CU1-79 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PLEASE NOTE: The original paper record has been archived and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.
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(Ref: ZC 16-78) CU -
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fin] 108th aarhem Rd.
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RECEIVED
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•l D CITY ,; .. CITY OF TIGARD
P.O. Box 23397
12420 S.W. Main C- t :r"B"
Tigard,Oregon 97223
March 12, 1979
• Mr. Michael D. Elton
1801 S.W. Cloverleaf Rd.
Lake Oswego, OR 97034
Ret CU 1-79
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Dear Mr. Elton:
Please be advised that the Tigard Planning Commission at their regular
meeting of March 6, 1979, denied your request for, a conditional use
permit in reference to the above project.
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This proposal was denied due to that the duplex units would not be in
keeping with the character of the surrounding single family residences,
and that a planned development would enhance the subject sites develop-
ment as it relates to the greenway on the site.
Action of the Planning Commission are final unless notification of
appeal to the City Council is filed with the City Recorder within 20
days of the Planning Commission action.
If we can be of any further assistance, please do not hesitate to contact
this office at 639-4171.
Sincerely,
444-
Ken Selby
Associate City Planner
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Note: The following acknowledgement muvt be received by the City of Tigard
'I within fourteen (14) days of your receipt of this letter. Failure
to return this acknowledgement may result in action by the City of
Tigard.
I hereby acknowledge this letter documenting the action of the Tigard
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Planning Commission. 1 have received and read this letter, and I agree to
fir, the decision here documented end to abide by any terms and/or conditions
attached.
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AGENDA
TIGARD PLANNING COM..r:SSION
March 6, 1979 - 7:30 P.M.
Fowler Junior High School - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon
1. Open Meeting:
•• 2. Roll Call:
. 3. Approval of Minutes from Previous Meeting(s) :
4. Planning Commission Communication:
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5. Public Hearings:
A. Staff Report
B. Applicant's Presentation
C. Public Testimony
1. Proponent's
2. Opponent's
3. Cross-Examination
, . D. Staff Recommendations
E. Commission Discussion & Action
5.1 ZONE CHANGE ZC 22-78 (Settler Park Estates Planned Development) NPO 46
This item was tabled from the February 20, 1979 Planning Commission
meeting.
A request by William A. Godwin for a general plan and program review of a
residential planned development and zone map amendment from R-7 "Single
Family Residential" zone to R-7 PD on a 9.27 acre parcel, located at S.W.
Settler Street (Wash. Co. Tax Map 2S1 11AD, Tax Lot 6500) ,
5.2 ZONE CHANGE ZC 25-78 (Winter Lake Planned Development) NPO #7
This item was tabled irom the Dec, 5, 1978 Planning Commission
meeting.
A request by Krueger Development Co. tor a preliminary plan and p.4ogram
review of a residential planned development and zone map amendment from
Wash. Co. RS-1 to City of Tigard R7 PD and A2 PD on a 27.31 acre site;
east of 135th, between Scholls Ferry Road and Walnut Street (Wash. Co.
Tax Map 181 33D, Tax Lots 500, 600, 601 and 602) .
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5.3 ZONE CHANGE ZC 30-78 (Sherwood Down Planned Development) NPO #5
City Council on klanuary 22, 1979 remanded back to Planning Commission.
A request by Ointher tngitecring, Inc. for a preliminary plan and program
review of a residential planned development and zone map amendment from
Wash. Co. RU-4 to City of Tigard R7 Pb on a 11.25 acre parcel, south of
Bonita Road on S.W. 76th (Wash. Co. Tax Map 251 12B, Tax Lots 4600, 4700,
4701 and 4800) .
4111, CONDITIONAL USE CU 1-79 (Michael D. Elton) NPO 46
A request by micnael D. 1ton for a conditional use permit to build duplexes
in an R-7 "Single Family rtesidential" Zone on a 2,83 acre parcel at S.W. 108th
Durham toad (Wash. Co. Tax Map 251 15A, Tax Lot 1500 .
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5.5 VARIANCE V 3-79 (Ames chard #2)
• .NP.P-#7
A request by Hazeltree Development for a street variance for improvement
of the approximately 200 feet of remaining S.W. Hazelhill (Wash. Co. Tax
Map 2S1 lOBE, Tax Lot 600) .
5.6 CONDITIONAL USE CU 5-79 (John Tigard Home) NPO #6
A request by Tigal'd Area Historical and Preservation Association to
locate the John Tigard Home in an R-7 "Single Family Residentitd" zone
on a 5.09 acre parcel (portion of) at S.W. 103rd Avenue & S.W. Canterbury
Lane (Wash. Co. Tax Map 2S1 UDC, Tax Lot 2600) .
5.7 CONDITIONAL USE CU 4-79 (S.W. 110th Park) NPO #3
A request by Ed Gause for a conditional use permit to build duplexes
in an R-10 "Single Family Residential" zone en a 1.45 acre parcel, east
of S.W. 110th Avenue, at west end of S.W. Garden Park (Wash. Co. Tax
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Map 2S1 3DD, Tax Lot 1301) .
6. old Business:
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7. New Business:
8. Other Business:
• 9. Adjournment.:
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MINUTES
'TIGAkt9 PLANNING COMMISSICa
' March 6, 1979 '
' Page 2
COMMISSION DISCUSSION AND ACTION:
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Speaker verified with staff that the restriction in Condition 6 was really
a prohibition of direct access of abutting lots to Sattl,lr Street. It was agreed
the word "restrict" should be changed to "prohibit".
Smith questioned adequacy of parking. Selby explained the emergency services
people feel the parking as now planned is adequate, and it does meet City Code.
Smith also questioned the one-way designation of the loop street on the wall
by presentation. This was a late addition to the plan, which staff and several
commissioners highly approved.
It was ascertained that the dedication of the 3.5 acre open space had been
' discussed with the Park Board, and that the City had funds available for maintenance.
Smith MOVED approval of Zone Change ZC 22-78 based on staff findings and
recommendations, including a Condition 10 reading as follows:
(Get from Selby the wording which requires one-way designation on
the interior loop street.)
The motion was seconded and carried unanimously.
• 5.2 ZONE CHANCE ZC 25-78 (Winter Lake Planned Development)
This item was stricken from the agenua upon written request of Benkendorf
& Associates dated February 22.
5.3 ZONE CHANGE ZC 30-78 (Sherwood Downs Planned De7olopmer1t)
' This item had been remanded back to the Planning Commission by the City
Council. .However, staff reported that James Ginther of Ginther Engineering, Inc.,
had called at 3 o'clock in the afternoon requesting tabling for this item in
order to allow additional consultation with staff on the density issue. The President
inquired about notice to be given to surrounding property owners when this item would
r again be heard, stating he felt public notice and participation is very important.
Staff assured the same notice would be given to immediate neighbors, and the official
notice would also appear in the Tigard Times. Thereupon Bonn MOVED Item 5.3, Sherwood
Downs Planned Dev,lopment, be tabled. The motion was seconded-and-carried unanimously.
• 5.4 CONDITIONAL USE CU 1-79 (Michael D. Elton)
A request by Michael D. Elton for a conditional use permit to xuild duplexes
in an R-7 "Single Family Residential" zone on a 2.83 acre parcel at S.W.
108th & Durham Road (Wash. Co. Tarr Map 251 15A, Tag Lot 1500) .
The STAPP REPORT wan read by Howard.
The APPLICANT'S PRESENTATION'ATION was made by Michael D. hl.ton, 1801 S.W. Cloverleaf
Road, Lake Oswego, owner and applicant,
Mr. Blton acknowledged some confusion with the zoning requirements, originally
believing the same number of duplexes as single-family units would be permissible,
whereas he now recognizes the limitation is on the number of living units. He
reviewed the possibilities under single-unit development, utilizing one cut-de-sac
off Durham and another off S.W. 108th, which would sacrifice desirable development of
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MINUTES •
,TIGARD PLANNING COMMISSI/
• March b, 1979
Page 3
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APPLICANT'S PRESENTATION CONTINUED:
the creek through the property. He also stressed the economic impact of the
irequirement for half-street improvements along 500 feet of Durham and 300 feet of
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S.W. 108th, which he felt was unduly burdensome if development were to be limited
: to single-family units. He indicated a desire to explore with the Commission the
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• best use of what he characterized as "a choice piece of property". He presented
a location map showing neighboring property owners who favored and opposed this
development, together with a petition favoring it. He read into the record a letter
received by him from Opal Labahn, 16190 S.W. 108th Avenue, expressing approval of
. the project.
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The President stated the Commission can act only on the proposition as put
' before them; that if the applicant felt it desirable to explore alternatives he
should do so with staff.
PUBLIC TESTIMONY:
FAVORING the plan as proposed were: Opal Labahn, 16190 S.W. 108th Avenue
and C.E. Labahn, same address; and Ed Thoennes, 16450 S.W. 108th Avenue. It
. was pointed out there would probably be less traffic generated by small duplexes
• • than by large single-family units because of the absence of young people with cars.
IN OPPOSITION to the proposal: •
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Mrs. Grant A. Chamberlin, 16720 S,W. JO8th, read a long prepared statement
. • 4 , expressing concern for the safety at the 108th and Durham intersection; opposing
. : I the density proposed, and the lack of parking spaces.
Elton C. Phillips, 16565 S.W. 108th, expressed concerns for the slope; parking
(which is in compliance with the Code) ; sewer (which is provided for properly) ; and
building height (which is one story only) .
Opal Labahn, 16190 S.W. 108th, opposed the density, terming the duplexes as
actually apartments; that buffering is not necessary; that if the proper is purmitted
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, higher density, the whole area should be rezoned for higher densities.
Walt Lissy, 16455 S.W. 108th; Lannes Baird, 16325 S.W. 108th; and Paul Arla=kas,
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16420 S.W. 108th, reiterated concerns previously expressed. Mr, Arlauskas also
objected to the rental aspect as compared with the single ownership concept in the
NPO plan for the area.
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Staff read a letter just received from Mr. and Mrs. Dwight E. 8rewer, 16185 S.W.
108th, in opposition.
The STAPP RECOMMENDATION was read by Moward.
In DISCUSSION by commissioners, it was pointed out that buffering on this
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property was from Durham Load rather than Summerfield; that as proposed the develop-
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merit would be more accurately described as apartments than duplexes; that a Planned
1 Development designation would be appropriate because of the sensitive character of
the area; that the economic burden of improving 800 feet of road was indeed a zeal
( one to be considered in the development of this property; that we should support the
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000 single-residence plan for this atqa. The propriety and legality of requiring a
Pb for this parcel was discussed.
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MINUTES
. TIGARD PLANNING COMMISSIC.
March 6, 1979
Page 4
( Smith MOVED denial of Item 5.4, Conditional Use CU 1-79 requested by Michael
Elton; and that this parcel be required tobe developed in the Planned Development
concept with a maximum density of 14 units, The motion was seconded and carried,
with four ayes, two noes.
. At this time (9:08 P.M.) the President declared a 5 minute recess.
5.5 Variance V 3-79 (Ames Orchard #2 Subdivision)
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A request by Hazeltree Development for a street variance for improvement
• of the approximately 200 feet of remaining S.W. Hazelhill (Wash. Co.
. " Tax Map 2S1 10BB, Tax Lot 600) .
• The STAFF REPORT was read by Howard.
Tho APPLICANT'S PRESENTATION was made by Bob Cruz of David Evans and Associates,
engineer-planner for the owner-applicant. . He briefly restated the request and the
reason therefor, and offered to answer any questions.
• PUBLIC TESTIMONY was confined to a question by Herbert Olson, an adjoining
property owner for whom the development has raised run-off water problems. Staff
told him that issue would be addressed later,
The STAFF RECOMMENDATION was read by Howard. Selby stated in answer to Mr.
Olson's question that it is a condition ion the zone change, and it will be a
condition of the subdivision, that the applicant have site drainage plans approved
by the City prior to issuance of building permits. Thee is some difference in
• the County standards from the 'City standards, which require underground drainage •
control.
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Mr. Ames, the applicant, who specifically disclaimed being an engineer,
: explained some of the problems in the first Ames subdivision which should not
recur in this one.
Mr. Speaker commented that awarently staff felt the four requirements for a
• variance were met in this case, and that it was rather unfortunate the applicant
. seemed to be caught by a conflict between County and City standards in his develop-
ment. Thereupon he MOVED approval of Variance 3-79, based on staff findings and
recommendations. The motion was seconded and carried unanimously.
5.6 CONDITIONAL USE CU 5-79 (John Tigard Home) Ref. TU 7-78
A request by Tigard Area Historical and Preservation Association
to locate the John Tigard Home (historical building) in an R-7
"Single Family 'Residential" zone on a 5.09 acre parcel (portion of)
at S.W. 103rd Avenue & S.W. Canterbury Lane (Wash. Co, Tax Map 251
11BC, Tax Lot 2600) .
Howard read the STAFF REPORT.
6. 1
The APPLICANT'S PRESENTATION was made by Dave tissett of the architectural
( firm of Griggs, Lee, Ruff Architects, 5920 S.W. Macadam Avenue, Portland, Oregon,
who is the architectural consultant for the Tigard Area Historical and Preservation
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STAFF REPORT (
• AGENDA 5.4 \,. ', '
. -------,-.. 7,5 °
TIGARD PLANNING COMMISSION ,,;)
March 6, 1979 - 7:30 P.M.
• - Fowler Junior High School - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon
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. . Docket: Conditional Use CU 1-79 (Cedar (7,-een Village Duplex/Subdivisiep)
. ' Reference: ZC 16-78
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,,, Applicant: Michael D. Elton
..: . Owner: Same as applicant
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Site Location: Corner of S.W. 108th and S.W. Durham Road (Wash. Co. Tax ..
Map 281 15A, Tax Lot 1500). ,. '
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Request: For a conditional use permit to build 12 duplex units for a total of
. 24 dwelling units in an R-7 "Single Family Residential" zone (four
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dwelling units per gross acre) on a 2.83 acre parcel.
. I. Findings of Fact:
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. 1. The site is designated "Urban Low Density'" on the NPO 46 Plan and is
presently zoned R-7 "Single Family Residential" zone.
• , 2 The following are applicable policies of "Urban Low Density":
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Policy 2. The maximum overall density of development will be four
. dwelling units or 12 persons per gross acre. This amounts to a
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- standard of 7500 square feet of land per dwelling unit allowing
, . for streets and other open space. Some areas will have a lower
density owing to topography, existing development patterns, or
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• the desire of individuals to own a larger lot.
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". Policy 3. Residential subdivisions will be developed with paved
streets, curbs and gutters, street lights, and walkways,
according to city or county standards, All utilities will be
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placed underground.
Policy 4. Development will coincide with the provision of public
fl streets, water and sewerage facilities. These facilities shall
be (a) capable of adequately serving all intervening properties
as well as the proposed development, and (b) designed to meet '
city or county standarrls,
3. The applicant proposes to build 12 duplex units (conisting of 24
dwelling units) with a passive area, barbecue patio and natural .
greenway through the site.
4. The underlying tone (R-7) permits 11.32 dwelling units on 2.83 acre
site. Therefore, the project proposes 12.65 dwelling units above
the maximum permitted.
S. The following are applicable policies of the NPO #6 Plan in reference
to duplex use on the subject liter
Policy 6. The single family character of the area designated on the
k' plan map as urban low-density residential is viewed as a positive
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. STAFF REPORT
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. AGENDA 5.4
TIGARD PLANNING COMMISSION :
• ' March 6, 1979 - 7:30 P.M. ..
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Page 2
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1 .. asset to be retained. Projects proposed for this area must be
judged according to affects upon this character.
• Policy 7. Within the urban low-density residential area, allow i
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. duplexes on lots less appropriate for single family homes to
include locations at street intersections, adjacent major
thoroughfares, and as buffers between multi-family and single
family areas.
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6. The site has a gently slope away from the road to the south as well
as a small creek through the center of the property. The banks for
the creek are relatively steep 1596-25% grade and there are a number
of large trees along the gully.
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7. The surrounding land uses are Summerfield Development to the north,
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g mobile homes to the west, property to the east and
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south is farm and single family. Across Durham Road to the southeast
, are condominiums, to the northwest are rental apartments, to the north
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lies the Summerfield golf course and clubhouse,
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8. The site is served by an 8 inch pressure line and the Summerfield pump
station both of which are adequate for the proposed development.
9. Water is supplled by an 8 inch Tigard Water District line along S.W.
108th and a 12 inch line on S.W. Durham Road to the east of S.W. 108th.
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10. Southwest Durham Road is designated a residential arterial road in the
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WPO #6 plan, with a necessary right-of-way 90 feet. The purpose of an
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arterial street in NO #6 plan id as follows: .
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To carry high volume traffic flow and to connect major traffic generating
areas such as residential neighborhoods, commercial centers, industrial
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11. Southwest 108th Street is designated a local street in the NPO #6 Plan.
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II. Col—lusionary Findings:
-, 1. On October 23, 1979, the applicant's request for zone change to R-7 was
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approved by the City Council subject to the following conditions:
1. That 25 feet of right-of-way along S.W. Durham Road be dedicated to
the City and the applicant file an agreement to participate in the
improvement of S.W. Durham Road.
2. That five feet of right-of-way along S.W. 108th be dedicated to the
City and a half street improvement be provided along S.W. 108th to the
• 4 City of Tigard Standards before a building permit is issued for the lot. .
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S. That the developer receive approval from the City Engineer prior to .
• construction, and especially in regard to building on h natural
drainageway and grade.
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• , 4. All utilities shall be subsurface installations.
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STAFF REPORT
AGENDA 5.4 ��
1 TIGARD PLANNING COMMISza. QU
March 6, 1979 - 7:30 P.M.
Page 3
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to date, the applicant is in compliance with the above required conditions.
2. The applicant's request is in keeping with Policy 6 and 7 of the NPO #6
Plan which provides a need for diverse housing with location that creates
a buffer for the surrounding single family units. However, the
applicant is in violation of Policy #2 in that the project proposed
12 units above the Mitts. maximum,
3. The applicant proposes to maintain the greenway area as a natural
drainage system.
e III. Staff Recommendations:
Staff recommends approval of the conditional use permit for duplexes
subject to the following conditions:
1. That the duplex units be limited to five.
2. That the greenway area (site and depth as shown on plan) be cleared
of dead or dying debris and unnatural material and dedicated to the
City` That the foot bridge (as shown) be permitted upon approval of
its plans by the Planning Director.
3. That half street improvements be made along the frontage of S.G . Durham
Road to county street standards prior to issuance of building permits.
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4'. That all conditions of the zone change (see ZC 16-78) be met prior to
issuance of building permits.
5. No changes will be made to approved plans or specifications unless
formal application is made to the appropriate department and changes
are approved by that department, Application for changes will be
I made in writing and shall include applicable drawings, engineering
r a. specifications and other details requested by the department. No
construction shall take place in these instances until after the
changes have been approved. Any deviation from this condition will
result in the i.mmedi(ate posting of a stop work order on the project
• or any portion of the project.
?eport prepared by Ken Selby Reviewed by: 'Ald award
Associate City Planner ng Director
March 1, 1979 Tre 1, 1979
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P.O. Box 23397
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12420 SM. Main
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. . Tigard,Oregon 97223 ,. .
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March 2, 1979
•
Dear Mr. 21ton, •
•
Regarding your proposed developement of your lot on the
corner of Durham and 108th in Tigard:
We have both Faen ard inspected the proposed plan and think
that it would be an acceptable project in keeping with the
zoning proposed by the planning commission.
•
It should be a welcome asset to tne community.
Sincerely,
Robertt. and Alma R. Lamkin
/
•
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.
$Z5'9O �,
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AFFIDAVIT" OF'' PUBLICATION �" ,L1131-IC NOTICE
w TIGARD I.'L<�NNING COMMISSION ' '
March 6,19797:30 P.M.
. . STATE OF OREGON, Fowler Junior High Schno1-L�:wture.
COUNTY OF WASHINGTON, ss' Room} i •
10865 SW Walnut St.-Tigard,Oregon
• Joseph Schaffer 5. PUBLIC HEARINGS; •
' 5.1 ZONE CHANGE ZC 25-7'8(Wintery
I, ... . . .
•
' r
Lake Planned Development) NPO 7 1 .
being first duly sworn, depose and say that I am the publisher .................._.,........ (This item was tabled from 12/5/78
.. ......, of The Tigard Times, a newspaper of general circulation, as defined Planning Caxrzirtissian public hearing
meeting.) .
by ORS 193,010 and 193.020, published at Tigard, in the aforesaid county A request by Krueger Development ,
i g , a d coun.y and Co.for a preliminary plan and program
.,., review of a residential planned devel-
state, that the legal notice, a printed copy of which is hereto annexed, was opment and zone mttp amendment
a, from Wash.Cc. RS-1 to City of Tigard '
' published in the entire issue of said newspaper for 2 succe's" sive and R7 PD .,.Ad A2 PD an a 27.31 acre site: i
east of 135th, between &bolls Ferry; -
consecutive weeks in the following issues ........,. Road and Walnut. Street (Wash, Co,
February 21 1979 Tax Map 1S1 33D, Tax Lots 500, 600,;
Y r 601 and 602).
_...,.� ..�......"` / r,......""�- 5.2 ZCcdl CHANGE ZC 30-78 (Sher-d
-,,✓ 1 `; ,,.. wood Downs Planned Development) .
/' ($$gn4.til.rel
NPO 5
(City,Council on January.22, 1 970 re-
mended back to, Planning Commis-
Si+hscribed and sworn to before me this. 2nd.............. day of sion),
,. •; A request by Ginther. 'ErRgineering,
(' ht �a , Inc.for a preliminary plan and program
I a9 r eie°Y of a r esidenia planned.deei ,opment and zone map amendment 1 VQ--.t 1' ;.e tA :Lrm Wah . o Tiga.... D on a couth Notary Public of Oregon Bonita Road on SW 76th (Wash. Co,
Tax Map 2S1 1213,''Tax Lots 4600,4700, (,
OMM)S510 4701 and 4800).
My commission expires .. ,l{Pjj 5.3 CONDITIONAL USE CU 1 ,79 ( li-,
�,...,,,; chdel D. Elt nQ ) NP�6
A request by Mi
■•
) '
V
( . .
AFFIDAVIT OF MAILING
STATE OF OREGON
p. County of Washington ) ss.
City of Tigard
I, Debbie Burgess, being first duly sworn, on oath depose and
say:
"
That I am Secretary for the Planning Department for
the City of Tigard, Oregon
That I served notice of hearing of the Tigard Plan-
. ning Commission
of which the attached i5 a copy (Marked Exhibit A) upon each of
the following named persons on the (.2 day of
• . A , 197 9 , by mailing to each of them at the
address shown/ on the attached list (Marked Exhibit B) , said notice
as hereto att-ohed, depositedin the United States Mail on the
day of L:hz,11 , 197 9 , postage prepaid.
___ 12.1.12-1(.11 A 1,
Subscribed and sworn to before me on the 23 day of
, 197 q
Notary Public orT Oregon j
)
My commission expires'
.•
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41 4
•
TIC4IVE)
CITY OF TIGARD
'Me AO
diOttlAtIO
P.O. Box 23397
12420 SW. Main
Tigard,Oregon 97223
Dear Community Member:
The enclosed agenda for the upcoming mooting of the Tigard Planning
Commission should be of interest to you
Item(s) circled in red concern proposal changes in property in your
immediate area.
WI encourage you to attend this meeting or file written comments with
this office prior to this meeting.
If you have quostions, please contact Mr. (en Selby, Associate City
Plannor at G39-4171,
A'Wie Howard
Planning DireeLor
• /1
•
•
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.ZONE' CHANGE - CONDITIONAL E - VARIANCE -- TEMPORAY t.,, ,,t: - NON-CONPORMIkG
1 r USE REQUESTS
APPLICATIO File #
. e
Fee Red.
.
Tigard Planning Co Receipt # 176p e)
mmission 639-4171
, 12420 S.W. Main St . , Tigard, Oregon 97223 Date Rec'd. _
, By 6 1,
4 ***,*.0. ■...*......... .4
, ...•■•■•..
......■••■•*.
PLEASE PRINT IN INK OR TYPE
. .
. Colt.,61:Tioll 1 WLI,.....-
Action Requested_ ,,,Z•ozva—apito---R,,..7-..-P-r-D.
... ..... ,
Applicant 's Name Michael D. Elt.
. on Phone 243-1708
Applicant 's Address 1801 S.W.Cloverleaf Rd. Lake Oswego, OR 97034
. (street- (city) (state) (zip)
. Owner ' s Name Michael D. Eitoa Phone 243-1708
•
Owner's Address 1801 Cloverleaf Rd. , Lake Oswego, OR 97034
(street) (city) (state) (zip)
i . Applicant is: Owner_ X Contract Purchased Developer X Agent
Other
______
Owner Recognition of application: Owner/applicant
. 4
AK -
,....o e-
----7AMItr --....—,
ri4ignatIlIe tnirfter s) .
,
Person responsible for application Michael D. Elton
1801 S ,W. Cloverleaf Rd, Lake OsulAg11, OlIggon 97084
(street) (city) (state) (zip)
' ----_-____ ------_-__
PROPERTY INVOLVED: Tax Map #251 ila_ Tax Lot(s) 1150(1_419M46.,1_,
Area 2 83 (acres)
Address SW, 108.±1LhDpiham_BnAA_______. ___ =_-___
0/
klxisting Buildings (# and type)
Current zoning R-7 Current Use_undeveloped land
,.............._...
Applicant 's Applicant's
Proposed Zoning PlaimledDevOtrlijLP. Proposed Use Condit_ior - Dulesex _
. 0.4.****...**.....***“.........u.
li SUBMISSION Title Report nrasanon Requirements
REQUIREMENTS: Legal Description X Vicinity Map
....._
Tax Map X __Site Development Plan
X Photos X Site Plan
i .
1
' 41PgLICATION PROCEDURES (
ZONE MAP AMENDMENT (ZONE CHANGE)
CONDITIONAL USE PERMIT
Not less than twenty-one (21) days prior to a scheduled meeting of the
Tigard Planning Commission, an applicant for one of the above-captioned
actions wilt submit to the Tigard Planning Department the following:
•
A. A SIGNED, COMPLETED APPLICATION PORM.
X B. THE APPROPRIATE PEE.
- C. DOCUMENTARY PROOF OP OWNERSHIP (TITLE INSURANCE POLICY OR
DEED) ,
• x D. WRITTEN NARRATIVE ADDRESSED TO THE PLANNING COMMISSION WHICH
ADDRESSES THE FOLLOWING POINTS:
1. Nature of the proposal and the reason for requesting
the particular action.
2. flow the proposed use is in conformance with Tigard 's
Adopted Comprehensive Plan.
3. Community need and/or public benefit derived from the
proposed action,
4. Any changes in environmental, economic or social con-
ditions and/or changes in availability or public services, 1
or access, and/or any other aspect of community develop-
vent directly affecting the subject site that would
justify the requested action,
.5. Why the proposed location for your proposed land use id
more suitable than other locations in the City zoned
to allow the proposed use? (not applicable for conditional ,
use permit) .
6. The impact or effect the proposed development, use, or
activity wilt have on adjacent sites, occupants or
activities and on the immediate neighborhood.
7, The types of public services necessitated by youv
proposed dedelopment and the impact 'that your project
may have on these public services. (Examples c such
public services may be fire protection, police protection,
water and sewer service, schools, parks, streets, roads,
public transportation and/or utilities.
X E. A SITE PLAN„ DRAWN TO SCALE, SHOWING THE BOUNDARIES OF TEE SITE,
Yiaw
DIMENSIONS AND ARRANGEMENT OP THE PROPOSED DEVELOPMENT, AND
1 ANY ADJACENT EXISTING BUILDINGS„ STREETS, UTILITY POLES,
DRAINAGE WAYS, FLOOD PLAINS AND SEWERAGE OR WATER MAINS,
' o
Ol
APPLICATION PROr', URE'S
ZONE MAP AMENDMENT (ZONE CHANGE)
•
CONDITIONAL USE PERMIT
PAGE 2
F. A COUNTY TAX MAP OR OTHER SURVEY MAP SHOWING THE PROPOSED
an SIP E.
G. ANY OTHER FORMATION REQUESTED IN PARTICULAR BY THE TIGARD
PLANNING DEPARTMENT.
H. BLUE PRINT DRAWINGS (13 copies) .
REVIEW PROCEDURE
When a complete application is filed with the Planning Department, the
matter will be placed on the next available agenda (allowing not less
than three (3) weeks for staff review, requests for additional ,nate.rials
review by other agencies or departments and required publication and
mailing of public notices) .
Regular meetings of the Tigard Planning Commission are held on the let
and 3rd Tuesdays of each month. It is necessary that the applicant or
his authorized representative appear at the meeting and be available to
-- testify and to answer any questions that may arise in the course of the
• public hearing. Failure to appear will result in either continuance to
the next meeting or a denial of the application. Any written or graphic
materials requested by the Planning Department, in addition to those
required in tree original submission, must be submitted to the Planning
Department before the Friday pr'eceeding the rtieeting so that they can
be distributed to the Planning Commission.
. Following the meet-1,4.&, minutes of the meeting and letters to applicants
notifying them officially rf the results of the meeting wilt be prepared
by the Planning Department and will be sent to the applicant within
JO days.
•
•i
O
APPLICATION PROCEDURE.
ZONE MAP AMENDMENT (ZONE CHANGE)
CONDITIONAL USE PERMIT
', PAGE 2
' o
X P. A COUNTY TAX MAP OR OTHER SURVEY MAP SHOWING THE PROPOSED
SITE„
G. ANY OT TIER INFORMATION REQUESTED IN PARTICULAR BY THE TIGARD
M PLAt+NING DEPARTMENT.
X _ H. BLUE PRINT DRAWINGS (13 copies) .
REVIEW PROCEDURE
When a complete application is filed with the Planning Department, the
matter will be placed on the next available agenda (allowing not less
than three (3) weeks for staff review, requests for additional materials
review by other agencies or departments and required publication and
mailing of public notices) ,
Regular meetings of the Tigard Planning Commission are held on the lst
• and 3,Ad Tuesdays of each month. It is necessary that the applicant or
his authorized representative appear at the meeting and be available to
testify and to answer any questions that may arise in the course of the '
public hearing. Failure to appear will result in either continuance to
the next meeting or a denial of the application Any written or graphic
materials requested by the Planning Department, in addition to those
required in the original submission, must be submitted to the Planning
Department before the Friday proceeding the meeting so that they can
be distributed to the Planning Commission.
Following the meeting, minutes of the meeting and letters to applicants
notifying them officially of the results of the meeting will be prepared
by the Planning Department and will be sent to the applicant within
10 days.
:. 1
H
it
+, 108th St. residents and property owners Petition Against the
o..
2.6 acres S. of Durham and W. of 108th St. to be used, or
charged for use o , anything Cher then Sin le Ira ; Residential.
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108th St. sesidentN P.,nd property owners Petition ticAt the
2,6 acres S. of Durham and W. of 108th St. to be used, or
charged or use of anything other than Residedlat
A 1
24. /16,Lita.0 5 CO, /0 CO3't -415,r>",„ • .
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60c;:to—fs—.)-6
29. ALI: L.( ,)44-1.1-1,05„ 104,0 s,t0 . 0a
/9
300
31.
32.
33.
34.
35.
36.
. 37.
38.
39.
40.
41.
42.
43,
44.
45,
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DESCRIPTION SHEET
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See page 1 for vesting arid encumbrctnces,'if any.
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, .. . Description of the tract of land which is the subject of this report:
. „
The East one-half of Lot 26* WILLOW :Moor( PAM* Washington
, .
. .
. *County Oregon.
_ .
ALSO, beginning at the Northeast corner of the West one-half
of said Lot 26, from which an iron pipe is set 20 feet South; •,
thence South 89° 52' West 115.45 feet; thence South parallel
with the Eastern boundary of said ttiest ote-half (at 20 feet an iron
. .,, pipe is set at roac5,Aide) 377.2 feet to an iron pipe on South
boundary of said lot; thence East 115.45 feet to the southeast
corner of said West one-half of Lot; thence North 377.45
• , feet to the point of beginning. EXCEPTING the south
100 feat of the Vast half of Said Lot,.- ------
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Report No.
34-A-88019
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The sketch below is made solely for the purpose of assisting in locating said premises and the Compar.y assumes
no liability for variations, if any, in 4t`r'4__ lions and location ascertained by actual ,
1'..
'Pioneer National Title Insurance Company
A TICOR COMPANY
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4. ' , E 1/4 S EC T10 N ' 1 o 1-2s R I IN Wu . ..
I A SF-11t4GTUN COUNTY OREGON '
SCA L = 20 Os
�fAP 2 S I I000
1L9-1
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• + , � c 4 Z.��.... 9 1 ROAD
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34Z..oy. . 34K.a � '�- .W. cV'r 05'
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292.05 m .6,3.4c, 0 o .
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3.944 to ar.,toAc. 400
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f 1.8.1:6 0 0 Rev i,13 on. .' t i rd1:rti.1"vil 1.�,; Of 1 l',t,ti r ; dti Imo
.". .Y 4 J '\ 111,2 tF �,� �a1�.J
years, or wl2ola,'.°ti',..'r i,:,I.ny allt'l:o'r.'i vc?!: map ch:!::,J0,:, il ',YC' a1k1«"9.,m—
• u,la.tc°?d, the p'I..rt'ln-Lag comlaj os i(,)rl sho,7.1 t,)xr(por a .4` :vi sc'C1 for'1-w
4:1 .ing map do pi.ct:A.11g all chanuc,,,:3 authc r:ixnd of Lor: the origins!'
a map was adopted. The revised d y11ilp rf',t].(:'ct.ing the latest zen-
.,. in�1 pattern 1:(:)r the city, toc c�tllc r with rc��ri: c d text or
« restatement of the preexisting text of this title shall be
t1**, by the planning comision to t e city council
. recommended
for consideration .end adoption as a re-enacted or revised
, zoning ordinance. Prior to the enactment t.me nt of a revised or
superseded zcning ordinance, including as a part thereof Lhe
revised and updated map depicting the then current status of
f zoning in the city, the city council shall require the plan-
. '
fling commission to hold such public hearings as the council
may deem necessary and, in any event, the council prioa. to
.2 adoption of such ordinance, shall comply with the provisions {
';„'\_ of the then currently affective applicable: state statutes ,
concerning public hearings on zoning matters , (Ord. 70-32
) , )
y.
Chapter 18.20
. {
, .
A-;
r'. f-ANGLE p*N.J. .L 1.0 S N W rAL_ ZONES
— _Fr (-_7*,.-R�-1 ; RS �L* a 4 *
�
j'
4 Sections
c 18. 2U .U 1U Permitted t.1 '.3.
' i..8. 2U . 020 Conditional ,aw os .
„'. ;i
18. 20 . 040 Lot--R-15 zone.
18. '20 . 050 1",ot ...1 i0 ;:tJ.iU.
18. 0 . oa ,0 ;w ° hh, cl: i 7, V.-15 "a:..)iitrt .
•
, 18. 20 . 0 / 0 r1+.r_l cic,.k !ti, 30 4;: L .
18.:,0 . (180 xlu.ilding 1`w L9ilt:•
't
184201 09 U :'.0c:litionti1 ►', u;t;i 1-t „vgli.
1.8 . 20 . u1.0 i.�or mil f C__"t1 11',t�!., a rn 'cL R'" 11 , .� �,' „d' 1'. „ti w°,t`a
t.,he f.olloc�J.l,,1t la,:•f"' 1 : 1 s , ,= rY 1, ,,_
« '�t1 � ..� «�rlc�. � 5C i r l C�A,�:.r1"elf,�, ��I , , , .. � ,1 1 , .. r �{
i uw -
right:
", (1) y ,�,ixItj1r; f.iui,iy c1;«u:?11 i.►'..j;, , :•,( h rirn Y1 ' , a < ' ! ; •
S r.i 1)0d lot:, a:3 c _,eq.).t.4ded. in I 1'c c"..:',d:i1.. � I t « ; ;
'1
(2) ar.."Im.:1 UJ, truck gttr.;d:1�t`1`1.,1g, o,`l'i1 � ,3 ', i
provided no rol r�,i 1 or wholosa i.c' '1,d1 �9•+.i3c?,53; io l , J . : , , r
A *-- ._. For stun regulations , . t:"�:o Chaptt ..r°:i 16 . 'J c., . 1 1 r1 , . ) .
4 '�this code. ,
t<
1 261
n
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'-"------"---"-----"7"-----"-----------------.........._____,
balp...117111WWW1W. . •
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18 . 200020
i . .
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Mnintdi1td (in t , ,' ;:c. -. : -tt:,., , aild 1..ri.v11nii H A „ ,'; .1....,1..illy or ,
, , livestock, ,..A. 11...1- ! 1-01. .. • ,,A,).1 1,( 3,;,,o,c,,1(1 L-,..'„ ;3, ,:. I'' ii/ ;Q:a 0.0
..
any fenc,-(1 inn 1,-)caled within c'1 hun6,,..tt: r—, i: or oily
_ ..
, x ,
dance 0 1.1,an the dwoiling on tho :.....,..tlo 1 ( ,t; , .
• ,
(3) Hoitic, occupati(ms , only as sLrictly dorillod in Sec-
.
,
. . tlon 18 . 08 . 250 . (Ord. 70-32 §4.110-1 , 19 /0) .
.J• ,,,I.,, '
. .
, 18 . 20. 020 conditional usos. In an '.'.-7, R-15 or R-30 . .
, O.,..... r■_,.. ,•.••., ,.... . •■,. ,..,, . .. .•.....•4.......,....,•..m .
. _
zone, the following ,uses and their acc( tlory uses may be
,
POr<Lted us conditional usus whon in accorOance with Chap-
, ters 18 .72 ( nd'18 . 84 : ,.
. . . ( 1) L.L.Du ) lxaigp.ottal, with a minimum lot size of
' . .1/404,24.4.. .............____,
...0 . cnt thour,and square foot : On duplex per lot ,
' .. . • ( 2) Puot moorage; .
.p 4 :; ( 3) Cemeteries;
( 4) Chulches and ,-...,..-xussory uses; ..
. . ( 5) Collugi..:s;
., ( 6) C,....40mu1ity buildtngs (pliblic) ;
. ( 7) GoveLny,-.n .al tructuve o land use includin pub-
lic park, plupdround, rucreatton building, Lire station, .
...
library or 'ItIm.,;oum;
.
( 8) Crc.,(111'..olAI10;
, ( 9) Conditional nu usc! : Follt,wLng I:ho procodiu...e
set forth in C'pti,,Ler 18 . 12 , a oopditionill humo use may Le au-
thorlzod for coLtain homo occul..tatiooal udos which do not
,
. . m strictly confoL to the crit s
exia et Tort.h Cor "home occupa .4
\ tion” d5 at..,fioud in Setion 18 . 08 . 250 .
., . .
..... It is t 1,iont of iht.,-; pi.wvii,on ie pluvido the Twans
: ,-..
for rrque;A. fut. i. 1.,..e city' s (..,orn.j..dration of "home occupation"
.
. type uss wh,,..?n sIA,cial cit.c,uuwi ,Doel tw pl ....;:ient which the
. .
appticant Vc_fl.t.;, ,lclsoa:v lii!,.., c -...,11.,.,1 (1 -I ttLion . It 1 I; 1.110. A lit On t
of this title tliat any (7,4011-turcial (%12. industrial uperatious
, which would tt,c.lia,4rily '.. c-onducted in a cowmorcial or Indus- .
.-‘..„....
trial tii ,,,i t "tr., ; , ; .. ,i- i)!+,:t2 to '-, t ,,,;',,l,ii ti in such di4txict
- acid 1,oL.
„ - , (10) -,-,, : , ' . : 1 , : ; .1 , , ; ,, , , ‘ f ' = ,,,? , : , ,..& ,, 1-10 .
0. ,gc,-1(1, nil r t.. i!..(4 't,, ,1 , oc: ecn:v,3.1 ,- ,) i
,. c ( 11) P,cill.',cid. tiulc1. -t,i '.- ,„, ■,, .,
( 12) r',-1, ,o1 : 1'!I11 -, , V, ., i 1 ,- :„ , , , , ,, . 191-1
• or L,..In tur ii til... , ,,,..) 11 ,.9,. ,),, , ,. : „- , , ; ,,,, „r- ; ,,• . , ... . , , d or .
public;
). . . ,
,,- (13) iTt. i1
, ii.y :'.; d -1 4,* ", di f,r , , ' : .‘, . . ,.
• * '' .
uqui.prittliit, -0 o-t ,,,,._,,L,, ,Ita 1 .5. , 1, 1 ,on , , , -'. , . .11 : .. :
... L
tioninv c,na ...4ov: (. 1'4,1,4 ,,,,,r ,., -1 : ,1, H 1 , ; - 1,2 ,,„. 1,, , '
.. ,
. - . -
; ( 1.4) £ '1y ":_,,,, "Lei, vso , ,t .i.-,... : t.t , t
. .
play
, t.. : t Lt-41 . i to,. id 1 ., i ,
and not .,1 ,1.ucit,d .0.i ; ! ,!ly with ; .1
(15) 0) 1 .i! ctt,...rrse, Lit,dtitif I y Hull,
(16) (1. 11.1( ,ru11 s (10,y Ctin*. (1 Lde ', 4 i ,' 1 -' !:
70-32 t7110-2 , 1970) .
. •,
I.
. :
262 % : .,
•
•
18 . 20.0 ,0 . 418 . 20 . 040
18 . 20.. 030 not--11-7 zone. In an R-7 :/.,Q0(.1 the lot
shall- ge aS:-stOilows'‘.,„;
(1) The minimum lot area shall be sLvon thou ,ind Zivc
hundred square feet;
(2) The maximum lot coverage shall be thirty-five pi r -
cent. (Ord . 72-52 §8i 1972 : Ord. 70-32 §110-3, 1970) .
18 .20.040 Lot -R-15 zone . in an R-15 zone the lot
r equinF6FETsiirrTe7 as fcffows
(1) The minimum lot area shall be fifteen thousand
g'440 6011 er..1c)it tvis.):var.
o .
263 (Tigard 2/2.:4 , x)
I
a
• . •
18.20.050 -18.20.00
square foot;
-
(2) The maxioum lot coverage shall be thirLy-five per-
,
cent. (Ord. 70-32 S1I0-4, 1970) .
18.20. 050 Lot-zR-30 :.one. In an R-30 zone the lob re-
quirenTeralgiiir be as follows:
(1) The minimum lot area shall be thirty thousand svare
feet;
(2) The maximum lot coverage shall be thirty-five per-
cent. (Ord. 70-320.10-5, 1970) ,
18.20. 060 Setback--R-7, R-I5 zones. Except as may
• otherwise be provided in Section 18,12. 100 the sGtbacks in
an R-'7 or R-15 zone shall be as follows:
(1) The front yard setback shad be a minimum of twenty
feet;
(2) The side yard setback shall be a minimum of five
feet for a one story building, ..7,1ix feet for one and one-
.
half and seven feet for a two story building;
(3) On corner lots the setback shall be twenty feet on
each side facing a street other than an alley;
(4) The rear yard setback shall be a minimum of fiftoon
feet. (Ord. 70-32 5110-60 1970) .
18. 20.070 Setback--R-30 zone. Except as provided in
Seotii5n-787:1-M-0-0-1 -iffit7aii--firan R-30 zone shall be as
follows:
•
(1) The front yard setback shall be a minimum of thirty
feet;
•
(2) The side yard setback shall be a minimum of five
feet for a one story building, six foot for one and one-half
and seven feet for a two story building;
.
(3) On corner lots the setback shall be twenty feet
, on each side faring a street other than an alley;
(4) The roar yard setback shall be a mknimum of Ll..;, ,nLy-
A
five feet. (Ord. 70-32 110-7, 1970) ,
18. 20 . 080 _puilding Except as providod in Pc-
tion 1812-..110, no building in an 1 -7, R-15 ur R-30 zoho
shall exceed a height of two stories or thirty fo,A. whi
ever is less . (Ord. 70-32 0,10• 8 , 1970) ,
18. 20. 090 Additional requircmonts. AdditiAln,11
a ,* > e.• •■4
ments applicable to these zones inclutle but are Aot 1 • (, ‘,
the following.
(1) Off-street parking and loading, cC Ch,tpr 1 . '
(2) Access and egress, sec Chapter 18. 64;
(3) Enclosure and screening required, see
)
.12.080;
• (4) Signs, advertising signs and sign st,cucLuto:3 ta, ill
be subject to the conditions, limitations, prohibi1i•(11-
0
264
11.1MM ■•••111.
, .
Planning Director
The Planning Commission
City of Tigard
f
Tigard, Oregon
4 . 4 .
Re: Duplex planned unit development
Durham Road at Southwest 108th
% , . - Tigard, Oregon
Dir Sir:
The attached proposal for approval appertains to a modifica-
,
: & tion of the plan adopted by annexation into the City earlier
this year wherein a proposal for a 100 bed convalescent care
• '
center was proposed on the east side of the creek and an 80
unit retirement center on the west side of the creek of the
subject property. The attached proposal for 12 duplex
buildings and a PUD development is a modification for the
t) development of the site in compliance with the neighborhood
and Planning Commission review for lower density development
for the subject property in conformity with the apartments
and condominuim main development immediately to the north of
subject property (see attached map) .
In review of the subj ct site plan (duplexes low-density) is
in conformance with the adopted comprehensive plan and the
• zoning Conditional permit for the R-"i zone as adopted
for the subject property upon annexation in the City. The
plan will provide for approximately 1 .93 residents per
r . dwelling.
The site plan has been designed so as to allow a 100' green-
, '*‘ belt along the creek that will be undisturbed and maintain
; .
the tree and fern foliage of the creek area. The buildings
have been so designed on layout of the site plan to provide
a view of the golf course to the north and the foliage and
•
creek scene along the greenbelt of the creek. Each dwelling
is adapted with the need in mind of the middle income resident
with the value in the range of $40-50, 000 per dwelling (each
. ' 1 unit will have two bedrooms, fire place, storage pantry, all -
electric kitchen, carpets and drapes, private yard, patio
and/or deck, and many other amenities. This development
will meet the need of those desiring a smaller dwelling than
) Summerfield, but still in the upper middle income range.
• The quality of the dwellings will be equal to the Summerfield
• development, both on the interior and the exterior, but at a
more affordable price range as a rental or an owner.
The duplex dwellings will be designed so as to enhance the
. A beauty of the site (El-0,E ATTACHED ELEVATION) and in an economic
• bracket of approximately $40-50,000 to meet the social and
economic need for this particular vicinity. All public
11
•
-2-
services are available along Durham Road, including gas,
water, electric, and sewer, etc. Access for vehicular
ingress and egress will be at the Southeast corner of the
' - subject site and the northwest corner of the subject property.
Particular reference is made to the vehicular accss along
Durham Road at the westerly extremity of the site so as to
eliminate the risk for ingress and egress away from the
vehicle over the creek along Durham Road. The Northeast
corner of the subject site will be graded so as to increase
the visibility for any vehicles proceeding onto Durham Road
from Southwest 108th1 The grading of that corner of the
site will also enhance the visibility of pedestrians or
children who wait at that corner for the school bus. The
subject buildings proposed for the development of the prop-
, . erty are designed with those residents approaching the
"empty nest" stage of their family, or in other words, the
amenity, size of the dwelling, etc. will appeal to families
without children or older children soon to leave home . We
believe the design of the development as set forth will be
in conformity with the development source (Summerfield) and
will be that stage of residential development just prior to
retirement,
We believe our development is highly suited for the subject
property because of the terrain and amenities of the creek
and maintenance of the greenbelt along the creek. 13y permit-
ting duplex development of this subject property, rather
than single family, we believe that a greater percentage of
• the land will be maintained in landscaping rather than
streets and paving (see attached plat plan indicating approxi- •
mately 75% of the site and landscaped area) . It the event
the subject property were developed subdivision ingle-
family, R-7, tLare would be undoubtedly two large cul-de-
sacs into the site, plus driveways, sidewalks, etc. Our
plan maintains both natural landscaping as well as a maximum
of landscaping around the dwellings and meandering pathways
to enhance the amenities of the subject property (see
attached photos) .
Review of the surrounding properties to the subject, Summer-
field to the North, including condominiums, apartments, etc4
and the mobile homes to the west and an older farm house to
the south, that the proposed subject improvements will have
no adverse affect upon the activities or amenity value of
the immediate neighborhood, nor any adverse affect upon
public services which are immediately available to the
subject property,
, • .
, ,
_3-
For your further review, we have enclosed a site plan, indis-
eating greenbelt area, landscape area, ingress and egress,
as well as an elevation view of the proposed buildings
indicating fireplaces, decks, private patio, meandering
walks and paths, wilderness and landscape area as set forth.
4001,=4;:
/7/77
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