dam' nsity o i t to top •a hty orexisting dereZoPinent pad*t:er: ,s. M ?' ii � pUrban Urtxn medium-density =es :dentiai 'arreas roil . be" fiera � � ' i•*y ' Wi.thpad streets, curbs and gutters„ and ��Z��cct ��ocrd`n ..♦ • -' to city or' county staildetrds. All ttt4r ..ties i' the pZao *und .-, • . r . yryry/1,9ynd.M +4 it My'' 1iU1' 4r UL y �a; t x u M Po U o b'etice t o men tail Z oa . of u ith, .he prov1eioz o' ttbZ a nears„, a .ag . These , ta . ' i,es . e�af a:Zt ,se, ����e be . Ze o adequately�. and s ro h �'a� aaxpax a� eta ,! g �.7irrterttert��n,1 propr,14.b�es , „-- a Wet/ athe proposed dFvo aapmen4t, ,, t7 �" � ae � � ed �o ree'� � ,... A u w a a city or Coria y '*a zz'd 4 , 4 k • ( ! `*.s.. r ; . a ,. { w i Po Zicy .l2. Planned unit development will 'be encouraged on tracts^a large enough to accommodate ten, or more dwe l iings_` Pinned ` unit development will ,permit a. degree' of flexibility in design '.; that will enable a higher �74a Zx.ty of' � ,development azn accordancen t with zoning standards. , Policy 13. Site planswill. provide for adequate open s ►ac oa _r protect adjacent properties,' and (b) provide ample''yard spaces , for residents and play space for youngsters.: • +.•:M•; :..- Policy 14. High design standards ill be .establi'shed for signin,c, a "-. and appearance,, including the landscaping of setback areas , andaa~ Aa .� the de 'i gnatn,on of access points. « . ♦, xa PROBLEM : Unfortunately,` some 'apartments have had a detrimental. .: g the Neighborhood. covered b buy l d t n ' is i the automobile as parking , a . M . affect on Land not �yr .n to � t the expense of land- given P 9 scaping and useable open space for residents . ♦ As provided in Policy 8, the'maximum Permitted density is 12 (dwelling r . units per acre. This density is well below the 19, to ' 38 units per Y acre allowed when the Neighborhood's existing apartments were con- 1 struc ted, he♦ result of a these ha, =he ~ densities g vas a. site r'wi.th, two or three story building surrounded by a parking lot with ljt_l , a or no room left _for' landscaping oron-site recreation space. • To remedy this situation, the T gar,d Zoning Ordainancehas been amended m {. to conform with the Tigard Community Plan. The A-2 apartment. zone " now restricts density to a maximum of 12units per gross acre ani. reg,uires landscaping and on-site A,.ecreation space PROBLEM Many existing apartments are poorly sited in re- latiorn to adjoining development. In s )me cases apartments ted where they lefith sin `ie family have been 'located conflictg y homes, or ,here they become part of a cnmmerc��l development. a .* multi-family; development is a living environmenta�•• . and a� �. ?� of this � ,, is "liveability" ' concern offering a P y' Plan. Apartment pray ects $ desirable livig environment have the lowest vacancy rates,' the r' - er of tenantscapable of rent ' e`hedu1es "r_ lowest turn-over �.nd. are` higher :;� f ar hE'j. owners. ners. typeapartment is- desirable to the corn.- . . .- a mun y because they oan be better maintained, th.e residents are more r e , permanent memberso � � iy. �nd structures maintain a n higher taxable value oer�tir �i� span. �he�e�oreoch apart- ment x o ect must be evaluated according to the kind of living et vironment produced. . . . t.� k Y " x r t n • . The Impacts upon subr r'i ound "ng land use, es.peciall,y single family ho/c,,esu ,/must be considered: Large buildings should not tower over: single "• family homes, causing windows, balconies and patios tolook into "w « �4 7t "s the widows of adjacent homes orapartments ' `•' ` w } a Policy w pr tr �nts should ` e located to prortrce an ct tim*,um uiZx. n.t►i lizwg enviro n or' t 6 occiipanzs. MkI .���e cpr�rcnt cr� ��er�.c� s�Za�l ' �n� Cr�C u a 1 4. Eu feritg by mea.ns of Zartds 'r in t, ,fennc rt ana' distance` , from corn Orctat a:'eat a,ktd mtt or tiiafftc»t aarridrs suc ', ,, aPacc `a hway rs• r • u.r 1 ' } .,".,r.an ...a,..w. .«w:..,w+.x.-. Jai b', • r • w•e.., wn..,r,...Na p.`."w'—+. sY,*,++w+w»ou.•tv'wYrss�. • B. On site recreation space as well as pedestrian and bicycle access to parks,, whoa Zs„, and convenience shopping. , • C. The siting of buildings to minimize the viszsai effects r of parking areas and to increa4:e the availability ;of : • Policy U. Apartments should be Zocate•d to produce the least adverse affects upon single family areas. Detve'1,1pme72t, criteria should aero Zatde• A. . ut/'faring by means of iandscap'i=ng., fenc-tng 'nd distance. B. Compatibility of design recognizing the conflicts ' of • mass and height between apar trren t buildings a-nd houses. P ROBLE;1 : The higher dens i t y of mut ti farm ly land use gen- eretes ; addit7nnyat t-a c. `this p1 eq }. afldit•irkm4,1 load on local residential Streets providing access to a multi - family area Lr The ability of streets to move cars to and from { m,ulti-fax iilu 'develop- , ' Tent is a major locationalconsideration for - cw�SrrwMg1 pµ }ilierlt sites. Si�.(?.s were chosen which could be reae:hed without usingGa. .' residential streets. , .:Y Policy l7. . Avoid locating aparttrients w ze: e access can be Gained only from local residential str etY � c 18. The Des gn Review Board ° will salt.. -2., the optniond .the hborhaod Planning Organization before approving d{sZleit,47neZLlC1s for Gu.c,Ui ' t-, in this dieghbc 'to • •L, i } CO M/EEC YAL i FLOP rM 11 •. The}Plan p` opuses two caYtegor ,es of co:,i rnercial development; for the Neighbor .00d o • al.1 to be located along Pacific i.ighwva' : These. Etr Retail-Commercial titrid Residrintial=-Comnierc,.al. The Retall category . } is intended to ccou .0vda t c� a range of retail and service GCzTxIGrcia,.1t1ses • and the flesidential.- CttTun rcZa1 category provides. amixture of apartments and oommerclalpxofess •* a , Poli 19 Devela men.t shall coi . .' y 5 i ` • - rt � � p node u�z�.n t�� f,�vxs�c�n of public, Y• .A g Thrx s Y p' • streets., r�a�ez� and se���a � c�c�����.�s e crcti-z.ties shall .1r. be (a) ,,lbw capable of adequately el� serving all ieetervenin g n pr.operties , wt ii as *he propased developmett,„ and b) 'designed do nee ,.pY ity axe oouitt y standards,. � Y ,} � ' pAC>YT'lC }1.1C411VAYCC 1 Y xaRE 1 As previously mentioned 1 �' �' � cenlmercia'l rietrelobrrieht is plailtied. to be located .c yacent to r)aczfir i ���, development � lau � +} the ���,�CJ�C`lt��' OX J p need to be of the les8 Violveitte.t~ } Antons ve and p+ *brit all .�p , .i.. .,.,.. .. ... ,. .. ..... !. . .. ..w�b,{v„ .,.. ., v ! n MV ✓, i rc ccs 3 .tfSul,Ji4"e • 4 w - "' Y��` a`"''L`.+•...,".u`i"ta""'..'^' .:fL.w,+,«s ..... .,u _....4:w,r . . w.+,r..r:k . _ 4 „w.+..wyw-ww w,wr...w,.w.+•Aw;:.,.. .M • more aesthetic, Residential-Commercial type, Therefore, a pr rnci al - objective' ol this plan is to, stop the continued spread of strip com- mercial development. to this portion of the highway. Lands designated Residential-Commercial, shall adhere ereto the standards of the city ks MultiK�an_�,� arid Comxnerci irosorai tonin trfctsf The general development sc-beine to be followed when develop., , T l ring theseproperties shall be to locate the comnierci al-pro:fessional uses alott,7 the highway frontage and the multi-family uses behind. ' • these. r .� PROBLEM : The traffic conflicts created. by deveYopmernt �.` K ♦ along 9 i�h'�:a c i f,i c Highway result� ft'omµ tie a�c;z� p()'I�ts. o;��, . curb cuts onto the `highway. Each a c. •eff turning onto: attt . .R � L • . ., �rad�ri ct �� creating �n[y�y¢�� mintersection. �, � �.� � �' • ' highway-.• ' • Solving the2.'oblel de.felo nentmeans contra l:l i ng highway access., ccess. This, plan, proposes hzg of , css �ailis as a priIa3 •�etiFKlhMiMo« SrMYtrVl. This methodcombining depen supon soz.te degree of cooperr.tilxby the p‘roperty owner because access is aro �,��t ��- right prsent- ly .f���r�: �,r.. ,�.�; .:��. .#�,.���, �. �' sez�,t-- p + wry' the location of curb openings Curb cuts wwbs.ch are close together can usually be coib'i any. adverse epee tc.. upon hausi,tiess.. As new businesses are constructed, the ss points should be.the rnin.i curs. re ;. d++ tr.) per traffic .x�e �c�ce � y --~ circulation and,, where possible,, existing curb- cuts can. be utilized.. Po c,!y 20. tic 1 ; ibac y is dare Z,op itzig* r;x. ,rte 'tom r K y ,, y����rryy highway r 9'h ��►�,�+�..z s'ts.+�ax.YS�z•rz� Gf�,G�s «,ww'w., ,�,~G -��g�n"".ioay should have *Ileh ghe t priority and adionqizt ooparmajartlat "c m should be szt rcdinatc4 to this need. . 4 + ♦ , ioiicy 21. I '2e, i'nteres of slafety qnd effic er*c;y the be, of h j hwa' a.. � � p . s must be kept, *o a x � ��rr�� r ��s�r��e �' bustnnesses. 01,. Pacific Ilighway should be chis eree » driven ays. As trete and share common ,p:rricisz�' ,�`ae�:����»�s �a . e" ,developnretzt „ the number ex� . �e�� �� txumbe� ���ess�z�,ti for property v -s�ite,` .6r0:Effte air'-- cula*ion and, there possi i ib e should be; eorrrb*L ei thh access to ; w. aajczeetxt bxus nesises.' „INSTITUTIONAL T:i*V LOPM4E rT 4 '' ,._ w . u he Tre-i.�+. occupied ccupied by Ti' gard R'ighh S choolCool. Park ark and the .an. s Durham \Yaste Water Plant are ciYRsirxated for r , w•.+ st I vel o arnerit The folloWti.ng tU.Ses aredeemed approp3.4iate i the tett i cat egory;+ ' w � - ' ♦ojs ih r 4' w w. �•pi 1 , XhSti.tuti.onal. r„.no l r r r rwaw..♦-..r•r.+,v,a.+,w rvrrMwiw.,la+.w.w.:w w'^'aar•rtiarr —..w.r•,.rl•rww,+wh,rrrrr . n,. rrr..n rw.r.r unw..-rra4iwr, wry'.-—__ �.rr1.r/�r ,r'+.r�+n♦ • • awlr.+«Mr♦.�r+.T i wlwnErrrrr PERMITTED USES: Customary Agricultural OPerat ids including general farming, truck farming, fruit orchards, nursery, greenhouse-.s. and usual .r farm Office Buildin=gs for executive or administrative uses an • .' industrial product sales and se.'vice, and professional offices or similar uses. •• • Research and Development Laborato 'ies including experilzlenta ., esting .and processing facilities o r� C r b�ay,ufac Turing and A.ssembl of Electronic Instrumer;ts andEquip-- meat and Electrical aev .ces Trade, Skills Industrial Schools w Publishing, Print ng 1 and Bookbinding Facilities. , ManufactlAring of Medicines and Phalrmaceuticals Mufacturzn n g 11 Asemh .y of Preca sign ;instruments, Tools or ' Devices CONDITIONAL USES:: • 4 I Indoor and Outdoor Recreation I Facalities including tonna.. , rad-1 se' quet and handball courts, and swimming facilities (� I Institart�-i.onal. Uses �xx�l c��,ng schools, public utilitie�,� suchas '. u waste water treatment facilities,acilities, lodges for fraternal or- ! ganizations, and churches k use be subject to, the, S ecii is requirements en'- Z. of Institutional theua M-4 zone where applicable. STREETS F • PROBLEM : The mtl jcrir ty of Nei ghbo,rhood streets are i'nadequate', tO serve the current traffic need for bafety and efficiend , W The situation will become worse as development z nc eases. r • The traffic circulation element of the Nei. hborhood Plat: ., itite�.dec p^ , de the necessary' automobile accessproperty � in thevl • residential area. T, 4, rimpact.gk �" �.c-� of traffic,a�.pt�nl the to h� fn street standards µre designed to be of s t `f ca`ent l caaaci`.c to�a(' co W *' • �` tt cotz� mbdate future traffic volurmes .. r Y♦ e ' STREtT STANDARDS w • M r Arterial Streets volume traffichigh flow and to connect I I' , ria jor traffic generating areas such 1s re identia , neighborhoods j cot m.erc al centers; ndu t i .1. at�evL tl And nearby communities. µ d M bx I W M r ..,.O....4 A , .. ♦ r I< _ • • a ,• ft ,Art eri.al •8 c°LLnda,rds • • • Right-of-way width 80 feet -- 120 feet C•Pavement width 12 ' feet per lane Moving lanes 2-4 1 Volume 6,000-20,000 v ;•tlicles� per day lDrl. •l ng "speed • 25-45 miles per-hour Residential Arterial Standards (see figures 1, and. 2) 7 • K + Right-of-way �vic th 90 feet • - K paveme tt width 24 feet witha,. landscaped median strip "tItnd., 3feet, at intersections to ane • 2 + . VolVolum I • 6,,000-12,000". v'eh•ia1es" "per 'd: N ' isDriving :!'l+„i+"�»G •_. "i• :tkA-/rri �4.NW ¢.iyliJi�l• ..u+4.•-;,,_, " • Arterial streets des nated by tfi D- sx w • Pa"cifio .gi �vay Hall, Boulevard and Durham Road: The tw i s re: t, aro to. be developed accordingr to the standard for ,.e4 iwt, "deia arterial.$. ' • Collector. ' s Streets ' purpose: To "collect and distribute, arterial and ie. local streets or e.4 rectly to t f`t-1.c' destin,atjon.s. A 14, ti �• secondary purpose is to provide aces• to abutting e g groper ties. I . Collector Standa -&i � . Ri ht-o --wa �vidth 60 foot mKyS Pavement width36 44 fir.. „ Moving es f l�. ' - 2, • Itolume 1,5 0-9,OOU red i.c,. a peda. g p K hour Driving Speed 20-35 .miles peri Collector streets designated by the vicDonald Street • ” 97th-"- +$t Avenues tattler Road Y Summerfield r ! 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', �.s m��n�.ri,� ��a� apar�me�.t� ar c�a��c��mi�imumis can �e ��i�t. �.s �'�`]]' �i, ��� : ' � ' ttt�t t a o� �TPfJ �i , oz` a� ��:� 7�����:� �3u1�. �'ic��:n��:�� ,r��a:;- i t�a+s t�a , � i � he, �.�n��n`� � ������� '�,h�a �+�.��i��p���ec� �.'r�. t�e co��nuur��.t� p�.����i�g� �.r�r was it t�i.� i����� �, � � y r �..: , . ,� . J... � , ► . . � . 'ry � �� 1 �f �he ��a�x,�.� commi�s�.c�� �r c��.�. c�a�tn�i�. ��a�. ada ���1 th� �r1an� a�.i' ., � , � � : �� ' c �,�� w��`h� m�.���� ��re��- � � ' ��,�r��.i�. a�, ��is ���.�m.�s ���.�.�n�.. 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PD fr�°�a1�'-�am�;�,� r����d�t���fa� }. � P p Y � � � � (R�fer �,� �he ro o5�d ►-' ' W. <Cdn� '� �;��' ,, ' .tieg,rnent�2 is compri se� of approxi�rate l�� ��' acres and l i es i n the i � su���.�!�►�-�� half of the study area. Nei g�hborho�d F'1 an #6 h�s �I�'i's area. , p�anned i n three s�e�arate pl�n des i graa�t;i ons t��th Su�ut,ban Low Dens 7 t t^es�denti�l wi t� � der�s i�,y of 2 �n��t�/�,cre o� �he N'orth;�r;r �,w���th i r�is r -�,� of th i s �e,gme�t, �r�ci M�d i um Dens i�y r^es i dent i al wi�h a d�n5 i�y vfi 8 � , unitslacre and cammerci'al resic�entia1 ��i���ch allouv� br�ch prn�t�ssianal , � , ] , , un��ice 'use�.and �iediur� �ens�t resi�i��n .. . + ';r' af 12 `` � ti a1 �� a dens�°� ' he S'�uthern on�-th�t~�� or th�s segment� ' , , 7ts/�Cre on t , ; � � i r• ,,,' �__ A� �r�c.;��nt i.��re �s' r�o z � . I ° � on i ng d�.,i�na��on for the N���g��bor��and Pl an #�S � yr�tia, ' ' : l a� � rlensit I . . 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A new ��at�,ern i:s al so deve l op�i ng v�7�:h �he ; C'a�tzrbury W�c�ods condomi ni'ums �n Lha� of provi di nq hausi ng �ot^ yocang _ �, pr•o�'e�s i ona�� and or�e par�nt f am i l����. � � � , . �, Cc�rr�nun ity Fac�1 i�.i es anr� Servi ce p i s�'ri c:�s � Nei hb�rhood Can����bur �i'ei hts/W��1 , , ' .' ov�brr�u� r ar�;� . y g �. � , � W:a�ef• and Sewer �''�ga,rd �Wa�er D i stT�:�� �nd �n�fi ed, �ewera::g� Agerrcy � Str���:s and r�ra��a�g� C.i�,.,^�' �fi gard . , Schao1s T'igar�i Schaoi Dis�ri�t �3J � Sen,i or Hi gh SchQOI {Du�~h�.m Rd e� - 2` t�i. T�garc� � - l�al��s �►ani 4r Ni gh SchQO1 - �. mi. � � .:r�r�p�e�or� Gr�a�`e S�'haol - i mi� �� �� �� �� � , - � � .,. . .� .i . �,.. IF + �. ,�'• � . . ��-� . . � . . � \ ���� � . „ ..:,. .r r � ... , .. . � .. � � . . . . ., . ... ..� . . �.� Pa� �;� and �ecrea��ar� C��I� �'at k �Tua�at�� River� 3 m� . Wondar�d P�rk. (J�hnson Park ) - ?' mi.. ' • K�rig Cityv Go1f Co�irs°� - 1/2 ;;z�. � . . ; � . r +` �yy��` /'� � r �+y� n �y ; . . . . . � �. �. ....; i ' ...� ��U.�G:I 1 �:.4�1���� .'/��V���� 4��,�ilG: � �.I:� I{1��y ',, ..... . . .., .. . . � :, � � �.. . . .. .� . . . . . � �ub�ic `Ct�anspQr`ta�ior� Tr�i-�1e1;/Pacific Nwf. �� mint�t��s to P'ort�'ar��� '�� �u s 'N�M. ',s df:�, 44, �5 ' , , t.�ca� Comm��ci a� Cant��^b'ury �quar� ,- 1/'� �ti. 5ummer'�i�e�d/Ki ng Ci t�t -- 1/2 n��. '. I ... ... _ . ... ... y .. . .. . .. �.i g rd ��yy ��nter �- 2 mi. 7� a , �red Me�e,r -� � 1 2 t�i; . � � , , �.. R�g�ona'I Cc�nme�ci�l � W��hing�a�: S'quat�� - 3 1/Z mi. i � � .� '�� �,.'.�. . . . . � � k�� '.. . ` � , ... . . . % : P'ortl ar�c�. ��tiv c�.n�,e� � m�. � ; �mp�oyment C���tPr� ' Po�t��t�d � � mi, ; . „ . � �� � ��� , . _ _ . , : .. _ , �, Ti r�ard c mi ., , � , Be�:i�ertan .. 5 mi� ; Tual� �'i� � 4 mi i �� � , � :` � � , , � ���� �� �t ,�� , ,� . _ , . � � ; , ,� � �� , , � ; ;� _ �; , � f;! � , ,. { �� � � �� � � �� . . . .. . . . � � Ay 7f �_�� .. � . . . . . ���� . .. . . .. � . . .t� ,�� ... - ... �. . . . . . .. �. .. �,�i� , '� . . . . . . ' �. .. � � .. , .. .. . . . . , ��1. � � � �. �� .. .. � � � � �� I, i i i . . . . . . � . � JI I � .. . . .. � . �� � i .µ ,�: . .. .. I I I �. � � � .. .. ,. ,. , , .,� � M.z. 4. 4 1 •,. , ' . , . . ,� . �.. � � ' �� . ; . . . . , . . . .. - ' . �,.. .,.� . '� i��. . .. . ' . . . . . . . � � . � � , '� . . . . . � . ,�.', � � � � �. . . � .. .. .. . .�. ��. �� .. ,. .., �. �.� ...,� . .. . , �� . .:.i .... ... . ., . - �... .. . � ., �., i . , . �� , ...� . . . . i , .-�,. .�.��::;. �.i. .,.�,',. .� � I �� ,� ��,. � . ��.. ,�... .... �.�. ..�:, .,_ � � � .. .... . ........ .�I . ....�.. .. .���. � .. � .. . .. � .. . . , . . . . � . .. .... . . . .. . . .. .. . .. . . . .. . . �� . � . .. .. .�.,.,... . . . . . . . � � . .. . . . . . ... � . ... . ... . � . � � . . �� �. . " . � . . . .. . � � ' .� �. . . . . . � . i.l� . . � � . � .. . . . .. .. . . . . . . , . . .,. � .. . .. � . . . . . �., �. . . � � '�' . .,�.,. .. . . . . . . �. . .i�.'�I , . . :i� . .. � .. . � � . ., � : � . . , �. �(ar�et Ana'6ysi s Thp mdi n concern i n addressi n� m�arket anal;�sti s 7 s , �, �� ,m�r ke t acc�ptance of a r�si;denti�1 ar�a� 1,�e . , , ; cri,teria for mar�Cet acce�ta�nce are. � 1.) 'Locati��rt af t�e resid�n��a�l si�e ; �.. � 2 Amen�ties within �h�' ar�a of the �i��E ) , (�i.:e� �arks, scMools, shoppi�g ar�as, e�c. ) ; � 3) ' 1�vailab��i�y r�f utii��7es (i.e. wa��r, r, C . r', �C�►C'Y', bLIS .��1"V�t�2, @��C«� , 4) ,SpeGial �eatt�r�s of th�,� si�e (r�'ver, � � vi e�vsy vec�e�ati o�, etc.) # � . ,�. �l:, �' , �X1 �,fl SU 1 d � s rro�� n ev��o ments � ) 9 � � : � � , , ` 6 ) Demai�d versu��� supply � An �xam��na�i'on ofi �h� �i�e and surro�ndrn s7t�s �nd �t��tudes afi area ' 9 � � 't^ealt;ors and t��,�7ld�rs indicate that thi� resider�t�al r�je�t wi1� ha�r� a pos��i+�e �ccepll:ance �n �he markel; �a�e f'�^om th� bu�`l�ers and ro� ect i�� � : ' w ,�, � p p bu�+ers« Ti�e pr o,�;�.c� a.s prnposed �hrflugh a �1�nned uni�" dev�lopmen� h�s pos�'ti v� f�ctoY s, i n a�1 the n as d�sc�i�ed ��ov�� �� , � , ; of the e uati a el emen�s q � ,. � ' , The '�evel o�men� i s ver,� p�^i vate i n nat�tre a�id w��1 .h,,�v� 1 i���?p e�f e�.t on � rte�ghboring pra;perti�s and prov�de the mo�t usable area for cQ�r�n�n open space and o�-s��� re�,r.ea��anaJ oppvr�un�t�es� TE�� u�it desi ans w�i 1 be d�r�e��ed ; �tow�rd al l awn��r occup i�� un��s ar�d a�pea� �o ��e fol l ow�ng ��gmen�.s of t1�e ' if ha�si ng market:, �� � . a E t b � s a 1��s ed f�mili � } e � � �' Acti v�- e t � m es �rs ' �. �I . n p J� ' � � Young pr��"ess i ona�s � , � d) Or�� p�ren� fami�i es , , � � , �.G f 4. 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ASSES�E r � ' � ° , � (S�GME(1T �) � �SE�MEI�T 2) D I.A UE $355x'�,40e oa , _ : , i r I 2S1 1��A 4�10a 2.�7 �3ahn �� & G a�h er � �n � _ ' $�5�. �q0.�0 � � 1. I.QA 424:1 0.�3 John D� II &.�far,y An�a Annar�� ` �,300.00 � 14 , ; S � � 00 SW P ac i�i c; �fiw�► � �'i gard, OR 9?�23 , � 2Sl � � N 1�A� 420 a 4.80 � , , Tree1 and` Investmen cs ��' 5 � �oo.00� . , . � A 4390 7�.30 4730 SW �f�cad�m ; ' � � 84,�00.00 ' or���an� OR 972 . � � � � 0 �� � � .. . 2S1 l0A 44�Jq �;.87 �.���iz�be�h An��rsar� � � �bQ.00, 25�. �.nA� 441��. l'.9�r �5a0�. S�1 10�th 8C,5UQ�:00 � `��gard, ;'0� �7223 � � ,. , � � � T'�TAL f{CI��S 21�7� � � . TOTAL ASS�SS�� VALUE ' ; ,�p ,, �SE�!��NT 1} � $�$7,�00 , ��� ��C sEG����� i� � � ,� coi��r � . � Q , . �'QTAt, ACR�� ,�8.4� �nM�IN�a T��`AL �I�S�SS;`D Vl��.��.� �782�'�0�.00' , ,'' �k M � �., �i �, y .F + , T; ��gm:�.n� � l�rap���� Urban Medi um 0►�nsi��ra� p��n' b�s��g��:�t�on arid ��A,���'� 'pD �,oni h� c�es�gr�a���h. ; ; , ,, ' � „� ; ,. , , . , ���m�n� 2 - I r � . , P���pas�d ��U�'��n C��g� ��n�i�,��r �Pla� Q���gna��on dri� °�A�-�0' PD"' � �o�7r�g ����grt����:ar�� 1 ,; ��j� • � �i , . � . .. , . . . . . . . . , . . . . . . �.,.�� �, '�C�� . � �. . � ..�. . . . . . , .. � . . . . . � ... . . . . . . . . . .. .. . .. . . . . . � . � , � , . . . � . . . . .. . � . . . . . . . . . . .. ., . � , . . . �.�.�i � . .. , � . . . . . . . _ . �� � � , . .. . . . . . , .. . .. .. . .. , � � �re r��� .s � ,d . ri � �ica��Qn� � � � - �� � � � �� , , , � ; , ; � � � �� � _ i; . � �' �� � � , , ' ; � , �, , ,, ; , �, , , � ,, � , , � ; ; , , ; ,;,, � M ,,, : , ,. � � , ,. ;� � � � �� � �. .,. _ � �».: , ,� I ,. : �, . , : �, ,� � f � � ,�, ,�� ,�,,,v,,��� , . ..,;�. .� .:.. .,, .,,.... �� ���„ �...�.. .,...rc,,,w. ., .. . ., . ,.... .. .,� . � , ,, ..� ., � i ;, � �`. � ... j� � � .. .... .. �. . � ' ��, ��,' i �. �' ���- ,'��i , �. , . . . :, .� � , � . , . .� �.� , , . � . . 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'.�, . :�... ... . �. . � .. . � :_. . .. . . . . ,.. . ���� . � ' ���.. ��,.,� . . , � ;� �� � � ���.:. �. . � �.,,�.� . .:� . �..�,: ��..�� . .� . � ., � � . � �. : ' .. '. i - . .. . . . .. , . . . � . � . .. . . .�. �.. . . . . � .. . .. . . ,. ', . .. ,:�. �� '. ,..�., . ��' . .� _ . ' . ��'... . � �� . .. . . . . . , . ..r . � - . � �� . ' . � . , . .. . . . . .� . � . V; —��' 1 I: .. ' . .. ' .. � .. . � . . ' ' .. . . . . . .. , �� . . � .. � . � �. .. . � .. . . . . . . ,. : ' �. . . � .. � . i j �� ,, �, �� ,,�` ` y � � �( . � , � ,, , , ;. ., „ , ,r., _ ;, � ' ' � ; , , ; ; , , _ ;. , i%' ' ;i ' � , ii ';; ';;j k �� !� ;, � , l i` :� , , ', ° 'i � � ; � `i , � � � ��� � � i I , , i_ I '' - � , �r �f� .� � .. �. .. �. . .. . . . ... .. ... �. . .. . . . .. . . . ..:�.. ...., , .,. . � .� � . . : . . . . .. . . . . . . � . . . . . . . . . .. . � �. �� . � . .. � . � . � .. . . . . � � � .. � � � � � � � . i'., . ;��. .. � � . . . . ��... ..,,.. ;�i �:., ,... .��. .. . '�'� .., � . �.�, . . .. . . .. ., ::,.... ....... ..,� . ., . � . , ' . , ..,�,.._,.,. ,,,. . �...�...... ,. ..�; t . .. � . ��. �I�.� �.������� �. ����� ��.���'��������1'� :. .. � . �� P �f' 4 ^� . . .. .. . . . .... . . ' . . . � . . � . � ... .. .� . . . ., li .. . . . . . � . -�� I .. . .. . � . .. . . � �� .. � . . . . . . . . . , . � :I� . . . . . . , . . , ,. . . . . .. .. . . � � . . . . , . . . . � . . . . . . . . . . . . . � . . . . � . . .i � ., . . . .. . .,.... . ' .. � � �� .'� �� .,� . . . . � � � � . . � . . . .. . . �i . , . . � i � . � . . . .. , .. . . ..�.. , . . , .. . . , .. . .. . . .. . . . .., .i . .. . . , . . . � ., , . . . , , ., . � � . ,. . �....� . , ., . . . .�. .. .. .. . � .. . � . . , I . . �, .� .,. : . �� ...i. .., �. .� - ... , . . . � � . ,. 4 i f I �' I � � � � ; , � , . , , , , ; I ' , � � `�': � . . , �' , , � ; � , ' , , . � �,i ......:.... ..�,:;... ��w«�`� -:,:��� � , i ,, ,.. . . .... .... ....... _,, .. ....,.... , . „ ; , , .� ;a,. , , ,.., . . ,. .. . _ .. , .., . „ � ; : ,.. .. :., i � ' �� , ,� f , .' , I�. , , � �� � ��,. ;, � '� y , �►���,�,� �� �, :� �►������ , A. NoP.�e �6 POLICY AN�ILYS1� , � , �.. Corrmun i�, Pi�n Goa1 Y s � , a. The Ci�y in�ends to 1im�t the ultim�t� popu�ation of t�� plannin area�4 The comprehens�ve pl an provi:d��s fnr � ._ �. , g maximum po;_t�1a:t�on of �round 115,000 �eople. There are four ca�egari'ey of resi�ential , d��si�y, rang�n� f�^om a suburban density af two f�mi 1i es per acr� to a �� h i gh i n s�l ec�:e� �,rea� af t�p �c, 4� f ama 1 i es er' acr�, � resi d�nti a1 dens i ti�s i s i n�:�r�d�d to p , , T�i s rangP of . �rovi�t� a vari ety ot l i vi nc� er�v�ronmen�ts that wi 11 � . • . accommpdate �he housin needs of d7f�erent : � f�mi i,;� size and i ncc�me. Th� d�nsi�ty af popu�ation �i nf�uences th�� ° ; ' ci��tr�acter of re�'d'en�i�1 ,areas, and �ctermi'r�e� �he demar�d f�r pub 1 i� '. aci1���es and s�ar vi ce� �n d�fF�r�nt parts of the city. � b. The compr�hensi ve p7an re�ogr�i�es t`hP �st ` ab]i shed �.har� ' � h ex i s�i ng ne�ghborhoads and seek� ��o pres�rve and errha c cter of n e exas�ir�r� ne�ghborhnod ��alues. i=uture dPVelopmPn� propas'a1s shou;ld be sen�s�+,�ve ' �^ ���e co�c�rn�a1= c i t�zens �ar �he�r� owh imm�d�a�e enviranmertt �►s wel l . , � . as to �h� we11 being of the ci�y as a whole� � ' �. T�e �ornpreher�si ve p1 an takes adv�n�a e ofi t` � � � - � � � 9 h e n a t,u r a l f�a�u r�� t 1�a t ' � g gar d a d�sti nct�v� char°acter and _ � , ive T� • y ' h e�� i r�c:7 u d e t a p�g�a p hic fea tures such a s �u�l �1 o�t n�a p r���L i t t T�� Y� ; � , Fanna Creek. F�n . . r�� 1 e �.�T 1 M o u n t�i n, �i�d ' n o C r e e k a n d � : t �y i . . strb � �rain�ge w�s and make oss � �tary s�rear�� �ro��a� nafiura� � ' . , � i bl e � sy�t�m of' green�ray� cannect�,�n � P 9 '�` var�ous par�s o� the ��ty. TI�e c�mpre6�ensiv�e plan t^ec�gn�xe� t��e , ' , po�en�i�l o� greenwa;�s i h c�n�ar�ci n 't � i • • � . _ g h� �v�eabi��t . ; , Y p ' � Y y � ,� Q� �h� cb��ntan 7t�r. ,, �'he �m 1 emeni�a�t�or� o�' a r�e�;�.,r�wa s stem i s a ma or e1 eme,n.� n� the �, _ 'ti c�ard campre��n��v� �1 an. � ; � , . , � � ' d. Heau�,� �ra�`f�c is nQi��, sr�el��r, and d�r� erQus: It c . + � � ` �d wzth m�h� a� ��ie �th�� ��tirrit��s �,• with � r�s�dent�a� tra1 u � ' on�'1�t ts , , , • , � � c�t,�. Therei�or�-esr�ia,jor �t~affi� rou��� �eed ��`#:a be de��" �� ����h�n �t�e � �gn,�cf ar►d l n�a��d , b ma�z�ner th a�' wi 1� r��n i mi�e �hese i r���e��i�:t co�f 1 i��ts, at �h� s�a m e in a ,, �i m� �1�o��ng m m t t►r i sts to r�ae �y ; �;�, � �. .� .�- . .W.. ..... j... . . , . M � _ .. ��� Gij�� � � ,. p y . p � ���r �stin���c�ns qU7� ,, � safe��� T�e c�m i-eh:er►s�v� 1�r� rov�des fot� �ir�pirv�emer��s �r� �h� � �r�ff�c � s�em �� ��s� n��es s�t.s ���r�da .d � " rtets �n� ��ghw�ys by ca�Pg�r,y, a��i �� J� � , M 9. '� , �i + , . �a _ p � � . . �n t�� �amp�eher�s�v� 1 an �ri�� • � m� nr �tr�e� a����n ti nd7 c�tet� . r � �� � ��r d�s�7 n Th � ,p 1 g��r� ��a�7�� �s �a �iQw �he c��,� �r�ter�+��� ��o r�u�t� ma,��r �tr��'��� v , ol�im�s ��w� �he `�utu�e.� _ ; � ' �� ����ret��`er�c� �s � m�� c��^ Q� '�ct. � . . . r��yy� . � , _ � LI���114.1��� FJN�'.�IIGS � � � i. �,,.. . � L711ti.1 �. . s�s. �� �����am�.���tim� �hc����g ,pp � f���7���e : . � , �. Q, 7 t1 � �� .. .��...Y .. � � ............ .: .... ,.:..�,.� �,�� . � 1 �O�c��`IC1�My5�IC�U��' kl0"� CC11�'��'1C� : � � wi�h r°esi-d�r1���� ����s ��^ cr`���e ,uhn���s��r;� �r��'f�c cara esti t�r�� � �'���rc� da�s ni�� �av� � M���h�r�l btd.�7►���� �i�tri����i �r� �h� s�nis� �ha� '� �� , ; � ' �;. , I � �.�. .� � � � � �' � � � � ������� ��� ;; , ' �� , ;; a ; � � `,. �� , <; {M. ;;.N,. . ... .��.`,., , ,,...., , . ' ., .... ........� . .. , _..,. .... , . ..... , . _,. -;,. ,.. ..,. �""� �.�_. . . ... . . �. . � .. . �. . � . � .. .. . . .. � .:�.�., . .... � ,. . : . . ., . .. . � . i . . . i� .._._ .. ...I : . .. �51.,i. i .���.�.� :..., �,,: . ..,� . .,.. . . . ...� ._ ,,.. .. ..r � .. _ .:. ..........,�., r .. ......... . .�_ . ,. . . . . . . . . � � . .. .. . I ... .�. . . .. � . � . . �.. . � . . ... . . ' . ..i�. � � � � . � . � .. � � 4..'. . i . . . . �. . . . . . .. , . . .. � . � . � � � �. . . . . � . . . . . . . . . �' . . . . . � .. .. � . � . � . .... . ' . . � � .. . . .. � � .. . � . � � :- � . � . �fr. �'I'i. � � � .� � � . � � � .� � � ' . . � ' . .. � . . .. .. .. . . . . � . �� very 1 arge pr•;oporti�,n �,�` i�ts stores �nd o�her busi ness�, are concen'tra�ed in the cen�ral location. Tne cam�rehensivP p�an se�irs a . �list:�ibut�on of n��gh��orf�pad an� c��►nuni�y shoppir�g centers -ii� 1ocatians �ha�, are e���ily ��:c;ess�bi� to the ar�a.s �the,y s�rve, 1`hese �� . sh�oppi ng c�ni:ers wi 11 be des i gned i n a m�,r�ner that �;�11 mi n�m�z� 1 and �,. u se and traff7 c canf l�►�;ts. , � � �. - There i s s�i T� an abur����ance o , �g s � f� f va�,an� 1 and i ri the T� ard at�e� that ha �,.` po te��i al for i nd'�str i al deve.��pm�n�, and th� ca�nprehens�ve p-1 an �� ' designed to encourage i�s use for this pur��ose. An objec�tive of thE plan is to cr�at� emp7oyment oppor�un�ti�s wi�hin the community fur �hqse persons �rha` 1 i v� there.' Y�e pl an a1 so recr��ni zes �;he �mpor��nce � of a bal ance� �ax ba��� i n �u�porti ng necessary commun i ty f ac�l�ti es and s�rvi Ges� Re�t�l a�ti or�s s�t fior i ndustri al d�vel opmen� wi 71 i nsUre I��gh standards �hat a�^e i n �he 7 ntere:st of i rtdus�ry and the c 7t,� as a ,; wt�o l�. �. he laca�i on of schoo ls an� parks �ffeGts th� l�veab�1 ity �f Ti g�rd s � �� ; �' T � � : � reai��n�i a7 ne�ghb�rh+�ods o Youngsters i n �I�e elem�nt�ry �rades shou1 d � be a�le to walk tQ sc��a1 and shou1d not have t� �ros� bus�r str��t,. • p ` ' , �E�ere hassib�e, �arks ar�d schaQls sl�ould be, de�elo ed on ad�acen�t , ��tes, t�ed �o the gr�enr�a� s�stem. V�i�i 1� t�he pa��erns of exi s�G�ng � , . , ev�1 o ment a�d �h� �c,po9 P Y . . d p r� h c10 r�o� a1 wa,ys pern�7t ain 7 deal ' arrangem�n t �� s�h o o l r, an� p ark s, tt��.camprehens i ve pl an v�i 1 i assi st , � � � th� carrmur���y to aPProach ��i s ob�ect;ve. , � . , � . � , R��si��r�ti a1 Developmen� � , _ , � � , ; � '�i�e �lei hbarhood P�an desc.ribes t � � .g � _ hwe�°' ty�p�e� of r��s i den�i al deve 1 opm�nt. � T��s� �. 9 � . . y 1 ti-f ami l�r and , are s�n 1� fami1y, ��ulti-f�mily a �d a n��xt►.�re of �n� ' com�ercia�. , , � r � , , l � � 2. Subur�an Low �e�5i�,� R��identi��� ' , � ', � , , . � . � � �� �. : � ;� he sot�th anc� e�5t s�Tv �s of Litt?� Bull Moun�a�n are des i nated �uburban C p , 9 � Low�-Der�si'�y Resident���:. �`he sauth faCing sl�pe 'having a max`imu►m d�n�it;y � , . ' ', ' u � . . t , cre �A��owcrwr�siden�ea7 max7murr� d+�n�7�,� ;' of cn� dwe���n ur�i�� er� ross�acre �fer,s�ty� i� � �, � p �� � � �ec���a1^�% 7 r! `t�es� aP�eas :du� ta th� �o�1 a�vi��g, fiac��ors. � . a. S�a e and s��1 con�i�i�ns ar� no� su ited� � �a �i l��r c�e�ys 7�,� ne��e�opm�r�t � � 9 � , � . .. , , . : �, � �th ` es�l�ar�� road cu�ts a�d bu��di� exc:�V��;c�t�s� " � t+�' �"' 9 � �a� �u►�stariti:art �mounts af ti�nbe� wot�lc� b� 7�s� �fi` de�e�.cip��l at a t�igh�r � � �� � �d��l S 3���;y. - � �� � � . ,. : �p The�e: w��dec� sl apes p�rov�de ar� o��s�.�hd7�g r�a�t�ra7 ��a�tto�e t�� � ��rrsi�er���bl+� sce�i�c v�T�r� �� ���, r�si�'�n�s o� T�t�at�c�* T� ��ntad� �tid � ., , d��i��l,� deV'��o �h�m w�uld be a c�h��d�er^ab�� �a�� �a �he co�,muni�y, P , , , � , ,. � � �� � , � ; _ �I�� ' ,��� �� �� �: � � , �� � p '� � -, �, � �, ...... „, , . ��,.�. � . : , . � � � � o.i. i... .�. .�, ��.� `G .:_ n�i. . �y� .-�+ .r �:.iP.. .. t. , , �',�1R`�� ,.1 w..r 1 PhC.'y.tr&.. . .. . . . . ..� .. . .. . �� � � � �� �.. � . .. . . . ... .. . � . . .. . . . ., �. . . . . . .' .. .' � ���� ,., ' . . .. . .. . :� ,. ; . . . � � . � .�� . .�� ���. �.�� � �,�I . � .. , . . � � . .�. � . � . �� . . . . ,. � .. ... . . . '. � �,-.�..,. ., ..�.. , . . . . �,.,. . �Y�. � � .�.� � .., ,,. , � . ���� �', ��. �.,. . �., ..... :"� .. -.�. . :����- �� ,.���.:�........ � . �..,,�. . .,... ...,,. � . .. . . . ... � .. . .. ' ._. .. ��._�..�... _ .,..,-�,�. ,�. . . . . ' �;�°" .. � . . � '� . � �.� � ..� � . � . � , . . . � . . I�.. . . ... . ., � . �. . . ,. � � � . .�. � . � . . �. . � .. � . . . . � . . � . . . . ... , , . � - � i . � . . . .. . . . � . . . . � . .. . . � . . . � , . . � . . . . . . . . . . . . � . . � Pal ic 1. �he maximum overal1 density wi 1 i be twd r.iWel l �ing �ani�s ar six �; ... r � ^ . ' persans per gt�u�s �cre on �he sou th s l ope pfi L y t�1� �u 11 �Moun��7 n an� c�ne' �. � dv��lling uni�t o�� thr�e pe'rsons per gross �.cr�e on the w�st �lope� This densi�y may appl�r'��i i ndi vi d�tal si ngl e�-farrii�;y l pts r,angi ng ft��m ��,�00 �o ' � ' ;� 40,000 squar� for�t minimums or to c�uster;��rg af un7ts in � pTann�� uni� �,' deve1opment. � ; , " . ��, 30, Urba� P�edium De�sity Res�dential � , . . ; q v i des f 6� mu i i:i-f ami 1 res i den�i a� deve l� i����1:a Th�s land use ca�e�ory , r�o ,Y p I� corresponds �� the �ame cat�gnry provi cied i n �the Ti garc�%njt,` P�an ;:� ! ard the 'following, si�c'polic�es �stablish densi�y and im�'�AVement , , - � �. �" r �he ei hborl�ood. � guid�lin�s n n g ' � � ',' � . + • � .. � n , 1 P 1 i c 9. ►he max imum overai l clens i t of�' dev�l opm�.,y_ t�i� � be 12 dwe l l i ng; o ,Y I �.,�_; � , . � un its ot~ 29 p�r�son� per gross acr�e. Th�s amot�nt� ta a st�r�°�ard af Z5Q ':� , squ�re feet ofi� 1 and �er dwel�i ng t�nit al�ow�ng far streets ard o�f�er op�t� w ' s�ace, Som� are:as wi 1� h ave � �ow�r d�ns i�y 'o�ri�g t� topographS�;or ,`;' ex�s�ing develapmen� patterns. �' � I ,, pol��y 10. Urban med�um-density resident:�al ar�as wili� b� developed with i aved s�ree�ts, curbs and� gutters, and' wa�kway�s, �cr,nrdi n� to ci�y �,r � �_ ` , p �' , county standad�. Al� uti l i�i�s wi 71 �e ea1 aced U�ndergr�aund. Pb�ic 1,1. Dpv�ln�mer�� v�i11 �oi��cide wii,h tk�e provis�an o� publ�� ' ��' . , � stre�ts, wa�er and �e�werage f�ci l i t�es� These faci���7 es sha11 be (a) ; � capabl e of ad�q'�a�el,y serv�i n al� i nterv�ni r�g proper�7 es as �el l as �h� � �. � A � � � � �ropose� deve7opment, and (b ' cfPSig�..d to mee� ci�ty or �ounty standarcls. � } ' �1 ome.nt v��1�_ h� en�QUra �d on trac�s� 1 ar Pol i c �.?z, P�a�7ned un 7� dev ` e � L �" ' P a n 9 9 .��"�`: , 1 n e d u n i t d e v�l op m e n� � envu gl� to acco�mndate ten ot� 'inore d�re 1 i ;r�gs� � � ; w�l� .per�i� a degree af*f�iexibilty ,ir� �design th�t wi�l� en��l� a higher° ` � " q ua li t y � � p ok�i�g s t a n d a r d s. . � � , ��d p v e�a m e r tt �n a c c n r d a n c� v�i t h z � � ' � �� wi 7'I provi de fQr ad'Pqu apen spa , �, _ . � . , n� ' . ,_�� .� � �a te ��� �� � �. � wro�.ect� _ , P��i�y 13 5'i�� pl a ce � � ad,�a�ertt , pt�o�ert�es, at�:d (b) pravide �mple y��d space for r�s�c��r��s �nd I pl ay sp�ce for �:a�ui�gst�rs. > ' P�1�c 14� H' h 'd�si n ��an�ard� wi�l b� es�ab�ishe+d f�r �s��gr�in� und , � 9 _ __. 9 � � � �_ � � �pr�earart�c�, �ncl��di n� t�e 1 ands�api r�g of set�ac(�� �ire��s �nd tf�e des��r�a�i�n , , , o�'� acG�ss pain�s� ' ' ' ' r . . . ,I: .. � � � . _ , ;� P`fta��.�MM Un�orturi���ly, sr�me ap�M�mehts hav� ha� a detri`�i�����il aff�c�� � l�11 "C�1� hC�'I �� . y, . z �;�y� tO ��le or�haca� La Ind not c��r�rer� b� bi��1 di ri� �s i ,k. , � � ';� � �w p ; au tamot���'� a� p�t�l��n, , a� �he e�p+���� of� �a n d�c ap�ng a n d �R e���� � �n i� � space f�r r�rid�rt��. , ' ; ,, ; As p�����l�d 7ri P�1�cy� �, ��e t�����num`p�r�ii't��d d���i-�y is �.2 dw���i�;�;g L ,. G t1 7 ts � (��?1" c�C1"�r T`h�5 �d�t�s7�j+ is �rell b����� th� �9 �ae �S units per a�r�e al�b��e� , � � � ��� . . � y � � � � �"he �~���� � � ,��� � r�krer� ��the,����ne�Y��w�b��rh�b��s e���t7 r�� � �p�a�tmen�� �t��r^� c�n��tru��e�� � e�t���� : . . y���w ���r�s�'�i�� ��� a �i��: ���h ��e ��d �r ,�hr��e ��c���r,� �u i 1��n� � ' , . .� ����� �r r�o t�c�am ��f� f�r ���dc�� i�� �� of ����s� h� �� _� � � ,. i sut���un��� b�' � ����^k�rr�g 1 c�� �� I� � � ., � , �� � � : ; , , � � � .�. � � � 3 ., � . I ; � , � � � � � _ � , ,: � � ,� ,, �� ; , , , ,, � ,' ; , ', � � � � �� . � � � , ��� �� . . � ;' � � � .,.... �.� . �' . ,., ,.., ; ,m,. - v r �i., �. ...._ .,.,.,. � .,,li,e�� � .. _.:,. ..., . ,. , , , �r�-si�e recr�ation spac�. To remedy 1-,his si�uati�n, the Tiyard Zoning Ordin�nc� has b�en am�nd�d �� �onform w��F� the Ti �rd �orrr�unit P1a . ,' g ,� rr The � A-2 �partment zene now r•es�ricts dens�� t,� ��c� a m.�ximum of �2 unit;s pet� , � • gross acre and r�q�ires landscapin� ai�id pn-sitE recreation �p�ce. ' ��., �R0�3LEM� Many exis�;r7g apartme�cs �re ponr�y s�t�d in rela�ion :i:+� adjo7ning d�velapmer�tv In some cases, apartmen�s �ave been loc�i;�ed where they cor�f 1 i ct Nii�h s i ng 7��f��,mi 1y hc�r�es or where they becomE: nar� �r ; �.., of � cam{nercia1 develo m�nt. �. P Mu 1 ti-�ami l,y d�vel n��m�n� i s G 1 i vi ng env i ronment and �ts °'�i veab i]i�y�� i:s� ��� a pr�m�ry� c�ncep�n of �f�as plar�, Apartrnen� projects offer�ng a desi�;��l� ' 1iv7n env�ronment ha � 9 v� h� �awes� vacancy ra�es, t�ie �owest turn-u�c�r of �enan�s artd ar� c���able Qi� high�r ret�� zkci���,�ules �or �heir own�rs. '�h�� � t e , � � ', , cot�*rt���i t �� cau�e th , J'P of ���r�r�ent i� �?s�fi �b T� to �thP � ,Y e,� ��n b e! � � ` �e��er mai nta��ed, t�;°, resi dents a}�� more perman�n� me�bers of �he iarrtinun�t anr� the s�tr��ctures maintain a high�r �axable vaiue over �hE�i�� � ,, � fe sp�an. Ti��erefare, each a,�artmerat prraject must 6e ev�l uated accc�►�di n� � �n� of � p � , � ta t � , 7�7ng enviror�ment r�duced� , ,, . � The impac�s up�n surroi.tnd�hg ��r�d us�, espec�a11 ��r� �e-�fam�1 horries ' ; � . . � � y , . "' • , . shoa l d r�o�t �ower aver s i ng�e--f�n�i 1y must he �ons�d�red Large �u i l d�r�gs homes, causi ng wi� �nd' pa��os �o laok i n t a �h e w�r��a w<. �a f � ndows, b��al co�t�es , �dja��e��t �ao�n��s or �apar�ments. , ; � W , . y �'l" . ���„ ♦ � 1 J��t� 15 . A , , arLments s�iould �ie lo�ated � • � : .-��-- p a �aroduc.e ,�n op�-i�num 1�v7rC� env�ranment far the occupants. C�eveTnpr�en� cr��eria sho�ld incl�tdee � , � � � ' � a-. B�ffer��ng by m�ans df 1 andst;api n�, f�n�c i ng an� dli star�c� �Fror� ' . ., , c.omrr�+�rca�� are�s� r�cl rna t as P�cif7c � �i�gl���y, uc � �� 7 I.. .. . • .� �w . . . �,'. . i. . ... �.i ' ess ,:, w � � b, 4n�s i te rect•eat i or� s ace a�s w�1� as edes�r i an �ncl �i c c l e ac��e p _ . .. �' �' s� � � � �o p�arks,��'� scr�y�„�,����, arr���i conv�n���enc�e sF��pp���ng. � � � �� ���� �� � � �� � � , , i ' ' ' . . . ��� .• •.,,. •' I . 6�. • , .. . . � . . . .. . .. . . . . ��. . . .. . � �.. , �� , ' � � � , . .,:,... • ..., - �,.� ,. . � .-�I. .; .. .. . . . � c. The s�ting c�� bu�ld�n�s to mit�r17T11ZG �he visual �f�'���s o��' park�ng ��� a�eas and �o`i n�rea�� th�: avai 1 at�����;y a�' pri�ac,y. � � , �. � � � �� � P'a�•i�� 't6. 4 ��artments s���u�d b� �o�a��d �a pr���ce th� 7��s� ��rrerse , affe�ts t�pon s�ng1�-f�tri1y �t���. Devela;�m�n� cri�eria s�ou�d' ihc�uuAb � ��� � ��` �� � . : , .. . � �.,�� � � � � ' 9 �' p 9 ' � , , a. Buff eri n b m�arts af �an�'s�a �r� , t ti,nc i h �nd d���anc�. , , ., , , �. b'. C�br�p��f b�1�'�y o� des��c� r�co n��ii t� ���e �vn��i cts a�' mass a d '� . � , h�i g�t t�+e��reen� apa�tmen� :�u�l�i n _s aw�d hou s�s. 9 � 9 n � , � , . _ ti `, : . , :,. : �, ', j �"�t�BC���i� '�h� ��7 �er� ��,a,s�� of � �. - � , � � y m�1 �Y �`am�1,� ��p� u�e �r��rate� � '; , ' ' �r�i�irar��l �ra�'f��� TI��� �a��s ah adai�" � . . _� . �; „ a r,aw `� � �t�r��� �oad �� la�a� G ' � ' }�.���de���a� �tr���s prov�d7�g acces�� �n a t�u1��-�fi����;� �t�e�. , �,. � , �; � �,, x � ��, . i ;. �. � ; � � , . , * � � � � �'. ,� � � ���� _ � i � �, , �,;. , r , �, _ �, :` , ` ; �, , � � , � � . , ; : �' ,.. . _ �. ; �, ,, ,_� � , �� ;�� �. ,, �<r ;. � ,� 'f �� ; , ,; .,.. � . . .. . � . . : .. . ... . . . . � . .. .. + . . � . �. �. �. . � .. . . . . � . .. , . �'.. � a a ; ,� . . . ._ _ . _ _ ,. : . , _ t. . : . , ,.. . w _.. � ....._:�isn. m. ,��� ., �.. : . � . .. � � � � � . . � .. . � . . . . . . , . . . � � ' � . � . � � �� � . . . � . �� � .. . .Y '� ,. ' . � ... . . .. . . . . `. . . . . . . . . . . . . . . � .,� .i...��. i �. �. . ���. . . �� � . � . . .. . . . �� . . �. � � .� , .. . . , . �. � � . ..� �. . . ...� � ';'. ` � � . � � . . . . . . � . . .. . . ... . . . . . . .. . . .. : . .� . . . - �' �i�..., � . � � ... . . . . � . . .. .. . . . . . . ., . . � . , .. . � � � ... i).`, . . . . . . . . .. . . .. . � . .. . . . � . . �, : . . . . . . .. . . . . j��. . � � � . . .. . . .. . ... . . ., � . .. �.� - . .. .. . � . ... �� � . � .. . . . . ,. � .. ,- ..�M The ab•il ity of str�ets tr� mave cars �to and f�oin mul-ti-famr�y develop��nen� ': ,' �`� is a ma�or 1aca�T�nal ron�iderataon �ar selec�in� a��rtm�n� s��es. Sit�, . we�^n chosen wh i ch c�u�cl be r�ach�d �di thau� usi ng l ucal res�de�nti�� st�ee�s., � ,.� Avoi d l ocat�r� aoartments wF,�r� ac'cess can be M � ' , . ,�,�Y * � g gained anly f� om , , ...� 1c�c�1 r�?idet�tia� str�ee��. f', ., �' , nol i_ cy i8. '�'���,M Ues�gn Rev i ew Bc�rd wi T 1 s>�'1 i c i t i;he op 7 s��i on of the � �u, ' . Nei r��borl�ood P`1 anni ng Organi�ati ort 6efor� ,�pprovi ng deve�opment p��n� for '� ' � a�,artmen��s i n �h i s n�i ghbo��o�od� : �A �,, � _ � 4. Co;�clusi on k; , ; ��tnce �tf�e �hc�usti n elerra�nts o�F the Ci� of'T� ard Cammun�t Pi ' . , , ; g '" � � g y ��P i are na� i r� com plianc� with L�G.�..:, Goai #3.O r�quirements, �he N�P,O. # n po l iclp� � , ,�, cann�� be ��� i nstrumen� used i n der i si on mak i'n f� 1 n h :,; � g r p a � ar�ge requ�sts.: , 1`he spiri� of �he policies can be �sPd' �to d�mons�r��e neig�barhaod �, 4 senti ment:. Bu ' ` ' 1g rests �ui th .the �nterpr�tat��� of L.�.D�C. � , � t dec�sior� mak�n ' �: u i d�1 i�es, 'Me�ro pc �r Ti�ar� f i nd��tgs. � � g�oals and g 1icaes and C7t of g:Qal dt,al Sis � demo�n�tr�±2� T n �he L.�,,D.C. w ; As has bee,n y � a�� specifi�a i 1y y u�a� ,#10 Corr►p?;ance ��cti or►s, ��he G�roposed pl an a,nenrfinent a►?�! zone ch�nge , � '. � e u e s t d o Fa� m e e� t h e �e�t e r� a f �h e 1 a w a n d c.a n r�,�e� t h e ��l i r i t ��� �.h� ` rq (�.P'0. #6 a 1�c�es thr°ou h �`he r� rasPd T ar�e�e ' � �� canc�,p� �;�� � � 1� p p �i d�v�lo- m�n � rig;zd sit� d���gr� revi�w by the C�}rr �` T�gardo ' �; : . , .. �`` _, � � , , � � r. �� f f � C �� , ; , � ,�, � �.,� � : . � . . � � , .- � � ;� � � � � . .� . , . J � - ��. , � � � r _ � ; , � ' � ��� ���� ��� , , � � , _ . ; _ �, � -: , ,, ��; ,� ��� �� t , �� ��� , �� N � � � �; € �:; . . ,� � _ � � , ���� ��� � � , � ,�� �, � ��� �� , . ,� , �, , ; , , ; �,,,.,� : � ...... .... ........ t.is ,. �,..,,.' ,, , ,.,,, , , , ,:�.� . ��_ , �� ,,,. ..„�.., ,, _ , .. ...,.. ,., ,.. .0,,,. , �,,, ,, ... ._ , � l�,A� I , ' , , _ � , , � w'�, � � ' , .��� B. L.C.D.C. GOAL ANALYSI�S ` � ,, , � q ��al T�pi�. r,� A�RICIJLTURA e 1''� l: LA�1DS ��f ..I � . . � .. � � . � g' ' �sic Objec�ive: 'To pr��Prve �►�►�•m�and, defin�d as SCS Clas±� I-IV soi'ls. ` E�i ,� .t st' r �� . �. n�i�hbonc�oc� has � ` � . �drti on r�f Canter�ur 'ghts/Wi 1 Towbr°ook Farm , ndi �ol�mi�ed l`a r �cu,l tura1 �a1e, � .7nq , g abi1i�i y He� �a �' p �so N� culti;va��on ex7s�s � ex�we�t fi�r� overgrown ��urser,� stack from abandoned nu,rse�,� s�itQ. 'Th� 'cur�rent �� x��ning pa��ern, ownership,int�rests, and d�gree of parce�izatinn has had a � lim�tirtg effect on the abi1i�y dfi �h�s neighbo�rtood to ha��e any �gricultur�al � ' potential. '� Conc1�asian: bue to tF�is area's c1QSe-�in loca��on an� w7th ihe a�a�+1 � ab , � �1�tv af � urban servi ces anc� due to the phys i cal 1 ir�iti n f ac;��ws, � ban xonin ar�el g afi u�r s•rze� ,and urban im aets, �:h i s area has b�er� caken ou� o� the �gri��;.1�uga�p .�, �.; I � c1ass7fi�atir�ny a,nd pu�t into a tr�nsi�:iunal c�assifi��ation nnl,�r sui�abl� for � urban de�veTopm�nt, � a�1 Topicp #� FOFE��"LA(�DS Ga Bas°i� :Ob;je:ct�ve: �'o conserv� forestlands 7ncluc�ing c�mmE;�ci�T timber tr�es � �h�a1', p ~ ect water� res�a�trc�s and runo�f, and �,reed at�ea t�iat p��ovide animal � at habl�:a�. � ; Exis�inq Canditie��s� APproximatel� 15� o� �h� sti�dy area i� r�1ativel. o �n. � � �,,, Th� r�m�ainin� 85 r�der h��t�ral vegetation The e�tistpn ,' �s tree coverQd or u � - so�1 cand7�i pns d7��ate �he ��rpe and ama��o� of fiar�s� po�eo�ti ay�� that exists�i n , the nei gh��rhoc�d. Veg�tat�on cans����fi of !�ougl as Fi r°, Oregon Wh�e te pak, Bi g fi',, � �.eaf �I'ap1�, W��te�n Re� �e�'ar, Sa�a�y V�ne Map��y 5a�o�d Ferr�, 'W�sterr� �iaze,l,, � �, . g k^ p. � y, .y�„a� , . . . • � .,. S r A�Ih �re �n C � e, nawberr �es �nQ �nrbs The ma7� ber��r�t can .rib�uted af e tho�e af scenic �;hd v�.sua�� qua���r, and �hose of ;�rovi��zng a u � i hab�t a� f o� l ow 7��� �i�d 1 i�fe. _ � , �onc�u. . . . ' " siati: Dta� �s� sa71 and ���er� ta�le char��t�r�stics �n tF�e nPigh�orhobd �nd �du� to t�� exis�i,�g �ar�� use p-at��rn� �xi�ting z�ning, p�rcel sT�es and' � ; pro�duct�ve �a���nm ada a�ent urb�n �a�nd a�� preel u�e �:h i� ati^�a firr�m' bei ng ur ar� im �c�s � ` est l and� �. , 4�� ,s - �[ U��� To �ic� �5, �, 7 �'A'TURAL ,R�SOURC�S �,1�� NaZ�RD� �, �,�s�c 0��`��tive� ToY�t��n��rv�� op�5n .s�p���, p�»otec� n�t�tra� 1^esour�p�,. an� � �� . _'� P ►� Y ` � � an+�� �i��.�rds. �ro�e�� �1�f� �nd re �r� �'�r�m d�s�:���r ' E.t�s�irt�g t�t�r�d:�,�" � , :� area ha p � � M � y ' � � ��m�ta�i ons r��n���g �`t�ar� s � t�� �t� +uc� � ��er�� ' _ , m�� .� � �r� � n + y , � � 7An� Tf'�e �t � �CJ� b�it �� ,..i Cl�' a�' �r�e n�� hbo�^ho��d � . : p s rang ti n;g �`t^am 2�1� �a �� e "��� �. i � � � �s �1a � � w h �ert��t�Ve �t�7.7d7hg chhs�Y`�IC���a�t ��.�h�liqcle5 �h��� ��•e�� caul� ' �U��LlO 14, / �r7'��G�71,�1�� U�G MN i�41 i� '114���.T�G1�� �1JU�I�� 4bll�.r�,�t+l� '!� GGi��� ���'�GJ� :LII � � �1CIV�m�k1� �1�:5 �1��?h �1t7��t�. , ,� � � � � � �,,. I � . , � , � �j�,,� ; ; . � � � , ,. � , , ,. � � . � � , ;� , , , �. : , _ , ; , , , ��� , ��� � ; , , , , ; � ; , ,, ., , . ;� ; , ' : : ,.� � � , ,. � , , .� , , , , , _ � 3 �� � � ,, , � , , � ,� � . . . . . . . . u It..It� . . , . �i . �. . . . . .. ...��-� . . � , ,. . . . �'.'I 1..;.���r. . , ,:�:,. a„ I. c . �.'i . � � . .:' ....��. . _..�„�i�.�� :�.. ..:� .. ,.�,�.. — ,at.. n�a � „1��. � .ii��•...• , �.:.. �'.�.:.. _ . � � , ., . . . . . .. . � . . . . h . . . .. . � .. . �. � � . - � � .. , �.. � . � . .. . �. . . ,.�'�I '� �I��� ..� �i. �.' . .„�� ...., � . .. , �� . . � .. . .. : ., � . . .. � . �� . .. . . � . ,. . . � . . . ... � . � . . .. . . . .. . . . . .. . . . . . . . . . ..� . . � . � . . . � . � � . . . . . . . . � � � , . . . . �� , ���. . ,� � ��, �. .. . . � . '�� . . �. � � . . , . ,. . .. . '��� . . ,,, . ,- . �� .. �, . . . � � .. . .. � . . i.. . . � �i . ., . � . . �� �� ��;� � � . � � . . , � � . � � ... . . . . . . � .. . . ... , � . � . . . . . � . . . . � . � . � � � . . . � .. � �. , .., . . . . , . � � , . . .. . � ... �.�� . . . . . i . � .� .. . ,, . �� ; : '�.i . . � ' � . . . . ..�i � . , .. � . � . .... ,..� ... I�� .. � . .... .. . .. � .. . . . . .. . � . '�'i�, � :���� .� ..���.� ..�.�. � .�. �.�: �. . �.. � .. � . � � .... � � �. . ' . . ... , .. .. .. , � � �.. .'�,�� '..... �.., . ' _.,'. . . �.. . ,.��£�� . � �. .. ' . . � � � ' � . �. ., � 1 �,� , . ; - , , , �� G�nc'!usion: The �xi�tin� A�opogr~aphy constra�nts ,dict;�te the ult,imate l�nr� �s� � ������n a►�d �xtet�t of urban developm�'n�. It :i� fel� th�t there �re i�� kn��vn �azard� that could l�imit fta�ure �evelopmen� in the ne7�hbprhood and r,o knnwn na�ural v�esaurces that couldn't be enhanced or pres�ru�d by future de,relopment. � ' � � � ; ���� RICS A�ND O�EN SPAC� (�ECRE�YTON' N�FDS) . Gaal To ic. #8 PA ,1 , ,, '�� Basi c Ob��ct i ve: T� s at�i sf,y �he recrGati ona7 nePds o� th� c i tizens of the ' S�a�e ar�d vi s i�ors�� � � • � Ex i s�i r�g Condi ti ons: ?h� nei ghbarhood i s we11 endowed ��i i:h park 1 an� c�smparec�` � to other� areas. Tn to�a� ,thP:re is 1 Courit � y park, 4 school r�c���.�i on s i te;�, � golf courses and the Ti g�,rd swim cen�ker, Cook pzrk �`s a Caun�y o�aned ' ��� r . . , . ., � � usea i n� �f�e cn�rnun ity� Its nmmun�ty �ca1� park �hat ys the mQSt f�iav7l.��c� t �h� Cit ' Greenwa s stem. �, * . tra��s w�nd alons ��e T�ta����n !��der �,,� cahn o .� S Y J�. V .. . . . � � . . . . ou t i s'' cur en�1 i nterested �i n �.���vel o i n i n cc�o era�i or� ��i th the C i t � T h� C n y � Y' p 9� p Y �, , af Tual ati n a.r�d Ci�,y of Ti gai^d, a r�girr►al parl� and tr�ai 1 sys-�em� �hat waul d includ� �ike and hiking paths a�ong Lhe �ual ��in Rivpr. ,' � Cancl t�s�on: Abunc�an� �ar�k arad recreat�o� f�c i�i�i es are present 1y avai�ab 1 e � � to serve t hE�� s tu d.y ar�a an d wi�h t��e f u t�re �e ve lopm en t in �h e n e.ig h b ar i�oa d add�ti onal rE�crea�i on 7mprovement5 cou 1 d 'be bu i 1 t'. � � � GQal Yv ic. #9 �CONOMICS : � ��s�i c Ob�e��:�ve: To �di v�rs i f� and imp�ove tl�� ec�r��m� vf �he ��a�e. C P1 ease f . . � r��T�r to t � .axak��� va1 ue i nvent�ry) a �ac i sti>>g Cand i ti ons: . T�e s�udy �rea i s compr�sed of 48 aGr�s��i tn 4 dr��l l i ng' ' ` a ►�n�ts w��h 9 �k�nersh��s 7r��alved; and,�s appro��m��el,y 3� d�v��oped. The remaining '�7� 'has na� been deve�Qped du� ta existing zor�ir�g in the s�udy area f �n� �:�e. crost fac��r o� ex��n,ding ur°ba� sprv���esw The„ W�si�i�ig��n `�aur��y I ,.,1 .. . . ... , . . . . :. �. :. . . � - � � ' 7 n �he s�u�d� '�r�� �.r� i�v��r���r i ed �nd summar�i�Q� as a���s�e� �al uat�otts , �`o17o�s. i� !.an t� _ • �:. To�:a i ?an 1 av�ea� 48 ��res ��umber o� 1 c��s i 12 �at� � �►ssess��d 1'and value: �5QQ,3�0 � � + ' �ve�ag� �'and va�u�/��v�e: $].�932�,�arre *Pt�opose� p7�n ���Gd Va1 u�e� ��.,440,040 ' *pr��rt�s�d '�1 a�t� �ar�d val��e/a�r�: ����Oa�/���� _ �, , : � , .. A . , . . . . i ' �CCi�I"OV�t�1�1���5 ,: Ntlimber� of dw�e:11�in� urt���� 4 �rot�ses � , �� A�s�s�����mpr�ar�em�'��t �a�7��e: $�8��600� � , �, � �ver�,ta� imprt�vemer�� v��ue/'�twe���n9 ��n��s. �70,C�C��d��l��n� un�� *P�ap�s�r� p�ar� �mpr��r�emeh� va�iu� �7'�6 ��t�����i� t�n�ts� , �21,���;��t�D �� ro�t�l ��i���ng ��s�s�+�c� ��x 6����. �7��,��t� I ��� �� ti � ,�� � ��� , �� � � . .. ��� ;��� ,, ,� . , � . . . , �. �. , �"�cal p1�ap���d� p�ah �a�� ba��� ��8�6:1��+��� � � � . � � � ,a.. ' � � � ,� ;�� �� ������� II-�' � ��, � , . _ � � : � : , � , ix � „ , ! _ � � � ` ' � _ � � � � �� � � � � , „ � , � il � , M� ,� � �w . < � .. . , . . + . . .. � � . . . . . - . . , � � . . . . �. . . . . . . . ... . . � .�. . . . � � .(F' � � . . � � . � �: ...:.. ..�,. ,� . . � .. i� . . . . . . �i .. � � .. . I� ... . ,� , �..�, ,. �, . .. '�,. . . . 4, ., ;. i , _.1[.J� ..�. �� . , . . . . . . - ��..�.,.,.�_� , , . � , . . . , . «/L._, �..�....:.. ,.. ',-, �.......... �,.� . . -. �. . � � �� . .. � � ., . , . ....1. . - . ,� �. . .. . . . .� . . � � �' . . � . ' �� .. � � � . . . � . � , . .. . . .' . . . �. . . . . .. ,. ' . . . � . . . . . . . . . . .. . . . . .. . . .. � � .. � � . . ' � ' . � . . ' . . � � 7,�. Y " . .. . .. �. . .. . .. . . . . ... . . . ` � . � . � . . . �. . � � ., � . . � . �� � � . � . . � . � �. �� � ' .. . . . .. � . � ,. . . . � . . � . . . .. . � �.� � � . . � . .� � � � � .. ... . . .. .. . . ' . . ... � . . ... . . .. .. .. . .. . . . . . . . . . . . . . . . . . . . . . . . . . .. . . � . . . . - . �� . .. . . . .. � . . . � . . . . . . . . . . . . �. - . � . . .. . � � . . . .. .. . ... . . , .. . . . . . . . . . . . . . . . . .. .. . , . ��. . .. . � ' . � . .. �� . . �cY� ,.- v , _ b t `On - .. �.,9g0 �31 T�r� Di Stt^1 U 1 ._.;,,,,,:,_.�, —, _-----. _ d nn Based �n . B a,s e � .,, Ra'te D��scri tior� � Exist�i�Condi�ion i'rop�sed f'lan � � 1.�5 �Ja�shi n �:on '������'J 1,2�1.79 �i,�;�0.00 �`: � �� .,,.� ���� 9 � '� � . .2� 'Washingtor� Caunty E�U 21�.21 ' �,008.00 `�� � �. ,' ; .,., .4� !�;�rtlan� Corrmuni�� College 3��.65 1�,298.�0 �;r j 11.5� Y7ga�^d �:i�lool €?�'istri�� 23J ; 9,026�$4 �2�,75�.�0 ;:� � ,, .44 Ti ard Wati,,er L�i st���c� �44.48 12,58�.OU ' ' , g . • ; � : 1,34 10;���.b0 `;� .36 Un7 f7 ed S��werage Age�cy 2� d � ,97 240.0� � ,. 61086 � �� t 'c � � L:6 � .s.40 Tualatin p�u�^al Fire Dis r� ., , � •d 1�4.41 6,006.04 � c�t� , � t� of� P�t�r 1 � � � �� , �21 P°+ a f T�i ar°d �69.74 ' 17',160.00 t .�0 , Gi y � � � .0'� MP��ro 70.4�a � 2,574.00 � ��� � , . . , �.�4,867. � TUT L , , , 1�; .�9 , A � � ZF3 543 y' 14 w GO � 4 . . . . .I' �. . . . '.. �� . , . . . i. .i.. , . ...i . � ,���i ' . � i:�. I . �' �� i ' I..., I. I t .i . .. .. . . . , . ����. .. . , .. .. A . . . . . . .. . . .i . . �'.S• ,. . . . .. . , . , . . .. . . , . . . I. � .. . . . . . . . .. . . . . , . . . � . . • . . ._ .i . . . . . . . , . . . I i � . . . . . • . . i . . . . . . .. � � .ii. 'i �xis��ng �'Tatal ReveMnue: �I.4,867..�� � 4 � � � , , �µ�,jected Tota1 R.evenue: $��3,13.4.G� t ' ! , �� _ � , , , rl 1 . � � . � ��, . . . .�► . . . . . � . •�. • � T', U����o : i i A .7 , a ; � � Tata1 Rev..ntae I nGrease. �2�8 y2 i ,:� f Assesse�i Tax Sase ' 1: `. � � � � , �� t � a�re� of 4� a�^,res b���g f° the S r� 'b ase� 4n * � 1 � �sel � ThE.Pr�p p. � � an . i g�res we�e i t re��denti��, and 'usi nc� a� av�:��ge af Y l � +nd �i g� ��ns � d�sign�ted med�um a ` . � r� e.��` 16 dwe�ling un��sf�cre � ���,O�Q/a�re 1 and va1�.�e a�d pra,��c�i ng an �v� g , at t�he ��rerag�e impt�od�merot 'val ue of ���,OO�f d�el l�r�� un�t� � � �� . � **~ � al sis us�s �h�'198�-�.9f��. ta� ra�� an� is f+ar i��ustra�iu�e pt�rhrs�a 5, � ►h�� an y , v � �. ,� � , � or�1J �e b�ec� to �har� � �based ori �n��ia�1 bud e' � � � , The ann���,l r� s are sr.� � � �anc�':t�s�o � ' of �he stud i . n� r1s has b�en demor�,strate� abo��y th� �ev����m��tt , y� are�� t o�ed 1 an r�.ou l d <�dd '���8���� ?2 t�� p � p �� � . �n � d��~ec�. r�v�nue, 7hc��a�e an � w i�,� ro� . . • • ; �h�:�i n�i we�� �+����`��s i n ; �1 �r� . t i�c�uzf�r�{ loy��h� � � cr�as� ���f 3a��� T��s �s no � . ��r��uc.��o�n ����i rrdu.st�r,�� and ,r��a�t�d se�r��i c�s b� prQV�d.7�y ��mp��.. . _. . � ��� , an over th� con� �' � . _. .. . � d �t�� � �u�a�i,,n r~E�ul�a rtg �`�om; ��� �ro'��sed dev��o�m�t�t . . i �es ar► c� crtun t , , p � _ �� �p � . � � w omn��t���. � supp���i ng ���� man�' o��er� ser�r a ce an�d� r�e��ai l bus�nes�es i r� �hp � � � ' , , , , � � . � � M `�C �i!� 9 w G �ry r / � I' �VU �711'f la � , . G�a� �`ap.7c. '#�4 ; , , y , . .. . � , I � . Y : To �^��'�i de f►�r� �M�� ha�s�r�� ���d� af '�h� ���7�eris c�f th:e b'�ct�v� , �,,, G. ; a�s�c � p 'w . . . l � � � 5i��.��M � , f; � � . �, �1��'1��" ����1!�h t,+, c�f1C� ��'t� � ' • �� �tTl: � � � , � • 4r �- ��'��b��r ��t�; � �' p � � Cat�d���. �e���` � �. �x����ri" a�n� • , hous�r�g r�e�c�� � . � � � , � � ��mma'�� �or �i bre��`�o�;Vr�` �f ��� of T� �r�d hotlsi:r� ur��� � ;,, ��, �� � � ��� �, � � : ��: , i .. ' � ��i�.T+�� . � . � . .. . in�: � . r , . .. � '� .. . . . . . , . . , .�� �. ,I .�. ,� �. � . . .� �i .� �, � .. � . , .. � � � . ..� . .. �� .,. �. � . . � . . . �� . . . _ .. . . . . . ... � . �� . . . �.. � . � . ... . .. . . . . . . . . 'i � �_, . . .. , . . . .. . , . . .. . ,, � . . . . . � .. . . � . .. .. . . .. . . .� . . . . . . ,. . . .. ., .. . „.�:,,. - �..`,, .i� �, . r�,.:�. ... �.,�, x�� � ,.. „�.� . . ,�. . ...,.., . �i,�.�,,. .� �� ,u ,...'��<,., �:„. ,,, ti;.0 r , .a wr�A�,. •, ���. • _ •.•n • � � , ..�. ...�..,,,,. �rv ��� .u.,. �- ' .. ...�.. , . :.,.. ,-��...,, .'.:,.. . Y1t..�� - ':�� �.N.i , ,, :. _ ' ; ; ' ��'��' , , , ., .. ,�--_: ..� . � ��� �_ ..� .. .�., �: ,,< � �� , . . _ ,. , � ,, : r�y:' S 'r�J� . � � ' . . .., , , . . . . . . . .. . . ,.. � .. � .. . sffi�. � � �. ... .. � � . � . � � �� .. � . . ' , . � . � . � . .. �. . � . .. . . . . . � ..i .. . i .. . . ' � . . . . . . . . . . . � . .. , . . . � . . � . . . � . . � . . . . , �;�. Conc7usinn:', lrh� st�dy ar�� has approx��''r►�ately 48 acres of vc�can� < �► . � .. 1�ne1 w�t po�er��,i�a� tr� �r•ing �he mu7ti��f�m�i7,� to sin,�71� famil h���'����,nabT� y' u��r�r� m�y� co , �he �0:�p rat i o �,et far�th i n �he Me�rc� ��morar��um. Ti�ere ar� nr� �1`tPrna�7 vQ �, �i tES ava i i.��b l p ��f��� c�u l d °���11 tl��s r���d. Th i� f ac�ot�, c�up�eci v,���h `th� ' �res�er�� avai l�,bi l it� nz ` • , � � ,,! �.�� urban s�rv��es, i n�i���te� th�t `��e c�udy area can n��e�; the t�rb�n 1 and �,�s�s an�. ,arovi r1� �or �h� i�UU�1 ny neEds o�' �he �orr�nuini�:y, �.. , , � �0�1 T��i�:, #l'i` pUE� F��rT Y, l., r7 I ------... � , n�...�1 I l�S i ��� gasi� ��a '�ctive: To dev�e�� ub� - ; + _., t i c � es �� a � ' �-- �.._.,. p � �c,i��:7 ramework fc�r u�k��n �rtd , �1 �^ur-a1 develapmen��. , � �„ Ex i st�i n Cond`i t i ons: �lat�r ser 'r ., , � . ' ,v� �e, ta the s����y ar e�� i s prov i ded by �hz � Ti gard Wa�e�.�i s�r�c�t. `�3�A �i�tr�c� h�s an. 8 mai n 1 acate� i n oS�r �.09�F� that � �„ �ri�l pro��c�e s�t^vicP ��, �he r�or�her�n hal;� � L�,.o �� • oi Lr��., s�udy �r����� anr� 3n � main ir� ' � SW N:a,et�� fi���� ��:;'Q i pr�ov���� s�r�,�i G� �o the so�th�irh half of ��� stud` ` area. , .)'' ;. � Sew�r serv i ce i�; prov i ded °u �wo ` � , � d�ffe�^en� ,sys��ms. °1"he' nor�th��^� h�lf af the ��u+d,;� ���ea wi�l b� s�rv�� �y th� �i nP a� �hc i�t:er��ec t i o�� o� l��c i f i c N i�:hv�a and SW C��nter�ur;y 1���,�. �h� s�ut��rn half a� �he s�udy �r��a� ti�i 1'1 b� s�rti���1�b �v , y ' a 1 i r ' y �� [�eve1�� ment �o se ' ° s�!rnttPPb c�ns�ruct�d � Tu,��a� p rV� Summ��f7e1d #14 thi� J��C�f"C�n t�ii"��rli� �� �c �� ` �1 � , � � � �Sq �" �•� � 1 C� ' ' p ed b i�wa s st�t�s. T�ie, . � y � nor�hern �alf o�' th�� study �re� �ra;n� w�st�rl',y towarci pac��-�c H�g6�way. ,t"he sou����r� ha7f t�f 't�►� , , ��+rel��r�a dra�n� sou�her'f,� �nto ��e � rm s�rs�.er� �er�in� �he �t�irm�rfii��d � ' : . . pm..nt. ato � , � ��(�'y���„r�,'i f��1 S�'�'�'@� d ' � ' , � � , �c� tr�n�s��t ser��Ce�� � . , � t�ie 'st�a�";� �ire� t�i�h , S�f �t���ve� ��ifir� ��� ;�rinc�pal acces5� for���e��out����ser� L nd .ti�� l�g�� � . p �' r�� � � , r . e princi ai nac+���5 for �I�e hor�h:�err�f�`�alf��� t�e�s��ad'' , � +�a. ���ng �� r , � , No ad p ' �' •�i�a��ed for �'��iY�i� Higl��ray.� ; �' r t7 on�1 'str�ee� a �n�n ,� are ant� ' ' ;fi �..� ,_ � . r y arc! Scha , 9 oi D�s�r7ct ��� �^ovfdes ,,� � , ; � -`, M w . . • �� rs �,��;,.. h 4 • ,� p� d�tr� na�l s�rv�i ces ��, he ��ca�� �..r�a. . �. ' ` , r 7'��npl�torr G ra�'e, ri�a 11�� Jun�o� �i gh �$�d. 1,'f �r, y � + � ._ ,, g . � t��e t�a �wo m�1 e� af tl�e s�ud ; � � Se�fi�r N7 h �choc��.� ar°e �vi��;y n �. � . . , � � � ,�.br���� �CIY'4��I�;'rEt�� j�i^O�i���iqC��, c�up�ed �r��h �he ;' artt7c7��;�ed hous�ng �,�pe� ��d��c��� �che �apab�li�,y t� �er�e ��±� ��uJ .are�� � �' , � � � �r� ,� add��t7o� -Fu��r� d�ve'io r�e�� woul� ad� �a �he ov+�ra�T �a�t b�s� a�d hel , � � � � P ,� - v�c�� ���r ��hoo� ex��r�s�a� pr��;��c��d �` � � ' pr� , Y , , � , ; . , ���r,c��s�or�: In � � W . , . n�. 9 .. �1, a11 �r�ar se���ce,s �r� �7�h�� p�e��n�i,� a���i�a�lp or^' ,' � � p�1 ann�d �� se?°rr� th� r���i c������ood��4 w�i����h ����w�t�1��� �h���ha ��pg���i�e�� �c���tomi��c �m����a�t��� , p ,., , � , , , i T � C��T�i� i c;. �`�2 �'RAl+�SPC_l��'A�"I�r�+l , ; . � � , k� . ��. y � . .. . ' .. � . �� � � • . � r I , � i I ��r � * � ` �� � . �, ��,.b�,�ec���+e� ��, ��f���e�t�. ���1���r.�� :ri� � �� ��`�� �ra'�fi��� � s� � a�� � ��� �� � � � � ��� �a I ���� � , � � ' �Y"at���br�a��Qi� ���t�r�i. �" ' d eCo�i�tri� , .�M�r.:; , _ ' { � _ � � � ; . � ; � '� , � � � , ; � ,. � , , � , i ��,�� : i � , , ' , � , , ,. . ' i ; , 1,.' �; � � �� � � �, � � .�� , ' ; ,.,..: ::,.,. ,. � �..,.,��„ ...�.�.. �._, .,�. _. .. . . , .. , ,.. . ,. ; ,. . .,,.._.,�.,. ...,,. . � �_�, �..� „ ... , . _: . , u � . ;..� =Jy�. �� , , ' � . . ' ,. � � '. . .. � � �. �. � � .. . . .�. ri. ' ,,� �.,i �,.��.. ��� '� �: � � . . � . .. .. . . . .. . ��. � .� ��. ,:., .,.. ,�� . , ... , . . . . , ..,...,. Ji _. <r . _..� . ,. .. ,... ., ., . , _ ,.- , � " � !. � ' . .. - . . .. . � .. . . . .. .. � . � . .. �.� � '.i� h ' � Exi sf�`i n�� �c�r�di�.i�ns: T��e 5��.i�d,� area i s �er�:�d 5,y� �h� co11 e�car s,Lt•ee��� o� S4�! � C'�rt�prbury L.�r�e an� 5��1 Pla�ve 'Street and tra r�s�t tior��i c�or of Pac i f1'c Ni���N�y. : ; � C a p�i�a l, i m p r r a�r e t n e n t� a r� 'p l ann�d �n d wi l`� be ne�ess�r,� to brin� �W N laeve .__ Str°ee� �nd �h� sou�h��n par�7or� of ,SW �.�i9ta; p;�;�nue u� ��o ,proposed s�andard�.� , �.. � ' ,� Curr��nt �us rau�es �re �'edr�mi na�t or� nt d t '° 1 e � o down-�Q n Por�' and � ' � � P _ y �n 1 on a rtar�h-soutt� gr�id, � Jir�c�; �er�ric� ��� Washing�c�n Sr��a,•;.� arid cammun��y s�rvi�e , c�►��ter� i� �vai 1 ab l�; r i a t�it �arbur trans i t s�ati n��. � t � �.. ' Co��l�si�n: `fhe s�,ud ar�a is r�s�ntl s�y��vec� b a b�a?an��e�; ��rar�s or��ation � � y p� .Y Y � sys�em w��h' pi anr1,�:�d street im�rov�r�^r�ts to s�.�ppo�t ur��an ,d��n�i t i e�, 'a�t��d ° � thet�e�or� fu l f i?�s ti�e i nten� of 'th�s go�l. � '' ` r ,f�, . . � � � ' .. . � . . . . � , � �, �� � . . . . . � � . . . � .., �� . . . . . , � t , �� Goal � �,3 �N_�GY � ,t� ��`.e TT . To , energy ti�r�ugh 1 anoi mana em � ' � ` ` tro� ' d .B�s ic �bjec�7ve. � ° conser�re g enL and con �ias� � on �e���td ecor�om�c pr^�nc�p�es. � � �x���;i�C��ditiuns; Tt��re are no l�no��►n r��n�-r�,nev�able e��ergY', resources � ,.r foca�e�� w��hin �he �tudy ;are�. How�vera solar �n�rgy, a r�newable r�source,, , � � � c�n ra'�'i de s'i n if i cant �i . p � �9 ' .; �hounts of en�rg,y ��r vari o�s �eati ng purp�se's. S7 tt� �rt� s�:�~.*�ctur� ori�nta�.�r,g �i,te loc�4�.7orr ta bus and �:r�ns�t corri'do�s, arid , • • • ` r ^ � , �� apprc���r�i��e bu i 1 d�t�c,► c.o<<s�ru�,.ti or techn i ue� �r�� ��so r�1 ate� �to 'the '�ne►�gy . . .. W . . . . . . . . � . � � �. �� �. �. i .�.. . � . . , .. . . � � . .. . i i . .. conserv�-��or� �ues��on. � � . � ,' , ? f . .. .h� s�tud�r�� are��a ne�ic�nf�orh�o� 7s w� .��7.n c�ose pr��,z�mi��y ��' �����area� er,-�p�lo,yrrient� � � c�n��r� :�n.� is se� �ed b.y' th� �ran��t c�r�t~i dow of Pa�cifi c �f�gh�+a��, u�ith � � �xpa�ta►ng, t�t�s and tr�r�s i t ser'�i��� Th� nei gi�b�rh��d i s wi th i� on�,rr 3�e cfi m o�� a r e a. ����o a l s a r�d a c�,�a�e n� t u t h e K i n g �i t+y a n� S u n��r f i�l d 5 h��i p i n g � _ ��ment " �" " ° wi�l�ir� the st�d;,� �re� wo►s�d be w�tl��'n pr°eser�t g��de1ir�es l:�tl�;�t"�, �PV�� ,, �For �,�er�� �o�aserva�i�an. ., � Con��`��sion� As st�ted a��v�, �'ul;ure de�e i�;or��n� of the s�ud,y �at��� ��ou�c� b� � ; ' �� w�thi n p�e�sen�� gui�e�i nes �or enet•q,y' cons�r��ati on. , , � ' , ,, , , , � r r' " �1.4 l�R sAN�ZATraiV C�af Ta,,,�r� � � • �� ..Y . � . ' ` � � .. � � « � . , y '♦ . ' . Ba�ic.Ob,��c��,v�� �. m u��an t.� .. �i ��� vrd. '. .. . i . � _ an �t�t��r7y �n� eff�Gl�n�: ��ar����idr� fro o .prq+r� � .ural u ,. � .�2 � s' ��tisting :�ond7`tir�n�: ' Th� s�►.�r�y �t��a 7s �ur��ca�tt�d�� o��r ��r'�e sid�s: by ,�u�b�r� , . � _ , . .. , c�e�v�l:o�t����n� �ri�' r��u��� �I�bar�� �t��v�,�ap�me�� ��o� ��e C�Y��;� ��f `�7�ard. ��'her� are n�� . �� �f arm ,'arid �"ores�� �rses �d j���r�t �n �h� ,�ud� �r�� �a:n� �it� ��ud,� ��� �,a ,�� prere�i� � � � i s 1 at�g��� u�i imp��r��d� ���d I�r�t' pt^ovi�i n� f�r �he �au�i�� �iee�'� t��' �h� , me�r�p�r�����h a�r��.� L.�c� �f d��'e�n�►�f�� c���ery i�� b�'I���sed �a�r��e�'s pr4;es�h��y , . . . _ , � � ��� .. , __ . ,.� ,... �. �� �. � �.�.���-� . .. . .�.. .' ;�. . ..'. . .. . ..... .��..� ..�.� ' ,':. . . . � . . .'�. . . .. . . '.�� , � s�rv��ed by� ur�b��� s�rv���,s � r�t� dP�re1r�pm�,r�t p��s�ur� +an mo�e r�r����e �rban � : �ri n�� par�e�s ���� �t�� mor,� ����1",�` �o s�r�!� a�� �r� �t�� �at�c� �t�r�� ��r��o� , �;�"t�+��c�� .i�ousi�� P'r���s �a� a ��a�ir�� �►ha��s. .��c��s��y ��r �h� �►e�r�po����r� t��,g���i� � � � , �, , ,� � , ; , � 4 , , � I � I � � � :. ` , , � „ ' � , ��,�� � � �� � � � ���.���� � � � � ; , �� � I ,.; � , � , . , '' , , , , ' , , , �, � � ; , � ' ' � �� `�� � � �� � �� r �� a Y � .. +y . .� % m ���� .. .. . . . . ,. .� ,. . . �. � ' .i .. x�,�. . :r,� .,, .�.�., .. .-�;,..,. , `.. �,�.,�. ... �.�. , ..! ..� . ,....:..� ... ...�.... . . � � . .....,. .:� �. „� . . .;.,i,.,. ..,.��,.� I,�. .".,i�,, i...i �.�I.� . , i,.. . i .. � ..�f.. 1 I rI . �, ` ;. , i �� � . . � . .. . . � .. .. . . � . . .�.. . .�. . � . . . . . . . . � 1 . !� -, � � � � .. �. .... . � � � . . � .. .. . � . � �'In"^,..1�'14....:!,::.,..;1.���.�..�:,+ .,.»:.,..�. ,.7....„;�«_._..., ��.,. ,..:.;,���:. .�.....,:.�: a..�...... .. ,.� .., .�. � ,._. ... . � , .._, a ..._,.. �,.. . .. �_ ... , . . � ..... . . � ., y . . �..� . �..'., '.�. �:re '.a .:<:,. . ��;.. ,. .... 7 ..'.,,..�... ��, . . : �.� . . . . . .... . . , . . . , i.�. . . ... . . . . . . . . _. �. ... .�, � . . � . . . � . . . . . � . . � . .. . - . . . ' .� . . .. 1 .. . .. . . . . . . . .. 1 . . � . � . . � .. � .� . . �/' :iq� . � .. � .. . � . .. . . . . . . . . � , �.� � . � { ; , � , �/ 1,..�1�. .. . ., . �. � . .. � �, .� . . � .. � ' �. �. . � ' ...�� � .. �. ,.. . � . : �. . , . . . � . . ,�I , ' . . . . , � . .. � . . � .. � .� � . .� �, . � � � . . � � .. . . .. � �.... .. �...,..�.. . ���..�, . � . . �.. �. �. � � � ., �. �� ... �� ��.. � .. � � ... .: . , � .�: .. � . . � .. � . .. �. .. .. . . . , �..'�.�� �, � �.. � .. � � Gonclusion► As has be�n s�at�c+, r�'ev��+�pment af the stuc�y ar�a c,an s�pport � . �� �� urb�n d��i�lopmenf a�t a den�it,y ca��b�e c�f �����ing �h�� I����ro hous��rt oais an� ��� � � �� � � � ,� � 9 � � p��i�i�s, �nd sinc� tf�i� area dne� no� ,��rv� as an E,f�ec�ive b�ffer betw��r� urh;�n and rura� ar���s �ric1 �n its�1� sLtf�"�rs from «�ban ►m�ac�s and be�a��a� a,11 � p►,�b 1 i c scrv i ces ar� pre��r�t7'y av�i 1�b 1� or p l�nn�d to serve th� nei ghbor��u�d, � '� � . 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Inv���or�y �, Accord i n� to M�trn', UMban Growth Bourrda�y f i nd��r�gs, i n 1977 g af tri�' `! � '; 58,2b�0, 7 pe�ce�nt or `6G,419 �ere est�ma�ted to�l�ve�o�tis'�d�pof�Met�o�Se9vi ce Dt stri t'� ` c � Urban �rawth spund�ry� The r�rrai ni ng 93 ;perc�nt ar 882,41�" wo�l� be wi�hi r the llrb�n 3r.awth " � ' Bu���dary �occupy�ng a �ot�l Qf �bout 61,76� acr��: of urban t��si denti a� . � 13nd. , p � � 0�' th� total .61,767 a�rre�;, s i ngl�wfam�ly hausi ng {i nc�udi hy mob i l e � h o r�e s� o c c u p i�d �p p r�x i m a�t E l;y+ 5 b 8"�9.n e t �c�e s f or b�a i l d i n g s i i:e s a n d ; y muiti-farnil y housir�� a c c u Q i e d a�p r n xima t�lv 4,9�8 ne'c acres for � bui�ding si tes. Yh�re wpre a �ot�al numt�er �f 36� 291 uni ts of which ' . ,• , , , , � mult24fam�l��unw�re �ingle-famil� un�ts a�d 10�,045 or �0� wer�! ; ,. 5. i ; ;i . ,,,, , �� Nfeira�'s 1��'7' -Lanc� �Jse Inv�nto,ry� indicates ��-�at �here are �5,82a..6 i � �° cr�s o�� ��uhconstM�ained10 land ��xclus�v� o�' �l�;�dp�a�ns and s1c�p�s , ! . a�ver 2� pe�~cen�) vv�th�n the U�rban Graav�h '�ouE'rdat• ; � tiha# are l�nn�d o� , � � 'f � zar�ed f or �r�an r+es i dent i �l pt�r��ose�� � � � a � S'�P�1MAR Y ( �n At�re s j �, � . . � S�'' 1���' ��Up T`o�al �� o� ���tal ; � --- —: :_...... .��� �l��k'.ama� Coun.iy 9,817`.�. 1,1:85.6 �3.�' 1�,08�.� 24�.2� ' � P�tu l�s�om�� Cc��a'r��y� �,30�i'.� 6�8.4 7�.�' 1`Q,049�5 7,1.�9�K �. ���shi�� to� �a�nt �� 8��.�4 ,�� � 3�..C? 24,�85�� 53.�'� Th►~ee-�aun�� :Area 4�:�9��"' �4"�. 9 J� ,� �" .,.� �a�a:� za�o,� ��,$�.s' � .� . ,t ���.��� : ��.��x o.4�x ��ox i ,: � .. 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Anal si� a�� �h�.rec�nt �rend� in �uilding per�� , the �NfSA r�ema'q n7 n Q , mi t i ssu�nce :snc��rs � , g r..la��vely �ons�s�en� with aPpraximat�ly 6�� ' � sing���fami�y► ar�d 35�'tirv?'ti�f�mil�'j C1'a�;kamas CA��t ��s ' • nsi�tent re ister�d i9� san l��f� `� p � � rel a�iv�l,� �� g `' ' ..rTi 1 n � m�1t� -- �' i ,Yad �1� , � � ` roxfam�� I�u1�nomah Gour�ty wa.s ai;�� c� f � �'' � ons�st�nt a � � pP m��el�r a1'� ��ngle-�fami1y �nd �9� mu��i-�'ami`1,�y WasP�in ta�r� �, , � Ca�r�t�r sh�wed �h� oniy d�v7�tiori �:ra�m cor�sistenc,� �����i�`�;er�n�`�r�r i nri^�as� �a� r�u l t����mi 7y� �ermi,�� �� r��en� y�ars. � `The u�'�� c��th�� . � . _ � ,�� fa�t d�s�avered sho�s Mt�l�nnmaf� Gbunty �nd I�a�hir��t�n 'County �, perrr�it is�t����tce �ncrease� by a i�efi-pective �?' ,. ac�tamas Cot�n�� �ecr�ea�ed by 1�.� f�°c�m 797�� fram 6, � . 9� ,: ut C1 , � _ � �' �� canc�y R���s � � T�e I��usi r�g U`a�an�y Surve,� �P��1 i s���d.�,� �F�e �reder` � ' Bank o� "e���1�� ��r ��'h� P�r���-�,�+ � Hc�m� ���r� �' � � 5MSA be�v�e�n.:19�'6 and ,1�79 ����4 � � � ir�,���a����es �;���� v�a�an���'�� �� ��f�e � ����r � � � ,.: � g t� ���r�cer � , �mc��g apar�ments �n� . , mabi�� �i�r�as� In Octa��r 19��, �h:e pa�ta� �a���r�ey ra�� far ' ' rt�u'�t i ' , �� � � ., �,, x f�mi��� t�r�it� w�s '�� per�cet��; ��mp�r�:��� �� 3bQ �n Nr�vx�m�,�� ��'7�� ' , ; � � ��� �.�� i n�� No�'�mf��t� �.��7'`�', ���.��+��3.� �'�,rr ��t���r��r 1���7G����'�� �Ia�b i����� �ti��ime � ������ � �� ��� r�t�s �w�r�'� sir�����; �r ;� , ���at�cy , ��ber 19�'9 .�1�� p�r��er�.�� IV�v��m��!� 1��8 �w �.�� � a i �� i b�er� �,g7� �. 3 p��~c��� ar►d 0,� � � ' q �� �N � • � _ �o��r ���� ��4 �rier�c�n�. ' , � .��� 1 e��-��'�, m��a �� �� .. i l!•, �1^���1' �`t�'��m a�d��. �t^ w+ + , � err s w��� mor� s�ab 1 e,� �'� -, 1�� � � ��� � � � ����nb�� 1� pe�~c�r��� �I�ver��e�� �.97E� - �'µ7 p�r����:� I����mb�r '���� � :�w 4 p����-n�M �n� ,i�, � � ���to���� ���7`�� � ��r��� � � �, � �'�� '�"� �� � ,; � ; , �, , , '; � �� �� � .� ,:� �, � , ; , �w � , ti �.. � , ,, I , , ` , ,, , : � ,, ; � , . : � , :����� ; , ,. , ,� ', � i , ,' � � ', , � „ i. I ,,. » � e , ��� � ���� �� � • } , , .' � � . .�.. .. ..... , .�.,.. .,. _ , _.�.. ..... ,.,.._; .,.. :., . ,.�. � r� 1. . . �. . �.„ � . .. . �. .. �, .. ., . '. . � � . . ' �: i�.. .. ,� .'' � „ . . . . .. .. .I . . � .' . � ,;�� �,- . .:� ..� ...'. .. . . . .. � �i . . .. . . . . ' .�� . . � . � � . . � .. ,. . . . . . . . .. . . . � ., � . . . � , .. . . . . � . .. . . �..��� �. :. ;. . ,�_ ����, '��� ...�. � '..I . , . . . . ., . .. ,.. . . . .. . . . � . � � i ' . � . . , � . . � � �� � .. . .. . . . .. . . � , . .. . . , " ,: °T��lV CA� ��d '�C�l.��ti ^q I-��L.�S,, �'�t�U��, A IN� ':'1�'i4��►f y�� . � : �� � : ' ���� �� �,run� ���� � �. , � �, �������►�� :�c�ur�-r�,r � , ,. ��� � ���� � ' A 'T'r�n�s �n HQU�eholas � Hous��g Inventcri�5 3. Tota1 H 8� Po�a�latior� � ou�,inp Inventory , , 7 � 28C�-� ,--� —�� rorat,o ( � �� � � � t � t I � t }�--�- ' � � ; I , i � � e �•• TOTA� � 2qOl._:.__�_- �..'�',,. 7 ,� ,�� F'� � ^�� � occupied ce., � '� f b Q + i��� .,,,,.,,,_ � �N � . . ��� �. � . . t3 ♦°�'� �\ � „' , �, 120�� ',` _ � ,�,'' , � ' �w�•r' l vaconi 30 T��, va.c�t � o Q ' � t�q � '° �i�x � �;I � „ ; _ �.• � , �._..� � _� � � � � � (36C� f 97C� 7� 79 81 � �erk.�A A� ..■.r Hou�lehalds ..�s Populaiibn . . , a�s , e. ,i ' ,. ���HQUe�n� Inve�tory 1960 19TU Ig?e �•ax ' �..e,.�...�.,�.�.....,,.�....,....._......,� ' ��.......Y.,....._...,._,.. �j , ;_,_�,.,.,,,..:,, �- ..__.�..�.... ,.,,._ . , � -----� ....,_,.�, --=------�-----.--�--_ D, Tre'nds in Vacrancies C. TafQl 4�.upied Units r�raL _ c�ra 7 § � �3A� ' � P�.. ' c�ra ; .. � '. � " � �r.x� � _ Cther ,� Oo YDT4l. ' ,, vncone �e������ +�� 200 �t ax � \�� awner �4/7i �\�� ��,..�, OCCUD��� � ��'\'`�� \\�`.`' I�O�t'_ ` TI�TAL � � for r�nt , ����'`?� � 27 4 O ��i�1 , '���1,�.�, 3d 6 A,0?t , ���- • �sOb'' rtnFer � . . „ ����\ ��� � � • occup���d' rg.s x ` x .�. ..� � �`` �• � ' ���.�;,� zM.s \\'`��� ��::��'���e� � '� \����� ` �`�,�.� f � \ \ �`�`:�:4` "�'�''��`� �l���``,�.��� , �` � .....� �\ti��`„ ,���.`:,� .���'�3J 4AI � . f nr sal� ; ` ,,� �w.� �. .� g� , ee.s ��+s ss.� `~'�� Q,.e!a �;������ ' r�Tot�! ,..ti�°, ���,� ` ���� �. � ,`����:� O.4!i'i �,��\\�\ti, �� ♦ \ ovauab� !9(50' ,� 1970 1978 { �+ Q+q/� �{�fr ; � : ..,..... ....: ... ,'i�r" .. .. r . .. . 1 g V� �I 7 I V�:.. �.7�1�� � . . . ��. i ir�a�e�r� .:...... ... . .... .�. ,.�' � . . . ..a�tia�r . .:� :.' ' . . � . . . � .. . . � . . . . . . .. . � . . � . ' . ... . . . � . .��� . .,. . . . .. ��I � �� . � � � . . . . . � . �. . � . - . .. . �� . .. � . . . . . . . , . . , . . . . . ... i co����s, _ ' � ,, . ,� . _ ... _ , , „ ` ` : ' � � ��n�� i�6o, �t,e nu��b�r E. Tr�nc�s or� C��v�er I��t�o� �'. Tr�r�ds �n ��al�s 8� t �� ti�cheas�i��,y���a�aa��ar Io4 �� Rentol Va��anc�► F�at�s p , Y`�15.i� �4nr��:nc; J I��' , � . � �, �,;;_ ,,_�, ,� r ( 1 � > u T.t ��r'cen�Iy i� '�stt� 9C1,.._:.�_._.�.. .' '� "�`.� "` , � m��ti��l thb�. I'»'1 p�r��K� �, �, �,r �r�� au��t t�et� ��.�� ,: io +► �eti�a�;� ar�� rtaca�t� �h� 8b � � �,. . .�.._ , , � �. . ,� h� , �h�� ��1�� p�:�cr►n.., o�' t . ;. � �, `"� � �' � �� ��ir�. �un�I���� ��e� � � ��� �( � � �►!�C'z��'►t.. A�:� r►t�'���t� i�'t� � c:' ���- � � � � � - - � � � _� „ � _ � ... `, k�r� an;t�a�lu�t�,iort, � "'fC1 r.,. _�,.._. � Se�►�� �1 ,�sst�m�� � � ' � .. ,. ... ` �f ��+:�rn�y r�t���a�' ��� � � ' �i. ,� �n �tiyr�� �'�nt�'� 1t.� p��t��r�� � � � � � �,�w' �r gie���n �_' � c��h��nt� �t��e�� ��� �. , .._ , ;�r , ��;,..: d�a�M�z ��X r� ���t�a � ; Eian�� �, � ��'M��e� �1:%t�h��:� �: � 1. j w� ., _ r, . h,lqh�,� t�ra�h �i�e '�k�5t � � �..�._. , �,.�,.�,�.. �� , ,�n �.�.,.,.:...�.. , .,, „ . , � � � � �� tn�� r�.�c±s1� � � r -' � ?'C} 1�7l� �..s..�5�kl,�s V'dGr�rti���e � � �'' . M.�vC� '�►, , , ,w«.w,.,�#�ri�rit ��iCCr1�:y Rdl�# �, � � , , - ,... . .;,.. , �.�..��.w�� .,.�.�,.�. 4 : `^ . 1 'I , _ l; , i , , , i , , . ,. � �». ��....� �, a� � �,� ,,�� i � � � � � ' � ' � � I I r �F �.% M IWA � AM, w'.tilfF, �Y , . . '�4.1 . . � , . . . . .. �� . . ' .. ���I � .. . F��. . . . . . . . .. .. . .. . .. � � . . 1. . . . . . . � . . . .... . ... . . � . �� . �� . . .. . . . � .. � � .� , . �, . . . . . . . � . ' . , . . . . . . . . . .. . . . . . . . .. . .. . . . . . . . �. ..i. .. '�.. �S , i, � i • .� � .. . � .,....;;.. �� � � � �,. v�, , ��.., , , ,:_.; . . ,.._.,. � , ., ,� . :,,. _ . �,, ,,�,, ,M.,,�.:��� . ,..,,: , , . ; w, , r��� � ' , DISTRIBUTiON AND EF�IC�ENT USE �� � G OA , L, , , . , � 1 , { � A.1ow for a choi�e of housinq typps, d�=nsi t.��s �nd , � lacation� which i� distt��nuted equi�ab'?Y among a11 ' ,� M�tro cities and' counti+�s, ir a manne.r that . e�fi�i�ntly utilizes lands de�ignat�d f6r res�dential �� use within th� Urban Grow�h Baundar . �'. Y ' , � 1.. Po,�uiation Pr°�c�jections , � Popu l a�i on growth wi t�:�n C 1 ack amas, M�l l tr�omah �nd �6ash' " 4 w�]1 o c c u r r i ma ri 1y' wi� he Metro Urb 9 �in t � �n ton Counties � � an Growth Boundar,� u p t� t h� � y e a r 2 0 n 0 an d v�i 1 1 re f iec� a s h i f t j n t h e u r b a n-t�a-�r u r a l r a��a f r o m , � 9 3.7 t o �5.5. U s�n g t h� 2 0 9�� a r e a w i d e 4�as�� Tr�a tmen t Mana ement Study pro j e�,t i on s oF the,- �,36�,850 �hr�a-coun�y prc��ected o9��l at i on � 1,265,410 will iive within �N�� UGB by Lhe ,YPar 200Q. Th�sps�aws a � � pop�rla��or� �r►���ase �f 30 oe►�c�nt o�r '�82,y93 from t�e i977 exis�in �o�u�a�►:�ri af 8�2,41�. 9 r ' ! � � i��s f�r Accord�ng to Me�ro, t ' ecaste� 7''ncrease of 38Z,�9:� p�o�le w711 � � r�quir� � to�al of _ , abou� 2� 02� � be � s of urban residential , of whict� 190805 .� ��� ��'� iand . _ acre,s would 1 aYe-famil _ � r � y d °�tio�a 9 y h�ot�s i ng, an.� the, , rema�n�n� 6,223 wouTd b� in mt�lti�famiil,y 'housihG. � _ T h i s wou�d �urther rep���esent :a need for � �nta� a� 162,4�9 add�t i�r�a1 ' wo�l�d� .M� '�h��h 7�,98f or �9'� would b�. singye--fa�i1,� ar�d $�y�.1.3'o�r 5�9� ' � ��ni s o . �( �.. rri��ti-fa�ni i,�, The si ngl e-fami�y f i gures ref►e��; a� �.5� vacan�y fa���r and the m�l�i�farnil,� Fig�res represent � 7� va��n��r , �ac�arM � � �'. Densi�y ; � , 1 �.iA � . . . ... �, k . .. .w . � � , .. . �' e�cl�d�r� �v �he M��ro ave�a�l ���s�t � ,� . � � • g � " , .� fi �rres (bu�la�ing �ite ; �rs�ue of ,►�re�t�) of s�k�gT�Wfami�y I�ou�in a�' 4., � g 53 +un��s pPr� n�et , acr�. an� mu�t.i�-fami ly hous�i ng a�: ��.72 uhi�ts ��pr ��re, a� cdmpari s�r� of , � c�'�n�ity t�� ��acan�G lancls .can t�e m��'e de�er�r;;;���ng �h� nt�mber o� u i � � cuu,r�t�r th�i� �o�l d �e �u o���d on th� a�r��i l,�b�Te 1 an� are� n ts by � Pp . � , ;, , ;. 3. �o��s�'c�g Pro�'e�:t�a�n� . TI�� f a l��b�i r� �" ; , ' g 1 i��: wa's m�d� ar� th� es�i�iated` anr�u�l d�;��nd �fa�r� r�e,ti� s�n �p- " . � ..' nnt�a� �emand for� :�e� mu�1��-i�am��� � fam�ly hat�s�� an� �he � hts���ng ur��ts f�r ���e t�m� pe�'�i ads �f'Mar��� 19�8 tio ��r�`e ,197"�, �n� ' M��ch 19?8 �o �uine �9�1. 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'r�rr� Y � ;a :a�,� �` � � ` � i � _ .,�,� `�!f � � , - �s • ' I� � � � . � _ . � - - _ � ,. ��-� � � � ..:.. _.: . . , . ; _ . _ ..0°` - - . � �i:W�l� ..__. . ° $ �C� f� �2. �?S t��- �5 �6 �7 6�? ��► ?� 71 72 �3 �� 7� �� �? �8. 75 t�0 �� - _ ���...A�#ua� �ir��le�f�mily i��rmi:t� �uth�ri��d - : _ •.•-s� Actua� 1111u1fi-�arr�i[� Pe�mits Au�hori�ec� - ��I iV�t CJni�s -- =- - * Tr�n�. Iines in �h� �h�r�:ed are� ar� bas�d on Series B pro�ections o;r der�and unc� � - , : �epf�es�-�tt. �s-t�;�at�s c�f �the m.�r�im=am numk��r :of buil�inc� pea��it� nece.ssdr� �o rr��:�t - � �_ �Fj���a t . �:: � � . . : � : - _ , �_ a _ - - _ - - - . : _ - . : , _ ,. ; _ : � __�.__�___,.�.::_rt - � � _ _ _ � _ I �;.�.� , � � ., , . �, �_. - �' , � � �� ��1�'FORQAQI_E ��QIJS I�VG ,� rOAP.. ' �r -� ,! D I �I FUTIi1N OF LOWE►Z ��ST HOUS ING �� � �� , � t � Prc�mote a dis�rib�tion `of lo�v�r cos� m�rket housin �i . _ .. ,; . . � . us��ts tha� 'permi�s � ch,o�ce i n 1�c�t i or�� f�r, 1��r �nd U w ' �ome house►�Qlds, , ,� moderat� �n ' i and wh i ch i s► �qu i tab 1 e �� � , �1 1 �1���^0 ,C1 t 1°S dn� COlin�1�5. ' � , ; .,r. .' �;+�</ fl� LEAST COSY ;A€'RROACM , ' , � � .. � A�sur� 'a 1ea �- , � PP , y s cost a roach b N�etr��� c�t��s ar�d cv�n��es ta �h� main�enance ��' exist�;r�g housing a;�� � the provi���`�n af� new h��;rs�ng units w�►icl� pramot�� :�: �� ` hous�ng at ;the lewest ��r7ce posstb�e, i�ec�� th� � . e , y 9 �p � , d�nsity, �aca�io� �r�d `qual'�ty of the haus�rg. �� , , � f, I�i SUPPLY OF REI�T�IL HOUSINC I � � ; ., � , . . �la j nta,rr a 'suPPly af r�ntal haus�ng un��� �deq,aaf:e to , , ° . . , � me '�t t'h e e housing requi rer�en,fis af ,,ousehQlds who � , � � �an�ot or choase not to purchase a f�aus,i ng; un�t� � .. i �I L�WFR COST MARK FT I I�G I�OUS I NG � . ' ' � _ ; � '' � ' x r� ' • t ' Encourage 1'ra,���' co.�t �ew; rep�acement �rid �x�st�� � � ; �� hoi���r� �ni�s �a ��;��mi� 1 ow and mo�erat� i�com� � � � househol�s te +�t�ter the Ftou�i ng mark�� wi��ou� � r�1���ce nn puk�l�c assi stance. �� � �� � � � � �� ��� � � � � �� � � � � 1: �� Own�er�h�p �� � �, � � , � �� � �1eG�r�ding �a th� �.�7Q Cer�s��sy owner' otc�u���d ��,.��ing t�n��s com�ris��c� , P , the Anrtt�,al ' y, � � �i�.Q er��ent o�` to�a� ���.!U�'ingr I� 1975 �QU���� ��rv� �st�m��ed �r��ne ownersh�p� tv �b� 6�.� percent.. �n ��;�y 1979y �N�fO � I . . w ��cup,��d �at�s�n uni�:s t� c�m r°i5� �� er+�,�nt o� ��; I �s�im��`e�d �i�vner ' ' 9 � P �► �:�� ��� � , ��i011�5i11���� �� � � � � �� � ��� � � � , , ��.: ��1CQf�1� , , , ` w �, � , ►��r�.�rd�n,� �a ��� t��.11� Port��nd �r , � �� +��1���e c��r��r�� ��� ��i,r�d l,yr ��r � �����o ��1.�1� ���� .� � � ��- , .� �� . ., ����9 ���� � _ _ � �� ��►cam � r� �u ,� ��7�� ,�;��r���.���d m����n �fam'` ��r � � fa� ��he ��or���ar�� �I��� � � m �� � � � � . � ro�� fr,� , �� ��'���. �� ���� ��D� ar� incr����� af 7� �e���rrt, �iov���e� � ��c�v�en ���'� �r�� i�7� �,h� ��rw��ri� �f h��se��i��s w'�ic�r ha� s��`��i����� ;. �..� .� � �� ; ��� � , * �, � �� � � �� � �� � � � ��� ���� , � � �t � � . �, ;� � � , � � . � � �, _ ; , ; � i j, , ' � � f ,� _ �� � �� �� � , . , . � �� ,� , �����. , ; ;�� � � � �� � � ��� � � � � �. : . � �� r , '!``1 � � . . . . . . .. , � . � . � , ..�,:� . .. . . . . . ., . . . , � :.r= . . ._.., . . , ..,.. 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' . . . . . . . , . . � . . � . . . . . . . . �: � . .. .r..�r f-.,�.. ....._.. .i.w � W..:.., .�w:-„. . �..��._,. ���.,r v_��,,.�:. . ::. _ ...... ,.� ,....i .. ..,.. i. ,.. .,...� �.. , i _ ... . ,.w._. , . : ... .. ..;,,r,. ._'- �i_. � ;�,. ., � _.....,,..�.W.. , ,... ..... . .. ._,_. ._ , �v�. .� .. � . � � �.. . . .. . ... . . . � � . . �� ... - . . i. . � .. . : . � �u�. ., . � . . . ..: . .. . � � � . .. .. ... . . . . . . . .. . . . . . .�,. :'� . . � . � � . �. .. � � � . .. � . . � . . . . .. . � � . � . . . . .� . �. .. . �., , . . . ., . ... . . � . . ., j..i � i ncor�e �c� pur�ti.tt�s� the avpra�e pr i ced new hcam� dec�,���seG� �ran� � ; , .. � � «�ii� � �., � � . . ��W � tel � �±��3 erc:en�t �� ?� p?!^^�L�rG,a c.ons�der7 ny 7 nlcdme �1�cie, rox�ma ap�.� ,�,� y p , , � � �Of�G�"�}-�"�d�112 r"';i�'?v r �, . a .. � � �. -, �,, �rcen� of hou;��eho��� �,ai�h isuff�c i�rtt 1 n�one ;, d', �f i� a ,..r�, I n �he 5�m� p�r�o , �� p��rG'„h��e an averag� �r;����d used hom�r d�cre�s�d f�ram �b�ut G3 - ,,._, 4a � pe.rcent to 2� perc�nt, con�;i der�rig �nct�me al one, �nd a ?.� ' '� 7 ncome-to�val u;e ra�i a. ��� , ?.5 erc�n� o:f hous�ho?ds h�s' suf�i ci eT��: i.nc�m� , ���.... As of July 1979 only 4 p to purcha�e a $4',000 home� � �; `4� I � ,, �, 3o Sales and PrTCes � , � A�corc��n �to the �.eal �state `r,�nd:�, dc�r�n the �ri od D�c�mbe , " • ' �^ �.9�� ••H r� ; • c1 �j , � 7 ' to Mar�ch�1,97�� tihe pr e of used homes in�+^'�as�d raste�r tha� the pr°��:� � of new h�m�s �v7 th �h� average sal es rSri ce up 18� �erc�.:nt from ,$2�.,I�Q '; �a �6a,��Q. This compares with a 'I�0 percent increase ir� the average ' �. pri c� �f new homes �'r�m �3�,OQ� �� �73',600� �� Du���t�g the ���^ioc� of 1972 t� '�97�,, ar annu�.l aver�ge of �5,894 used � � , ` , � 9,158 n�w h�m�s wPr� sa';d �n �he Par�1 and an�At The aaryest � ! � h�m�� anci r es sold o�curr�d �;� 1978 (�1,3�7.�d ccur��d.ow�s� �n � of u s e� hom � n!��b er . ' � /Z �10 ��1) . Th' ' '� `� _ '' , 77 f �� » � ���r est n�umber ar�new home� �n1 a , g ,� � � � , , ,: 1:2,348} ��d i�h� 1ca�..�c, ir�, 1,.74 (6��,�z ' �, , � card i ng �o �. � p p , � .� _ � . a.l�rs �; N� ►���rrnati a�n ���v�ded �,� �t.f�� are an Mot��1 e Hnme De l�ssoe��t7 or�, whe av�rage pt��cw c��f �� r7ew mo��1 e h�mp �excl u��+�e of 1 and � , sal es Gr rznt� purchased i r� rQr�:�gon i ncre���e� 1.49 perc�n� d�r�n� the � �` eri od 1.,,�2 ta 1978 fro� $' ' ""` , "�h� averag� pt�i c� of � � �� � � ����� �" B,gZ� to $��,���0, � , „ � °��ti�� • ' ��d i r►� Drec , n�w r►�c�� ► .� home �ti��cl ud1 ng 1 and� pu�rc`.ha� ,on �nca�e-ased cI� ; �� per�etti� during tl��i per7ad I9�:� to 1979 from ��,?,�3'�4 tm �4�,9��. � ; �� , , � , , ; . } , �.- , , . , , .. ; � �. R�ntal Cos'�s � C. � , , , a A��o�d'i n �v �i�e �IUD Por�l and �i ce, �i�e �.v��^age mr�rthi�r , � � , :Area: Of� . . � � , cr�n��aG� r�ni, �n�r�eased �� p�rcer�� , rom $1a0 to �2'19., �tt�r���g �h� ����� � �I } . : ,. . . . �. , af 1973 ta 19�T� �a��d �n H�iD s �u��ey uf conv�,n�i onal nonsu�s�c�.���� � �....y. ... ... .,..,. ..�.:� . . :.. y 1 W I , � 4 # C`Uni ts s�rv�y�d a,re � a �hr��� s�awi�s �ri h�i�h t a n d a r e 3' n� t _ , ' �e�er�:l i ��ss tha� e.i ���� y��r�s Q�d.�, ;� � , � � �` , , � ` � S�is.�d an a �7t���r lg�'9 r��t '��t�rr��y from ��e Ap����mer�t D���a C�r�t��, t�� �o � � � � � �� �� �. .� . . a ,�x� . ud�o: apa�°��r,�ba��h�� � � � a��.�ra e m�rt�h�y cantra�� ro1� � �t �S� one �� �ro��� , . .. $2�9� tVVO b�dra� , �i�� 3��, t�rree � � � ��18, ��ro o�droc�m . , ( � ��dr�am - ��8�, �rt� t'��ee: .bedr�am, ��do ��F� �� $�5�. Th� �ver���� �' y .y , „ �^ �hr�" �;��� � , f; ��7 g�t�� tclon��tl� , ent �� � , �: �� ;� .�� ��'' �,�,. �d ��.�. ,, � �u,� ��'. , , ' � , ,. i �.' 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' �.... �� ,.�i�., w ��y.� a�i .r �,. ,.�... . . .�. . �.; � � �� . � ��_ . .�.. � �7 , , ; � � � � ����� ��� m�d i an����mo���h;y�����ren��t F��• a ��nob�i�1 e �yor�e ��c����r��� s�7��ac����7 n ���E ��P�o��t 1��n�-!� �� �� � �P�1S,�� base� o�r da�a �ravir.ied �y tN;e ar��an ��1obile, }��m� D�,�1�r,s Assaci����r� to Ia�iD, i s �i 1 t� ��ar ,�, si nq1�-Nr°�+e and ���''� �~�� y� clo►ab 1 e-���cf�. r� , .� , 5. n � i�o s ruc�i ' on Costs ' � _ ,.., Ac:r„ord i ng to Real �sta�� Trends (Sep�ember 30, 1979�� ciuri n� vh� ,� '� . �.,� �erio.� af 1.�T0; tc� 197� the cost �f 7mpra;`ed lots ��id hy home or�ner o�^ _ � � a corttr��,�t hau� .. builc�t.r �Fet� � (,7a000 squa���� f�et wit� street� and � � �erv�c�,es ava��a�le� i ncre�sed n�arl,y �93 ��r�cent from �.n aver�age ���� � � �� �. $4��,�a� �r l at z n , �?n �a� $20,967 i n 1�79 e i t � � � ' The �ri�� ��r acre pa�c� b�+ ;h�.��l���rs for 1 an�i for su�di v�s 7 ons for �' � sprgc�'��7��e hou:�e� �ncreas�'d 3�� perc�n� l�e�w?�r� ��7� �nd �979' �' F , ram an � aver�g� cas� � ac;re o�' ��,6��1 i n �.�7a �o �21.��5� �n 1979 0 �; �: Unir;� rolrr � ' �. � V , ��sed �t a 'c�mpr�r�d annu�l ra�e of ?�.81 p�r��n� betw�en �.��3�and�lg�'7 fr�om a a �' n avera�e �o�� per . r.re; of $4a50U ; i�t Z9'73 �� �14,000 i r� �.,�7'7. � , � ;. 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M�'T1�Cl S�T� SUITABILITY u���IT'ERi� ' � 4 j 1"h� "La�atio�al and �it� 5ui�:r�a�l �ty Crit;pr,�a �`�r �uhli�cly Assi�t��ci , ; ,�_ H usin " are advisar� ,to assis�, �ac�nti�s; l��r e c�ti�s (jurisciic�l�ns �� i �.._ � � _ � t: ov�r� 25,000 po�G'a�ion),' �nd loc�:� ho�asinc� �uthar7ties Yr� th� �?cemen� �f � ubl icl a5�i s�:�d howsin ro ect�. ��'he� �dui sar natur� af �he cr�i�er i a � � ����w p Y � p J Y � . perrni ts f 1 ex i f���i'�y i n t he r�v i�ew �r�c�ss. W�i �e �at�� �Q t��'ormi ty to �h� j �, cr�teria �s r��� ne�ce�'�ary far prvj�cfi: �pp�,`�iv�l ,. o�e�^�l l consis tenry '� b�tween hvusir�g ,project pro�osa�'s ��ci th�, crit�ri� �i�� be sough� �,y the �. r�vi�w� �rocess. � r�; ., �.. , s, �� „ , I� � !; The pu�^pose -of the cri�.eri� �s �Q id�n���y char�c�er���i�s or t�ar�ables l;� �� �rhi ch ��e good i'�,�i�arors o� sui tab�l i�y� ,for �he pl ace,y�en� of pub 7 i cly ' ;�` ��s i s�ec; housi nc,). The cr�3 ter i a address l���d a proposed h�u�i�g pra j�c� ' i, ` woc��d affec� c�r� �e���e �o �h� local en�7'ronm���rt� exis�j�i� in�Fr�s��ruc�ure � � , � � • '��s) .and �'�cil � �ies �'schoQ�s, cc�.�imun.�� �; �� {�d��1^ 11 t�P.S S�V�l�I"S �' ,r . �.�. . _ � ` ;` o��ads �� u�•r��� ��i�� , `� ar�� a�ecre��,ior�al fac.�lities, ��c. ), s�.. �r�Ges (5hc►�s, publ �c �ra�ts t, etc � �:` � . . �; ���� �egi a"ial � and lc�cart '�and t�se and �amr�c:n7�;Y pl an�. `f�� ��wi ronmen�al ,.. � �ui tabi l i t�, ,of �he s��� i t��lf �ri�1 a��e �ifl ,�r��l ua�edd T��e ��a�d�l i r�es �re: ' �, � � ; � , a. I�.. SPwer Availa�b�1�� --�'he pl��em�r�'� o,� �u�licl�a �as�sist�d i�busing sha�!1d � ;� e �n �.r�a� serv�c�� �y publ�c ��r��r sys�ems w�iich a�re u��1 i��d wi�6�i n I � c�paci�y. S�w�r service shoul� hie �vai1'�ble on-si�� for prop�sed (' � " y ro�ec�s � !,. prQ�'ects, �Ap�lyes �o �oth e1���°i /hand�G�pped arid fa�nily p . ) , , , , � , � , , . , , . , 2. '�I���� A�ai 1 ab�1 i t --T�� pl acem��t, �� p�b l i���r as�i s'�ed �aus i r�g shoul d � . . ; ' ��ir� a��a� .�ervic� . ]i�. �r �omm�r��ty wat'ev� systemsb ��ce� d by► p�� , A rt��e , � serv�c� �houl� !b� av�ilab�e an-si��.�ur pro�o�ed Rr�j�cts. { �� � � , , � � �o ba�h� n1 der�1��'��r�d����ped �nd ,�'�mi�y �ra����s�, �. , � �� ,"3. Em�lo,�r��nt OPp�ar^�t�ni�ies�--Th� p�a�:�rnen� 'o�' p�bli'c��gr �s�i'��ed ho��ir��; � a�i�r���pr�mar y� �o �f�m�1��s �hould �� �n arc�s near er���oym�n� � t ��'.�u �� �. . ' M .� , + y , � � �..., �'�� OS�d I1Q � , � + opportunit�es� � p ���ng pro�,�c�s �i�1 be r�vi���ed �w�ti� , � . � �nc�� �+��u���n em 1 c� er�� ' � i � �� � g� rds �o cramm�u��n t�r��� a►�d ��st � � o�Ro�°�un���es aryd pra�e�t �►ro�c�sa�s:' ,�� ger��ra�p �ur3s�ic'�ior�� vaitFo ' , , . . _ � . , . 1�' � , �m��o�nm�r�� �or ��i� �rtcome p��sor�� sr�o�1 d �e e�pe���d� t�a pr�v�de � �, �1 ho�ts��yg �pp�r��r���ti�s fo� ��ir��ters and �k��i� fai�i�i�es. � , w � Inr�i�al;�or: �'b�rt►Mt�i�: Tir�� �� �m �o er�� ��n��r�� ''� _ � 9 p � _ . � � G�i de����s: � f� m�n���s �r~ 1e�s Fa�v���b�e ; � �.�-�0 minu��s �a�r , ; � � Mc��� t�ar� 3� m�r��r��� P'b�r � I � � ,�� , � � ����'1���� p��r�r�Iril,� �� ��rni"i;��.�b�i�n��� p�o,���'��r� ; ,I � ,. �. ����� �� � , , M.�.�, , , ,, ; : � l��r��° �I���� � �`�� ���1 myl��. �'��� ,': ��r� th�r� � mi�� ��ar , . ��� � , , : � , , � ��p����s �� � � � ��� �� �1 d�w��,�h������ p�d. ��id �'�m� s. � _ �,� pr�����.� ,� r � . � � ..� _ � � � � ��. � � . � ���; �� ,.�: � : ' '� � �� � ������. � _ , ���»�i 1 ��� i � �, , , , : � � 1 � � � � � �� � � � �.r,, r .. . . . �.�:.w ��kr�-�.:�»n -� . . . �,i ,�.. .w �� � ' ' ,..�� , . . � .. . ,. � . . . � . .. � . . . �', .,_ , ... . �.1'..�: . � ... ..... .. . . . � ���.�.. . .. � I:�� . ��. . . . . , „. �.,�:� �� .. �. . � �i. ,, . ��� �'� - �� ,_��;. �� �� .�.� ��.,� ��.' ���,-:���� ' , .�. v.., .:� , . .'� d�., . ,���.. ,. . ,�'... ., ..,:,. . , �v� ... �., �.��i v�a �.;��� 'i'M Nt'����.. �. I 'k ' _ ` ' , ` , � ��..�._.... .:_;_� . .��,.. .,: '.. . Il � ' . �. . . _ _ . . .._. . .. . , :�.�� ,,.... :..� .�. r JI .,... .. .�.�: , ..�,. .1� . i . ... . . � . ..� ' . � . .,..,.. ,...,.,,. � .i . . � . .. . � .. .. . ' . .. . ,� i . . . � . i . . ... �. . . ` . . . . . . .. .. . � � �,1, �. � i r.t y� �� ' , - j _ 4. Public 1'rans��--Th� pi�cem�nt ai� publi�ly aasis���� I�ousing shc�ulr.i bw � � i� �rPas w�l?�service� by pu�17c transi�. Tranfii�: is �n impor�ta�t,' F�ctor ,n pravir�ing �Tclerly ar�cl �ow incomE famili�s v�i�h access f;r,� � ' sI��R�i�� s�t.4},��s 4and j�bs. Th� f'req�ae�c:,� o� o+���-peak s�rvice is ` , : � '� �� , esp�c�alTy ir�par����; to prp�ect� or�ent�d �o the eld,�rly. , t� Ir�d3cat�r: Dis�an�e ta o�eares� f��s stap �� . ' G�ide�i'nes an-�ite C�) blocks Favc�rabi� : , � .�-�5 b1��Ita� F�i r � h�or� �har� � �loc�s ' Poor� ,� . � . _ , A i A " ; r, , f ppl e� ta t�c�tP� F lderly�'hanr�i�apped and f�m� ly �ra,�ects. . t�r�-��te bus � servi�� is high�,� desirable fior eld�rl�r/har�dic�pped projects. ) , � , ' �n�'�c���ar. Fre�q��enc,� of `+nff- �ak bus �' � � �. � � p SG1^V1 C� � � , �, , i ' i � \ , � Cui�i�lin�s: 30 min�tes or less F�v�,���able �I��0 m�nu�es c��,;;;�. I More �hun 6a mi r�a�es . Poar �� �t' , � � • . , , ��p 1 ies rima►^�il tc�r elderl and �7 p p � �c� , � / �ea� ro � Y . c � p� e �s. � , � .] y ; , . : ' �� 5. I�edica� Servi��,--�The �a��c�m�n� of.�ubi7���r ass�s��d hausing sh���ld be ` � � . �rr ,areas serva c�d by has;�,Y r,��s, c�i n i cs, and o�h�r m�d�c�l �ac���t��s. 9 � � ed. ° � P�� spe�if�c �,di s��nce �aidel�nes ar�+ sugges� , � , : ; , 6. ��c� �n /Co��rn�r���� �S�r�ice.�--T�ie � �; ` ' �.pi�nggshau _ � �n ar��s �los� �Q�ba;m�f�s��� �nr�� ic� a�� ,� � P � is�� ��P �i �nd c� h��rC��1 ' s�r�rr,�ces w��ch i���ud� grocery s�or�, (���1. ���rv i c.e dr►� s�ares � �art�CS �o� cos�. � ` � p � � ' � I t � � 'r�s�at�r�r�t�, beaut� p�r�or�, b�rb��r snaps, ���c. � � � � , , , Ins�i���d�: , Oi���Mn�e ��o Sh�ppi;iy,�Comm�r�iai ��r�+i�es � , � . � ' � � ��Gu���ie17 r��s� �� � r�i���e ��°�� .1es���� � � " � ����� �'�rra►r��i� � M�r� �har� � mi l�e �� 1,� mi'l�s �a�r � Mpt"e ���h 1�'�ti l�s ' �+� r �i � , , , � �f a r f�rrr��� p�rc�,��e�t s) !�� , � � , ; p ! �� . ,� . ., y'�ey, . � . w � . �. � ., ... . I .. .. .. . � . . . , i . . . .. . . . . . � . . . . . . , �� ' . I , . . . , . . � .. . . �. . . � I'1�. ..� ��� . . . � . . . . . . . . . . ` 12�5 , , , � � � , . I��v ►� � � � �b � _ � � , . � � _ . _ w � Mc�r� �h�� � ���� t+a � m�]'� ��ir � � `� �ore ���h��r��� � �i�e � �� �� ����� �v�r� � � �� ��� �� �� ��� �far� �1r�er�� ,�han�i�� +��� r�a��+���� ;�. , , , � �r I� u � ` � �, a �7 � , , r _ , u� �, � , � ,, . � � �, �� ��� �. ,��� � ,,.. ,, �'� , , � . ; I : � � , ' , , ;. , � ��� ' � �� � � '� � � ,' _;. _ I , ����� ;. ��� � ����� ,� � � � � � !;��� ,, ti � : �..; , � : , �, � , . ,, ; ; , � �. r . , .. ,. .� .;: .,. , .;.,. . ::� . ;�. ,., „„ �,�:..,�I VU Y �Ux�:. .� ���::���.�Y� � .�.r�. y ••.V4, �r 1 u ��. �- .. . � 1 . .:�i:.. � ri . . �:.:... � . �.i.i.,i � ..,.�.�..,�.. .;� i'� _ ..�.. I ....-,�� ...,� .�. �l. iY �,ML�n�,'���i;� ....�..1l, . . .., ...:�. ... � ... ..- ..,�..I, ... . ..�:��. �,�, ..,. .,.1� ��i..'.� . . ... -...�. \\.... .-... . .. ..,, ..... ., .::... �.;�.:_ -�.\�.a. .�.., ff, v�. � .. . .. . .. . � �.. . . .. .� .� . , . ..., .. .. �. . :i. . . . . .. . .. . � � .. .. ',;��. � � . . .. � .. .. . . .. ... . . . . , .. .. . � . � . . ., . . .. . . . .. � .. ` . ' , . . ... . � . .- : � , . � �� . � . . � .. . .� ... . � . � .. . � . �. ..� ;. D� C�r e Cer�ters--The p y �,. ' 1�c�r���n t �f nt�b�i�1 ass 7� �d hous i n,rd ����} � : ' . �amilies sl�ou1� b� ���,n are�s s�rviced by feder�llv 17c�nse� �ay �ar,� ; c:en��rs, �10 ��ecific dtisf.ar�c� c�ui���1 i n�s ��� auggest�d. i, " r : ' ' ' ;, � �' � ' p _ � i y. �,s���t�d �ousi ; � 8. � 1s--� � ��- ubl �cl � ' ng for � ��rb 1 c 5choo Th� 1 acEm��� fam� , �" .^ p .�1 s ', �es shoul� �ie near scr,, , �7 s wi t�� �he �a a�7 ty �a a.bsorb a�d� �i��n + � �`' s��idents. The placement;o� �ubli�. housing Yn �r�y ar�a shou�d h�v� � , µ_ minlmal 7mpac� on '�he are�'C� s�hooi enrollm�znt 7n�c��din lo�v tin�onle ' �� � 9 . , ; { and mi�ori ty stu;den�, c�oncent,�at7;.�ns. , P , . � ' rndi�atar� ' ��s��n�e tc� �ub1ic Sci�,�ols i �: � � � , � , �� � � �� � � �.; . ,, � o � .' ; Gu7delin��. �� mile or �ess F�vor�b7�� �: . ' � ' _ � ; More �han 2 mi 1e tn ]. rni 1 e �'�i r � �� � �: More th�n 1 mi le � Poor � � ' � (�o�~ �1ementary s�hor�ls� ' ' � f �; � 1 mile pr , les� � 'Fa�orabl� �, �, , � t . : , � �. c . .. � �- � i�1or� than 1 m�le co 1 Z r�i;7es �'air � � More than I 2 c�i 1�s Poor j tfo� se��nda�~�� scha�l�� ' i , � ' , , � ' { � � ,. ` . � . , � � � _ ' I � ; ►� y �s _, �, Indica�tnr� Enr ol�mer�t Ca �ac�t o�' Sc hoo � , , ; , , Gu�r�e.l i��:e5; ;)r7der ca �ci'�: r ° �_ ' p � � F'avarab�� ' � � � . ��� � ` �� o� near caW�Ci��I r"�i r ' ��''�, �. � � Ove� capac���J� � P�or , � ' �y I . � '.� ..'1, ' . d , n i ca�or. Ni' �^i� �, � �no E, ro lm t � � ���� � � � � Y . 1 �n �f S��ool s � Gui��line�� ���.0� ' 'F'avor�h1� ��' r. .. �'�� � � �� l�:�w2�►��� � � ��Fa�r � � � �� � More ��ran 25'� � �Poo�r � � � ��� � � . , � . ;, , , , � , . , � � �,: T r�d��a���r�. �.�t� Incam� �nro�lm�r�� i�f ��ho�al s ', , , � . � � � � G'uid���nes; ' a-��� Fav�ra�1� , , ,. �� ,� .� �� .� � �:���� ' i�ai r � r � M+�r�e �h�n 3��' ;�a�� � . � , , .. '�. �' ` ` ,� ��ent�r�-�-Th� pl a��e�r��m� o� �. �'�b1�� P�rk� C��cr����. � ` � ��n�! �n� �ommuni� . , ; , � � c�1� �ss�s�� haus��g� should b� �h ar�as �r�th p�a���� �^��rk�� � ub�i i ; , � � � re��►���:��ar�a� and �ammun���r c���+���. , � ` ;� , , � i • y . . � . C . :. �, � � Tr����a��r. ' q�s�an�,e �� ��k� r��c���.��a��>1 ��+d cnM�ur�7� +��n�t�r�. �: p t y � - ; , ` � . � � Y . . , z; ., �u�tl��i r���� � mi�`� r�� �e.ss ��va�r�b y'e I�'or� �h�n � m��1� ��, �. r���� �'a�r � "� I�a�� �han � �r►�� �'a��r ' i ' � � . . i � ���,y . . . . .� . . . . �.,� � . , . . . . . � _ . . . , . . i. . . .. . . � . � ... . . . ... .. . . . I j... �'.. ... . . .... .�,� �. . � .� ... . . �. . . � . . . i. �. . . � . . . . �� � � i�� . . . . . . . , . . . . . . . . ... i �:�� . . �. � . � . ' � �����p�� :�1�� �ar��1,� ,�ro,�eC�s.,;� , �'� ��� �a v� ��d�r� ,�han � ' � ' � ; : � � � � . ` � , ; � � _ � � � , � � ������ � � ; � �� �� � ��� �� � �� , y � � , . , � �,; � , . , �� �� � . ... , ,, ::�� ��,, „ ,,.�.,.,,. ;; ;.. �� �:; „�, ,; , I, , � . : _, , „ . ..�'�:...,;�'.., ;. ..:.i �. , �..�,. . 1� . . ... . .-��, � -��� . � . ._.. _�. _,� {�. � . . ... �. .. . . .. .. . .. �... � .. .. . � . �� . . � . . . . . . . . . .. .. . t^ �� � � ... . �� . � �. ' � . ., . � �. � .� .. .. . . . �� . . . ' ' .. .,. . � . , ' .. . . . .µ 10. I���i aori t f�apu 1 ati nn Cc�ncentrat i an--'��eN,.����;�men� �.�� p�jb 1 i��,y ass i s�p� � , ��. , h�,��5�nc; shoul�+ cc��sicfer ��ie �egr�? :�� �ri�n�ri�y c:on�,�ntr�ti ons. �'�� � , _ , Indieat+�r°: ���inor�ty Popu� �tiar-� _ , � Gui u�l i,n�s; '�-l0� Favora��f�' r. � � � 1,1�25� , , �'�i r ' � C�1are than 2�y Poor� �� 1�� . {APpI i eC pr. imar7ly to, fam�l,� proj�c�s� ) `�., , ' � � �r � � �1 I � d 1 �G'(� i1 Q 1�5111 c.c�. � Cancen�rat i�r�--The 3 acem+�r� of t� 1 i c7 ss s i �1• s�ould' cons•��ier tNl� �e ree of 1ow inc��ne h � � � ; , . �–�----- cor�ce n t r a t i��r�. , : 9 : ouse old Znc��ca�a�n ' i�l�w Ir�carne Haus�h�ld� � . , �ui clel i nc�s. Q�-�4� �avorabl� �1�3��' ' "ai r ' � , � �• r r Po 0 e � In Mo n� 30 � � � � , ��ppiies ar�mar�ly �4 faniily proj�c�s�� � , �� ��� � . � . . �2. Publ�r,' Housi���Si�e Dis�ersa1w-�rc�,��c�s �nter�c��d pr�marTly far � . fami���� ���►��c�� �en�r�.l ly na� exceed 3v un��s per s��e,; pro,j�cts fQr , ! ' th�e z����'�y/'����7�����o��d ma�r b� su�4;ab1� �oca�ted i n mo�e concen�1���p� , group1�gsv 'Che perc�r��a�^ ����_assis�ed hau�ing �n �►�y one ar�a ' ��. � � � � � �� �� ` ge��r��1y .sh��+��� ino� exce�d �5 �ercenfi of �he, area'� , �otal hc�us��ng � �,{r '��i���. . � .... r ��. • ... 'L . ♦ . i �� r�T1� dd g �_ . 9 i :. W 1� p • t���� . , reas �� 13. Va�at�c Ra:�Ce- F ,��us�n rr�er� o � and ; a dressin s in � F� �rs�ste ` � u�ac�nc�+ ratesg p�Ubl�c r�ra���ng a�,s���an�e �or r�ew cor�struc�� � : � r���.�i�i�a����n shaul d b� f a.vor�d ov+�r �er�t sub�i di es ta�i 7 i��ny � , �: ������7 ng �n�1�s. ' ' , ' ` _ � --� � —r--� �� ���e Ti��'pl a�em�n� af pu�l i��,� ass i , �n��ronm�n��� Su7�abi7 " � � �-� : , �r x��c� 14� fi . �. g `�e on �1t��. w � . � l�J ;,or the ' � ho��s7 n shou�id t a� �r� �n��runmental l,� su��a� . � �r�roj�c�. Ty��c�71�Ya pro�o�ed �r�,����s sh�t��d �vo��d �7�e� w;r�r� there ; i� �Vi der�Ce bf� ' ' � , '� ��� ���� �;;:� � . � �, . . , � � ;' . � . � .. . . ,. 'M/Y�... . . ., . i .. . . , . � � . . . � . � . . • . � . . . . . .i �. i. . . , . . � . . .. . . . . � .i � . . 11 .. �i . . . . . . . . . . . . . � � , � : � �M, Uns�a�le s��� r�n�di��a+�� , , P � t S��� s�� �s ���� �an� gr�d�er�� � , < bd a , � , �» , � � �� ���.a�p�a��� , . . � �� � ��� ` ��� � ��; „� ��' �� �� � �� � � � , d. ���+�ss�r�� r�a��e , ' '` � De�t°�m � a��^ �►�' �a�e'� qt�a1 i���r �or��d�''ti�r�� e� ` er��� � , � , � , � � ;� 15� P1 ar� �or�p�i�rc�e�.�Yhe �1���m�n� �� pu�"�i�� � ��s�i����d hc�u���,g �hau 1� �e �u � cot���s���t� w7��% � aH�P ;�t���sy �'bj�ec����,s ar�t� ��c�liti�,s; �1:5D"s Tni��a1 H�u s�i ng Po'��ci�s �n� �.�c�� ���r��; - , � , , r� h` >'ti�: , �� , � _ � � �� �� �� , '„ i , .' , , �, , ' ,, �i �� , � ,. 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' . . . . �� M�TRO PQ��I C C ES _ �. � _ , 1. 6uilr�able Lands .��F � �' , ��� �� ' rb n Grow�h M��:ra �� � i Pr►sure that c� t��s and c���n t �Ps w��h i n t e � a , � �ounciary maintain an a��qua'�e ��.�p��l,y 'of �erviced l��nri �or� n�w urb��� � re�i:;�er��i�l �i�velopment� � � �� � Metra w�l� es�ablish nur�er�cal e��timatps �f land ��,•�a neees�a►�y tn r:�•�e�' tr�� r�gion's s�ngle-f�mi1�,� and multi--fam7ly h�ousi�tg re�uirements � so that the a�tual land supp�,� ct�r� be m�ni�or�d fo� adeqi�ac:y,. � , ' ' ��� ` '; '' , ' ��;i Metro v�ill support tax r�c��3sio� m�as�r�s aimed a� inCreasing th� ' t avai l abi l��,y o�' i an� for'' us�tiar� uses, �i thi n �h� Ur~ban Crc�wth ,Baundary. � , j � � � � � . � 1'' i qb ect7�es ��letra wi 11 prepar� anci adapt an ar�rawi de pl a,n estab �sh r�g 3 , 'a � �arqets ar�� �mplementation �trateg�es amorsg ��� Ci�i'�s �nd catar��iE�s � . ! � +���hin �h� Urban Crnwth Boundary. i, Me�ro �i i l ensu��' r�ore effi�i en� use o�' �esi den��al i and through �" i ncre�ser� dens�ty, urban i n�i 11 and� ��her i a�nov�t i��e' me�n�s e . �, r� ; M��r�o w�li �n�ur� co�rdina��on o� regiarial r��iden��al 1`�nd us� � �j�nni ng wi�� r�egi or�a1 p1 ar�s f�r �'C�nomi c devel opment� � ' � Metro wti l� �nsu�re �haf p�bl i c fac i 1��i es' pl�nn�n� Prov�de� for ., . . � f r 1�ufiure as ��s� n te� . a � appra�rz�a�� servi ces at nPCessary t i,mes t�► are g a� y ;res1 den�:��1 ���el�pm�n�. , � � ?.'. d�stribu��un an� �ffici�n� �Jse , , Ni+�t�o wi l� ��rap� an ;a�i l o�ca��c�n of tn�r�et-1 e�r�1 hous i r�g wh�cP� prov�i des � a�r Equ�table� g�ogr�ph��c �istri�ution o�' hot�sing ,a�Ffor�da�le b� :, �aus��o�d� o�' di�fering i���me�. ; ; �' m��l;�t�-leve� housing wh�clr pr�ovides � , � i�e�ra w'i, , � 11 adop� an al���an.�al � or�t�r�iti�s� '�n� rovfides ch��ee �f s � e�qu,t���e �r�w�e�sh�� and � , �� � � ; ��using �yt��s. ; , � ����ie� � ��1 i � � ~ � �ita�n�ng�'�a� �d��'t�a��� �!��5��' � � � ; � �r� �r ss��is� �he pw�va'�� s��tot�� irr r�ai s+�' `a��" n�t h�c���n t� � , a g - � P c�n t 9 . � m a�'�� `� v�rse �� � _ ���� r�n�s an� �h��ce ir� hQUSing�: �� hausir� s t� � �s ar� � ��' � � , � r� ar�e ad� �+�� �o r���a��� �w�Q��i� ca��s � � g �� t . `I��tro ���1 err�t�w� ,th�� r��� � � � � �,i ; rnm �u s � � � �, �� n�� g � � � � , �� and a�rrer� � , _ , tr�t�o ho�us�n ���u1 � � , � �1��'���s� o� �h� ��vod l i -��s� f��� r� u���,�aw�� �n� ���►wt�l �' , : , ��. �a!��� ��mir����r��� � p� � x � � � r��n���� 9 � � ���eme�'� ��w���e����. , �,. w . , ., � . , '� �i � i �� _ i � � � , � � � b� N�us �' �d� � 3 � �� �a � � � .� a � � ,, �, , , �I��r'� v��'1� �n���� ��� �v���������,� h� ����uate r�u�i���� +�� ��+��d ��rz� �a �: ' , ° (� p y� y ++ �ay� y�, �.`�r yA�j�.y �,µyy�/� {�+��py �!y�.�1 w��yj.� y1��,y /� �� �.�'��1I41iuU 97�41���fI� W�I��y.l SA�.,.�..A�1 F'.4w1 G1�1� �I� I<F6'xy1 QI1��".v+J 4111tJ -1� {���:�� �4r��y�� ���. �� 1"�'V"��� �C��" '����C��!"���� ' C1� �''�� �� ��'�'���~+������ ���� ��u���t���,� ��� �le�ra ���d w��1 p ,� ����� �r�u��i�� �o���i�c�y �,�p�� ��r� �er����,� �� �����c� �`��w �x� S��t;+��ri:�� �'�a� �����. ' �' ,�A , , , , `� y�p� j,� W �, q � ,� ; r�� u r�����°� �����c�i �'��� ,��, � �9��Y.�n�{� +, � {+ a � � � :, 1� ��� � � _ � � �� ` y � ��� �� a .:� �� � ♦i V W�M �� '*�1'y'. }.� }"�,yy7yry'' +�t^/�, .i.,.y+ .,. , µy�'�MY�.�� �.��1�k��i� �, ��� `!�' � y�� y� Y Jy� .,W�,y , ... , . .. , .�� . �.�F.��� ��YM�'N���W�W�.�M�WI�/"'����WP A��4JA ��'�11 �.�p'�!� �����MW..M � . +.W �l��Ww ��.11r�R�M�,-�'�IpW � .... � ����,. � ��"C� 7 � � � �� �� v � t � �� ,. �� �� `�� ir"�;i���I��Cl� �l�' ���.���C���� �+l��t� ��,�1� ' �: �� , � ��� ��, � �����'�� �;'� � � � � �� ��� �� � � F; w s; . �� f.w., >�. ,,' �, " , ,., . _ , , , , � ' , , , 1 . , . ; ` ' , � � � � ' . �9etro �i�� adopt an allc�catior� o� m�rk�� level ho��sing which pr�c�vides � � ,r �n equi���le qeogra�hic d�istribu�inn �f housina �ff�r���t�le hy , hous�holc�s of diffpring in��rne. 1 . . .. � . . . . .. . . � .. , . . , ' p;, Me��^o �vi�1 adop�� �n al 1 r�'cati o� of marke� ie�el I�ous i nq �I���ci�i PriS«res �' 2q�:�i'fiable a'wnersnip an� r�ntal �p�ortun�4�i�s� �h; � Metro �ri 71 ensur� that c i t,� and cour'•y c�ampr�hens 7 ve p l�ns cor��a i�i �� n��port�anit�es for 1�wer eost hous�nQ, i� a r�ariet�r o1' ,io�ations, , : c�nsid�t^in g a cc e s si b i l i t� t o j o k�s, s P�oppir�g, ��r ks, pu b lxc �rans7� an d �C o t h�r p t�b l i c s�r v i c e s. 5 u c�'r� o p�ur t uni ti��� s�ou l d no t be 1 �m i te d �'�a €� areas �aiang ar�te:r i a�s �r` ��da acen� �;� comme�c�al ,or i ndustr i al areas, '� �:�f sF�ould be provi�ied in div�rse r�esiden'tia� set�ing�. �� M��r�o �vi l l suPpor� �neas�res des i�ne� ta red�►ce hous i r�g cos��s and ' � + , advers�e �ff��ts o� the productio� �f' n��v hou��r�g ar�d main��n�nce of . � . � , exis��ng hot�sing resulting �'r^c�m �,�xce�ss�ve 1oca1 adsn�nistrativ� _ � e prc�e�.dt�res, 'f�es, r�'c�ula�ior+s and gl^uWth r�ar�agem�nt strateg`ies. ; ;. � � M�ta�a wi 1 i sup�ort �h� provi s�on �f r��n�a� aPPart�n�t i es of d�v�r�sp � . 9 . . � e reyion 5 ne�d� types and �n al1 cos� �an �s su�f�c7�nt �o mPet th ' � and � dem�nds. 1 I L . . . � . � . . .. � ' .. . . . . . . . . „ . . . .. . . .. . .. .. . . .. , . . . . . ... . . . . �. � � . ��,i� �f��ro wil� ruppar� pnl�cies� pr�grams and �fforts di.rect`ed �towards ,; , �� �~��a�n�r�g the ex7s�ing r�ui�i-fam�ly 'rer�tal huusing s��c�o ; , ,: M��r� �� � . . � • pin� inn��a�i�e , t�e,s an� court��es �n' de�reio _ + _ dl a�s7s� ci , � approaches�artd i ncent i ves �to r~educe hous i n c�st� so th�� ne ng :; � o ���a�ni��es for 1� n _ . � , . � h�:us� � P�+ r� a � ma�er��� i nGOm� r+ou s v�i 1 � be cr�ated. . g A ; easure� to �ch�eu� �iCi�� ��r�er �ast �QU�i'r� '" I, : . _ � � ����r���n����;��throumh in ? P� g r�ova�i�►� ap�raach+�� '�+� f i nan��ng� : , , , � 4� Assi s��c� �ious�n� � r4 wi�1 es��.����h nt,�m�r�i�a� �oa�s fa��r �cF�'i ev�i qg e�paric��� as5 i s t�d ��� , � ha�r�in� ��porturtiti�� in ar���� wh�c� tr��9i��on���y ��ve Tim��ed ' � , ���is��� ��!�s�ng� �; � ����� � '���� P����` ir��a�r� a �n�si���n�t� are'a�r�d� ir�farr�a�fvn b�se a�d y , � �, : . 1'1 r�� � ����r�dalo9J! �ar mc�n��o��r�g cl��n��s �r� haus�ng ne��s unn�et �� ��� '; � r���r��t.: �, l �1���r� �r��l es���li�h ����t��ri��� g�al� �� r��ed�ut°� t�nr�+�� reg��r�a� h�using �,�. �e�ds:� � �� �'� �!�'��cti �i�1 a��i s� ��b l�� a��nc.i�� �n����� i r� ��� �+����ery ��' �cau���n� � , `� ass����ric� �c� r���'u�� �h� inum�►er o� "ria�u��h��+�� ���h �rr�m�� �riu,��ri�, �r����� I' ��u� � n� ,r�r���r���r� . ; j r ���r�ra ���� �s���� �����,s �n� c.v�sn�i�s ��'r� �� � "' � � ; . c� r��a��+� �h� a��r��� ��s�; �� �!�.� ��r�g �� �i��� ���r ; �f ���r�t��c����� � � � � � � �������� hr�� � .. � k��u���g� ����r���t-auriiti�� �w ��� �r�d. m�a�� ��.� �r►��me � �up��s ���� �� +�:r�����d� 4� ; � � _ � � � � � , � , ,, , , ; , , `, , . , � �, , � � � ,�� ��. � ,, � � , ; ` ;, . . _ , ��; � � _ . �` `� � � � ��� , � ��..�... �� ;. � ' w ..� . . . , , .. . . . . : ,. . . .. M;, i � � , � � ' , , , �� �� Metro wi1� ensur� �hat c;�ty and county housing �s�istance plans ' , �rav�de f�r equitabie di',�ril�uti'on af hc�rusiny �y�,istanc'e amon� � � ` . � �i • ' �°m • • old� �n� n�wly �ar�s�ruct�d, � �lderly, �am�� owner �nd renCer t��useh ' eu s r�g dnd` r�f��b�1i �a�e�J housing unl�s. �letro wi l i ir�pro�r� �oord;i n�i:i nn between agenc i�s �ngaged' i t� the ' � h del��rery ��F hc�usin� as����tanc� a,r�d Me�ro �re,a c�ti�s �nd caur�t7es. �, �n�tre� wi� � er�caur�ge �ub'1 i c H�usi ng A��i��r i�i p�'eor�st�rue�i n� �-��si ng , � �o affr�ra an a��or�tun�ty far• occ�apar��s (curreni and paten��a i� t� � ar�ici a�� in site selec�i r� nd . , R � a a pro,�ec� design. � , , . 1 i en�sure'ti�at ci ty a►�d �c��nty� ��using assi s��r�ce pl ans ' �' Me�ro �� � � . . ribu�c� assis�ed housir�g 7n a m�nr�er �ha� cor�s�d�r�� access����it,y � �os��bs �rks ubl�c tr ` �t �,,,y . - . � , p , P , ans �n� other �,u�lic sErv�ce�. 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P � , Y 9` mu�rt�.-'fama.l r�sid�z�ti�.l h. . , �, � ��xsing ,o� 't�o,`�,�.e�c:tar `anr3 �ajor �tx�e�s, �' ' �ea� anr� cc�nve�.�a_en� to c.r�m;mer�ia�. ce � , ` , ' c:� � ry r�t��..s. I , � �� , , ; 16. mhe �amc� i� ne� . � , ` � , 1.�, ' ' �r an� c�c�n:;ren��ent to �k:i,��.c ,,,, `� � cn�o � s pa�k� �.�r� :�e.c�ea�ionr �auhli� �:rG��zispo��`�atian�, �.or�al �anrl reg�.onal '''� i � coznm�rc��.1� c� ; ' . " � n�.,�rs anr� emp].o�rment �enter�. � F , , , , , , � :�.�i. Zt �.s �-.��e, Q�.�c a��' �.� ���:.; �:� mi- arc� �t� r� �i�� t�� �' �, '� Q , . , �. , . � , , , , ` , 1,�nd 'de�,"�.�ap�ea�� tt� ,�a� ,�e �os� a� e��ten�.ir�g �aa��r and �e�v�� , � ���`�°,��e and st��e�s �o �'"ri� dp`�e�r,�p�d �ro���ty�. I � , ��� ;� � , � �� k�.. . ' . ' . . �.� . . .,.. i,..'i' �" ., . ��� . . . �. , . . . ,. . . . .. � . �, ,,. + :i . . ' . . , , ��� i�: F � ��. � , .-.. .., � . �j � . . � . ,� . . . �. ,. .. � . � � � . � � . . � . . . � .. ... .. . . . . � . . ' � . �$. 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'. . . . i��'�d ��� �.��a��c.a�i.t�n �.Yi� ��Z� �m�.�e��.a�s� s:u��r�i���ed �'he�e�,r���: se�r . � , � � , , ,, �nc� I�ave ���omm��c��d ap�rt��'d�:� ' � � , , �8� �r��c�a�s � ��r� �.. ,A ���,t��:t�i��,� �'�a�.�� �t r y � � �.� 'g i�]'2� I'f���.'��� , ,: ���� �, � _ .,_ „ .,_. ... . ��.sa1�r�,, „ , _ .. — .. �._;,_ .. I �.�]� �.i'�,�,� � < y ,,. � �s ��:��ii� ���� ���ri.��'���3+��� t���aa� �����,� �+��ri��.aryF �� M�.�rt�� ;� � ���.�,���i ��y��`i�+e �i�s�r��.� �c� ��. i� �ca� �.���ess���r ��► �c'�����s ��.�.� I' � ��� �� �� ��, ��� ��:. � t� �� � ���a � , � � � � ., , , , � Y!i �� � � � � � .�... .ia�.����Iw�. .��. . ,�, �. 'C.�.. �, :.. .r �.... . ....�.. �. .... . _.,.. i..�,�, �..,,.. . � . .Ji, .._.Iv '�I�i. .�� " �i �. I �. . , _ ,� _ , . _ ; , .._ , � .�. . 4 « : h a � � » � � 2�. G a a�. �. "� '0��'�'�'�:p`�.'�,�. ��S'���.�.'� �,�nr�' '�5���°t o�i c" Ar�a s .�...�.��,.. �„ - -- ,, , . . . . , ,�. , . and N��.iQn'al� Re"s�`ur-'c�s. Th� ��lanned �:r�velo�pm�n� prau�ss �nd c�es a.gn review 'can be us�c�: to r�qu'� _ p _ ` �tc� � � " �re dPvel.o er� p:� th�s ].ar�d , r�quir� d�velopers o� th,i's land �o p�rea�r�� t��es, open spaae� � � �aird �a�ita�s and 'scenic f�a��.res wher,e �they �xa.st. .. � , , ; . ,� � , �� � : 30 a � ' Goal 6 r A�r��•Wa�.e.�k�anc�` `�"a�and Reso�a'�c'�s ���aal`ity. � ` .,.._....�, , Th� land. wiil be ��erve�� bv� Gi�Ly san,it�x� �nd ��orm �ew�ers anc� by , , � T!ig�ard TnTa�er ��s�tr,ir�t, '�1ne location o� a�f��r��,la�,� t�o�.s�nc� , ' ne�r��cominErcial c��nters anc� ed�u���i�o�a1��and xe�reati�a�. fa�;il.i.tie� ;, , � ' w'�.1,1' r�duce` a�r pol:�.u-�ior�. '� , � , _ , , , � � ' -�'�raZ Disas��r� an�. I �l, ' �aa1 ?� A�.e�s Sub�ect �r� Na '. r.� �, � !��e, �.a.n�. h�.s deu�lapme�i� �.imi�a�:;�ons ran�.ng �rc�m sl.igh� ' Ha.�ards.` " " , , , , to inncler�.i��� 1�o o� the igh�i����ac� rom 2 0 , � ne has; �lop�s �'�nc�ii�g � � , �,n 3'0� but �rit�.' s�r�s�.:tiv�e b��.lclznc� �on��a..xc,�`io�i t�rhnic�u.es �.hese :,�� ,. ,, ` ar�a s �ca�.t�,c� �� r��t resic����.��"�l �ts�� �'it� a 'r��us�er M� fio'u��r�q ' p� r cra�x�e�t�. �'o �:ogog�aphy� C,an���raa�n�s� �.i���t� ��� u�.��is�na,te �:�.ri�., ' { , : , , � � � a�e ��t�e�ri a�r� ��•ten�. c�� ;i��a�,n �.�,v��o r�t�an�. T�e� � � , :� ��� a�e no � � 1�n.ow'rn� ha�a�c�� t�a� cc��u�c� �imi� future dev�:�apm��i� in �h.� n����bor-� c�, . , �, � � ,� � � � , ` � t��tn n�.'�u��. , ' � �.� �. .�esv�u�c�.s ��,�.� '�Qt��.c� n�t be ������ce� � ]�� . , r�ot� arid nv , � , �� , o� ��r��P�ve� b�r ��.�u�� c����.�.c��arient., � , ' _ , , , : � � � w ��� Gt�a.�.� '�. �+��e.�.��'+c�..�.;�'+�°�,�. 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Gaal, �a . � 'Ho�s`inc�,' The densit�es designed :�or , � � , , , �, re�.ens�,v� I l j � '' � p a� ar�d ,� ; . , �� �.n rl'i �.��d`s co�n� '� _ :��,.s ider��i al lan ., 9' ,r� ? ; lo me rit tnrs-�.t,i� ��. '�. � neighborhoad �lan 5 I f�o� r�si�.ent�.:�. �:v� p � � � ��'�g z�.r s ,, . �I , . . � � . rd's n�anr�i� a�e� ou�ts ide its ci ty' .i � ' , ca�t�r l�m_ts an� in Tz.g�. L 9' ' ., ,�. lim1.�c� c10 n.o t ncaw cam 1. w2-�h s t-.a � g � ' � p �r ' ,��.�v�xc�e glann�:ng �oa�. �,.Q �hou�in ) ; ,, + • I ' I � ��iet�o �o11G�in �evzew �f Tiga�rc�'s comp�eh�ns�ve � �3cCOrc��.n,g t J' � � ,: a�.sU �.ndic�ated to Ti aa:d verb��.l� tha-� C�al �.0 y P �1� ha � .d..., � ,� ��a, L ' �:�a�.c,>�L be met urid�r ���s�nt� ��ni�g. �� s�u�.y� c �d k�y � ' � onr3�zc t �. ; ; , , , ; '�ig�aral's att�rney in��.rat�s that Goa:l �.o �arinbt nc��v be m�:t� : � , , ' � r , �� ; + ; y �.r� I ' ' a �he '�,i� �.s s�'�c1y� � � w• �oa�. 10. A � rc�tr�� , y t.ne alterna,....��a �o me�t ; , of �is a�a�l'ic�t�ion will. �na�e mare af�c►,rda.�1.� ho�s�.ng a�a�.lable , , _ . < : � , j in �.e �ega�o�i. , ; � � ������� , , � ' , �. � : , , , _ � � , , ; ; ��ub��.c '�'ac�i��.�.�i`es e ��'a�.e� �e�v%c�� tc� � ��. Gr�a�, �.�. � ` . I �� ��iid�r a��a is p�cav'ide� by� �e '�ir�a��. �1"��e� Dis���..c�. : � - _, , The �i.���`i�� -. + �ed 'in. `,,5�"W'. 1a�-� �h,�.-� ; : r` �'1ra.S dY1 ��0 T[tt`:'4,11 �.C7C� : , „ � , E � i � i � � � , �1 k� �'�'�1C�.�7" c"�,�'.`ec�;� � �,���.�. �o�i�e ,���vic� �ca w�ie �c���.e�n h�.�.� �� ' � ��, � - ' ����� ��,� wa��.1� ��o�^�r�e s���r��� �:�, �1�� - ' ; anr� an ��' ��.r� �... .�.��'a , ,. ' �c��.a�l�e�n ���� o� �:e s.�.�t�� �.�+�a� � ' � , , ' , ' ��:e �.�rir�. �.� ����r�.�,+���.k��� �r'i.th �����'�,: ��c►��tt ������ �:��d,' , , ; , s������. ; ���.���r�,� '���e� ��r�t�.��. ��.,�� �►� �:������� �� �i� ri��� �� ,, ���ic���l ����.�� �?�r��i��c� " ��'����t�ri �►� �. ��`��rti��� ���'��� ,�.��e ��^ �"1����.�:�� �� ' , , �'I ��.. `; ���. »� � r�.� , _.. i ' �,� �, � , � � , � �, , . . , � � , , � „� .��;,; ,; � �, « , � � r ' , � . , b ��. � � ' . � . , � �� .. .. . �. . . ' . . . . . . '. . � . . � . ,.. . . . _� . .. .. . . , � � . , . � �� . � . . . . . . . �� . ... . ���, �. � . . . , .. , .. .�. . .! � � p �. � `e�:�.�ts to c�us�� this to �7�v�10 �ament �orn an . :A �a�ntx.�c x. , , , , �ak� �alace. , S�torm dra�.nage �. ~ - a.ov�:de�.� b �nrc� sys�. �'s �a l s o P" Y ems „ The no:rtxkern ha1.f �f the s�udy ar��. d�ai,n.s �`es��rly t�war�c� ' Paci�i� �i�ghw���r. T�ze s�ou�hexrt, h�lf of tl�P s�:�ud�,r �.,r.ea d�.�ains , ������ � ' so�xtherl� intcy �ie s�axm sv�=tE�m se����:�ng -�.he Summerfi�:ld dev�lo�m�nt. I �he ma 'or ��af�ic ��c,c�s s ��o th� land should l�� at �he J � - , inter,�ecti.on c�� B��::E �3end �n�ae3 an� T; �. �'> 3_-� hwa `93 and aace�,s tQ; 1Q9�'i � � , , � , � � �nuE. �hould be c�e�em has ti.zed. A�' P � , � � ' � ' ,�.�a �� , ig�� � hool pis tric�. 2��' prava.de� educ�t.ional m ` , :,��vic::�s :iz� •!c:he �tud�r a�e�a. rlCempl�:t��n Grac��, �ua�ity J��,o� ' High ai�1d Tiga,rd ��.�h Scho�o�.s ar� wr�,t�ir�' one t�v two mi��s c�f � � '; , th� st`,ti�dy area. En�ca�.J.nt�*�t �roje�c��.Qn�, cou�led wi�h the , anti�i��,���c3 �iauaing tYpe p iridi�a�t�. t�.p ca��.bility to ser�e � : , _ , , , , ' , , �' � study ar�sa. �'n ac�di�i:�n,, f�tt�r� de�el�tipmex�t v�ot��.c� a�.�. �to , �h ' �1�ip o've�a�.1. �a� base a�nt� �e1�a prr��c�ide �or sa�,�iol� expans�.�ra �, � � , , , , ,, , ; rc� `e�t�. Tn. �n��a�., a?1: u�ba�i ��ervice5 a��W ei�hEx� ; , ' ' P J �J • , � _ . ' , � pres�ri:�1,y� aaai�.a}�.�e' e►�»' �a��'az�ne� �c;'� s�rv� �S�e xi�ig�k�o�1�+�oa Y7i��i � ' � ��,���e �r� ' !' + i1a rieg��ive ir�p,�,cts. ' , � � � �� � ;� � � � ��l,; � � ,. r: ;.. � ' .� ���. .. . .. .,_ . . .���y, �..... . � '� �4 ..,� .., � i] ,.�� � �. , . . . �, � .... � � �� . .. . . , ., . ..,. � ., . . � .. . . . . �- , . , , . . , . .... . � . ,.. ��. �o�.� 1"� '��ans�a+�i�t��1���n. �h� 'l��c� .�5 s e�ve,c� �� +? �co�.�ec�o�, ' ' � `r_� C� !�. L��M�/A �..��� Y I� , �h� m�,��w s����t o�, �v��. ������w��t�� Lan� �i�+� � �' , I , , ,, � N'��v�� ��+���, a�� � ' �.7e �a `c�� ��.���,e��.�w„� �?a��.��.� ��: �iwa ,' i, Y � �' � �, , ��� Ct�r�nt ��,�� �c+�.��s ar�� p�.����►m�.��a���r �x��ntc�+� �r� ;' , � . ;: _ � ,. � , , � . , . : , � , � � �, � drat�n�:+��r�. 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SFrv�d by a balanc�c� �ranspo�tation sys tezn ����.th ���x��ned �1�' r� : . �.:, st.reet izt��rc��r�m���ts 'tc�� suppo�t, u�'aan den,r�i�ies:, anc� '` C7 � ,; �� �. th�xefo��� �usfills •�he� in�ex�t' ��f thi�. g�oa�,. � . , � , , , , ,. � , , , , � , , , , _.. � �. ;. � ,, - F . . .T ris`e��at"i on, Th�re are x�c� kno�rn. ;, ., I f ��� Goal l3. �riex����o t� 3'�. �, nonrenec���b�le ergy re�nurces l.r�catec� w'' ' rea. ' � en i�hin �:h.e study a : � Howev�r, so�ar en�r��r, a rene�abl� ��sou�ce� can P ro�rid� ' �; si nificant ama�a:n.�.s c�f :�nerg� tor ,variaus h�a.ting pu�`po��� . � � �' � � � , ; � Sit� a�r� str�uc�ure orien����ion, sit� 1oca�ion �o bus and �ransit , ' ` , �,. �arridors, and a�►p���pz�ate b�.x�lding , ca�s tru�tian �techni�ues are � <1,. �'�r, '' ���f.�Tl. f�'l1PS'�lC�r1t♦ � a�so rel��.ed to the en�� c�nse �- �va ;, � ., ' T,i�e stucl� �.re�. nei�gk�i�o��a�o�d i� wit�tin clo�� �ro��.�ni�y � c�f ar��, �raR��.o��m�ri� cen�.�rs anc� is ��r��t� b�r the ��a,ns�.t �orridor f� . � � � � i.. + M, . 'n bus �,.�a t:ransi t s ervi.c�. dx - , � a� Pac�.�iG H�.gh'��y, ��i th exp�n g �� . . , , Y' m�ie nei���ca�rhd�r� is wit�.in on� mi.l� o� most �ea sc�ocrls a�d � ` : , ��� ��� � �; � ��� � �;� ��; � , ?; ��� , � �� ' i,' , l� ,�r�o in c�n�� , , , �' , � . c ��. , !. � �d�acerRt� tc� tY�� 5��.�.�t Ca.ty and ��mme.��i� � p�' �' . , �� �� , , , , , �e�r�lo��me�.t ti�;it�,in �h� ��uc�y a�ea ��t�o�1.d> }�e �wi�.hi�. pr�sent ,` � idel�r�e� �ca� �n�rgy' �or�serv'at�.un. As s��.�c�Cer� a�r��e, ��.x�i��e � ; , , � , , � � � , . , . d�,ve�.��me��; ;�f , t�i,� s��r�.c�� a��aa �o�l� b� �+r'i�;'�ir� p��sen'�. ; �, , , , � ; , � �� � id��ines � �on5 e�v�.ts,ori. ' � � � a� e���gv � . . � , , ' ;. _ . ' i , , � , , _ : , �� � � �� �� � � ,, . : . . _ � .. _. ' . .a. ..... � . r { , ��� , �� - ����.r� �.1�e , , a�nc� �s �' , .�� „� �� � � � �.za� �. �8. �+��:-� ��4� U��►an , . . � . ���Y , .... .,.,_v. .. ..... � ... 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Dur�es �r��ct Oc�ari '��s�'aur�es, Tlz� 1.and a:s nc�t a:�, the Willamette Riv�r Creenway p it i,s not �n an� does not aff�ct any estu��y, es�uarine res�yar��� coasta�. sl�or?lands D be�c�ies, r3unes o ; r oce�n iesourc�s . , , ; , , ; � � . .. . . �,� �. �'� . .. . . .... � .. �. ��.�. . � .� . .. '. . .. i. ' , . ... � . � .. � . .. � � . � � .. . � . .. .. � .� � � . � �� � � 7 . . . ... ... . , , . .. . . . . . . . . . , . . � . � . . � . . . . . . . � .. . . � . . � .... I' . . . � �I. � . �. . �, � .. ' . . , . . . . . . . . ,. . � . . � , . . . . . . .. � .. . .. . . . ... .. . . .. . . . . . . . .. . , . . . . . � . . .. � . � .. � . . 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