Planning Commission Packet - 02/06/1979 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PLEASE NOTE: The original paper record has been archived and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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AGENDA
TIGARD PLANNING COMMISSION
Febx•uary 6, 1979 -� 7:30 P.M.
� Fowler �7'unior High School - Lecture Room
10865 S.W. W'alnut Street - Tigard, Oregon
l. Open Meeting :
2. Roll Call:
3. Approval of Minutes from Previous Meeting(s) :
4. Planning Commission Communication:
5. Fublic Hearings (7:30 P.M.) :
A. Staff xeport
B. Applicant's Presentation
C. Public Testimony
1. Proponent's
2. Opponent's
3. Cross-examination i
D. Staff Recommendations
�. Commission Discussion & Action
5.1 MISCELLANEOUS ZC 1U-77 (Y�10 Estates) (continued from 9/19/78 meeting}NPO #3 �
A request by the City of Tigard for_ reviaw of the Yolo Estates Planned
Development (a�proved in 1977) �o determine its present status. The �
f" subject property is located between S.'vV. Pathfinder Way & S.W. Walnut i
�.: Street (Wash. Co. Tax Map 2S1 2BC, Tax Lat 1900) . This item was tabled
from September 19, 1978 Planning Commission Public Hearing Meeting.
5.2 ZONE CHANGE ZC 31-78 (Fred Cooper) NPO #4
A request by �'red Cooper for a zone map amendment from Wash. C:o. RU-4 and
City of Tigard R-7 zones to City of Tigard CP "Commercial-Professional"
z�ne on a .74 acre par.cel at 12700 S.W. 72nd Avenue (Wash. Co. Tax Map 2S1
1AC, Tax Lots 700 & 800) .
5.3 ZONE CHANGE ZC 32-78 (The Robert Randall Compariy) NPO #�5
A request by Tlze Robert Randa11 Company for a zone znap amendment from City
R-7 "Single Family Residential" to City A-2 "Multifamily Residential" zone
on a 9.16 acre parcel: The subject property is located at 7955 S.W. Bonita
Road (Wash. Co. Tax Map 251. 12B, Tax Lot 401} ,
5.4 �UBDIVISION S 15-78 (Creek Side Park) NPO #3
A request by Ed Gause to subdivide a 5.20 acre ,parcel into 14 l.ots in an
R-10 "Single Family Residential" zone. The subject property is 1.acated
north of S.W. Gaarde Street and E. of S.Pl. Rose Vista Drive (Wash. Coe '1'ax
Map 251. 3CD, Tax Lcats 3700, 3900 & 4000} ,
5�5 VARIANCE V 1-79 (Creek Side Park) �]PO #3
""' A request by �d Gause fo� a variance to ex�end cul-de-sac as �er submitted
pla�, and to decrease lot sizes on creek area to under 10,000 square feet but
not less than 7,500 square teet. The subject property is located north of SW
Gaarde Street and E.. of S.W. P,ose Vista.Drive (Wash. Co. Tax Ma� 2S1 3CD, Tax
Lots 3700, 3900 & 4000) .
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5�6 CONUITTONAL USE CU 36^78 (Donald E. Pollock) NPO #6
A request by Donald E. Pollock fo•r a conditional use p�rmit to build duplexes
in an R-7 "Single Family Resi�ential° zone on a 1.29 acre parcel, The subject 4 ,'
property is lacated at 9330 S.W. Durham Road (�Vash. Co. Tax Map 2S1 14A, Tax
Lot 500) .
6. 01d Business:
7. New Business:
8. Other Business:
9. Adjournment:
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MINiJ7.'FS
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TIGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M. ;'',
Fowler Junior Fiigh School - Lecture Room "
�� 10865 S.W. Walnut Street - Tigard, pregon • :
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1. p,pen Meeting;
The meeting was ca11Pd to order by President Tepedino. �i
2. Roll Call:
Present: Bonn, Helmer, Kolleas, Seeber� Smith, Speaker, Tepedino, Wood
Absent: Funk
Staff: Howard and Selby
3. Approval of Minutes from Previous MeEting(s) :
On motion c]uly made, seconded and carried the minutes of the �Tanuary 16,
1979 meeting were approved as submitted.
Witl� respect to the minutes of the meeting of January 23, I979, 5peaker
� noted th.at the ward "appropriate" on page 4, fourth paragraph, should
correctly be "inappropr5.ate.'° .�pproval af these minutes was maved,
seconded and carriec� with the correction noted.
I4. Pl�nning Commission Communication:
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Staff noted the receipt from the Corps of Engineers of a letter on the i:
� Planning Camm.ission's request for arr analysis of the Summer Creek Ash f�
Creek flood way.
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(Note: Commissioner Smith, absent when roll was called, ar.rived at this
time) . '
7.'he President announced aiiyone wishing to spealc on any issue must sign up =
arx the sheets at the back of the rnom. He then announced the procedure �
for the conduct of the publzc hearing portion of th� meeting. ''
5. Public Heari.ngs: •
5.1 MISGELLANEOUS ZC 10-77 (Yolo Estates) I�PO #3 !'I
A request by the City of Tigard for review of the Yolo Estates ':i
Planned Development (approved in 1977) to determine its present .
status. The subject property is located between 5.W. Pathfinder ( �I
Way & S.W. Walnut :Street (Wash. Co. Tax Map 2S1 2BC, Tax Lot
1900) . T'his item was tabled fr�n September 19, 1978 Planning
Commission Public Hearing Meeting, i'
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A. Staff Report: � �I
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Selby pointed out fhe location and surroundings on the wall map. �.I
Since this item has been tabled at the September 19, 1978 meetinq, !';
it w�as moved, sec�ded and carried to raise the zone change request ;'�j
��, from the table tn the agenda. Thereupon Selby read the staff report, r �'
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TIGARD PLAAINING COMMIS520N
February 6, 1979 - 7c30 P.M.
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B. Applicant's Presentation:
The applicant's presentation was made by Douglas Pollockr 10211
S.W. Barbur Blvd. , Portland, who expressed willingness to comply `I
with the conditions in the staff reconmendation. He stated
the two engineers who had worked on the required engineering studies
were present to answE•r questions.
C. Public Testimony:
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1. Proponent's '
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There were no other proponents. '+
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2. Opponent's �{
Glen Haddock, 10495 5.W. Walnut, expressed great concern for
traffic safety at the point where traffic from this develop-
ment enters Walnu�, aiting a blind inte�section on a curve.
He felt the traffic situation had not been properly �ddressed.
Sharon Zumwalt, lOFa65 S.W. Pathfinder Way, stated the upstream
property owners were already having flooding problems, and that �'
•the annual flooding had become worse over the last �.wo years, '
� with e�osion of the bank, She asserted the h.ydrologia data was �
already two years old, in which time •the stream conditions had �
changed, and that in two weeks the data from the Corps of
�gineers (which is expected to contain anticipated elevations
for 100-year floods) would be available, and consequently a
decision shoul3 be deferred until all data can be studied.
D. Staff Reaommendations:
The staff rec:ommendation, which follows the hydrologic reports, was �
read by Selby. ;
Cross Exam.ination and Febuttal:
Morris Marzineck, 10725 S,W. Fonner, who had previously asked if the
hydrologic repprts were part of the public recard (the answer was 'I
"yes°') , inquired whether the developer is prepared to be liable for !
damage to the septic systems on surrounding properties. Mr. Pollock !
responded in the affirmative i£, indeed, the damage were caused by I
his development. He rebutted the statement that the hydrologic study �
was two years nld, pointing out the latest report is only weeks old.
Selby confirmed that this report was dated November 6, 1978. S�lby
also pointed out it would be unfair to charge the developer automatically
caith prablems of flooding or septic systems in the neighborhood, since
there are considerable changes taking place upstream from the proposed
�., develapment, However, the developer would be held responsible for bad
effects because of changes he might make. Iie then asked Mr. Bliss, the
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MTNiJTE5
TIGARD PLANNING COMMTSSION
�'ebruary 6, 1979 - �;30 P.M.
Page 3
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U. Staff Recommendations:
Cross Examination and Rebuttal aontinued:
engineer submitting the latest report, to explain the effects of the
development on the surrounding water levels.
Gary G. Bliss, P.E., Waker Associates, Inc., 648 High St. N.E., Salem,
pointed out that the proposed residences are speci�ied to be a foot
above the 100-year flood line; that for this area flooding is governed
not by the flooding of Fanno Creek, but k�y Walnut Street, �which ac�ts
as a dam; and that ba.sed on his engineering experience and judgment
there wou7.d be no problems when the engineering recommendatioris were
implemented. Un questioning he ac�nitted there is no basic data for
flooding on this minor tr�.butary of Fanno Creek, and that his
conclusions were based on his confirmation of the validity of the
previous study by R.A. Wright Engineers and its recoatmiendations,
especially with respect to installation of an additional culvert.
A lengthy, someta.mes spirited di.scussion then ensu�d among Morris
Marzi.neck, Sharon Z.umwalt, G].en Haddock, Cotrar►issioner Sanith, Nir.
Bliss and Hal Wright of R.A. Wright Engineers, 1308 S.W. Bertha Blvd, ,
Portland (author af t�e original engineeri.ng study) . Mr. Marzineck's
concern was with the neighboring septic systems. Mx. Wright explained
II; � the probl.ems his firm°s s�tudy uncovered and the remedies prescribed
(most notably an additional 36 inah culvert under Walnut) which is
, designed to reduce the flooding level there by about two fee�. Mrs.
Zumwalt, who w�s aoncerned abou� the adequacy of the culverEan
Pathfinder, was told by Mr. Bliss that that culvert "is merely lyi.ng
on the gr.oiazd" and theref�ra almost wholly ineffective. He pointed
� out that the problems of upstream owners were not the responsibility
of the applicant; and that if fhe undergraund spxings predicted by
Mrs. Zumwalt were to develop, they would be handled by the engineers
and developer. Mr. Haddock pointed out that increased flaw through
Walnut Street culverts would impact An his property. The President '
closed the discussion at this point. '
E. Coir¢nission Discussion & Action:
6 WOOC�{ commented the develo.pment would ease the condition of the upstream ,
property owners, and that the additional culvert would pass more
water through to the downstream side of Walnut; that the density of the
development has been greatly scaled down from what was originally
proposed.
o Smith c;ommented on capacity of the culverts vnder various levels of
runyo,f.�.
o Tepedino - the requi.rement on develapers is that they puxsue their �
�' plan with alacrity. He reviewed the past history and concluded ��,
the laak of action by the applicant put an undue burden on both the
residents af the area and the City. !
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TIGARD PLANNTNG COMMISSION
February 6, 1979 - 7:30 P.M. 4
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E. Commission Discussion & Action: �'.�
t� Wooc� discussed alternatives: regular subdivision, this PUD
proposal, purchase of the property by the City. F�
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o Speaker - opponents appear to have pxoblems as things are, and that
the density appears to have been modified to acceptable levels.
o Ken Selby of staff - It was the staff's request some months ago
that secured the latest enc3ineer's report; that the Commission in
its September meeting voiced its aoncerns, which have been met at
this time in the view of the staff; and coaisequently the Commission
should, unless there are other concerns leading to additional �'
conditions, accept the staff reco�nendations.
o Tepedino questioned whether engineering studies would qualify as
"substantial construction�'.
o �ta,ff stated the City Engineer holds physical construction is
required af a developer--engineering studies do no� qualify.
o Wond moved recommendation of continuance of the di�trict with the
conditions previously imposed, and plus conditions 1 through 5 in
the present stat'f recommendations. �.'his was seconded by S,peaker. '
�y. �
o Commissianer Sznith s�tated becau�� of his resi.dence in the immediai:e
area he felt it proper to abstai.n.
o A eoice vote was inconclusive so a call of the Comma.ssion was taken. �
o The motion for approval of aontinuance carried 4 ico 3 with one �
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abstention as follows: Ayes: Wo.od, Bonn, Spsaker, ICoI].eas; ;
N.ays: Tepedino, Seeber, Helmer; .Abstention: Smith. i
At 8:45 P.l�i. the President aru�ounced the procedure to be followed: That if it
appeared at 11 o'clock the complete agenda could not be heard by midnight,
items would be rescheduled.
5.2 ZONE CHANGE ZC 31-78 (Fred Cooper) NPO #4 �
A request by Fred Cooper for a zone map amendment from Wash. Co. RU-4
to City of Tigard R-7 zorie and City of Tigard CP '"Commercial Professional"
zone on a .74 acre parcel at 12700 S.W. 72nd Avenue (Wash. Co. Tax Map
2S1 lAC, Tax I,ots 700 & SQO) .
A. Staff Report:
The staff report was read by Howard.
� B. Applicant's Presentatian:
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TIGARD PLANNING COMMI5SION
February 6, 1979 - 7:3U P.M.
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�, Applicant's Presentati.on:
The applicant, Fred Cooper, 15165 S.W. Sunri.se L�ne, concurred in
general with the findings. The staff findings of fact no. 5, hawever,
is contrary to the appliaant's proposal. and p1an, which is to use an
entrance on S.W. 72nd Avenue. xe called attention to the �act 72nd
along his p�operty is already dedicated to 60-foot ooller.�tor street
standards, and has been so for some time. He felt the realignment
of the 217 interchange, at which time there woultd be considerable
changes in S.W. Hampton, S.W. Gonaaga and S.W. 72nd, made it
inappropriate to require half-street improvements at this time. xe
discussed Conversion Unit Noe 5, and pointed out that with ths
realignment now planned, ha.s property would be south of the south
boundary of the conversion unit. He felt the right of way dedication
requiremsnt was not proper and that the requirement for half-street
improvements under the circ�.unstances is unreasonable.
C. Public Testimony:
1m Proponent's
�here were no progonents on the issue.
2, Opponent's
� JoAnne Nardli.ng� 71Q5 S.W. Elmhurst, vice president of NPO 4
during the time it considered these conversion units, related
some history and vie�vpoints of the residents in dra�'ting the
adopted N�0 4 plan.
LaVal.le Allen, 7540 S.W. Hermosa Way, a member �f NPO 4, was
� alsa upset that a change was made by the City C�uncil without any
discussion with the NPO. He called attention to the proximity of
the applicant's property to the elementary school, and expressed
concern about the increased �raffxc and its impa�t on the safety
of �the children. C� a questian of staff, Mr. Aller� explained the
operation of the conversion process xn these conversion uni�s:
before any parcel in the unit coul.d be developed for other th�r:
residential purposes. A 75� favorable vote must be secured fram
the resident owners in the unit.
Chet Larter, 7065 S.W. Beveland, confirmed the testimony of the
previous two speakers and asked for support nf the agreements
worked out by area residents in the NPO pl�ns. j
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Upon question by staff the applicant submitt�d copy of DEQ approval �
and plans for the realignment of �he 217 int�rchange. Ae brought ,
out i�hat the City Council moved the sQUth boundary af the conversian
unit to the realigned interchange.
� D. Staff Recor[¢nendations:
5tatf recommendations, modified to comply with facts developed i.n the
hearing, were read by Selby as follows:
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TIGP.RD PLALVNING COMNlI5SION
February 6, 1979 -- 7:30 P.M.
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1. That the applicant contribute half--street improvements to the
required standards for the frontage on S.W. 72nd Avenue.
2. Omitted.
3. As originally submitted.
Cross Examination & Rebuttal:
At the request of the Presiderit, Mr. Cooper addressed the 75� issue.
He called attention to the action af the City Council removing this
property from the conversion unit based on realignment of the '
interchange. He stated there are 25 parcels in this unit. Only 12
are owner-occupied, three fronting on Hampton Street are already
commercial-professional, four belong to the church, a couple are
vacant, and another is rented. T�ie size of the site after the
realignment precludes the erection of a two-stary building. The
present building will be maintained, thus not altering the visual
oharacter of the neighbonc��od. There is presently a painted
crosswalk for the use of th� school childx�en. He stated the southern
boundary of the conversion unit was redefined by the City Council as
the realigned in�erchange. The State is now in position to proceed
with this interchange canstruction, having received the DEQ approval �n
air quality. The project i,s authorized, and aompletion wil.l be not
� earlier than 1981.
Commissioner Wood questioned the in.tent of the City Council.
Selby repaz�ted his review of the Council records on this matter indicated
no action on removing •this parcel, even a�ter realignment, from the
� conversion unit.
Mr. Allen confirmed the vo�e in a conv�rsion unit was on �he whole unit,
rather than on any one parcel, in order to preserve the character of
the unit.
JoAnn Nordling questioned, and was shown by the applicant, the
realignment of S.W. Hampton. She stated the boundaries of the
conversion units, ev�n in the NPO discussions, were 'rgray areas".
Che.t Larter - When real.igned, the applicant's property would logically
be outside the con.version unit; but as written, the propErty is within
the can�ersion unit.
�. Co�nission Discussion and Action:
o Speaker suqgestefl the proposal is premature, but that when the street
is realigned it would logically be outside the conversion area.
� o Wood °� at the present time it is cl�arly within the boundaries of the '
conversion unit.
o Smith questianed the advisability of changing the status until the
realignment is an accomplished fact.
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February 6, 1979 - 7:30 P,M.
Page 7
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E. Coimnission Discussion and Actipn continued:
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o Wood moved fo� denial on the basis of inalusion a.n Conversion Unit ��
No. 5, thereby requirinq a '75 per cent vote of the �roperty owners ��,"
to rezone this parcel. �
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o The motion was secanded by Kolleas and carried unanimously. `
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5.3 ZONE CHANGE ZC 32-78 (The Robert Randall Company) NPO #5 (;
A request by The Robert Randall Company for a zone map ainendment from r;
City R-7 "Single Family Residential" to City A-2 "Multifamily ;
Residential" zone on a 9.16 acre parcel. The subjeat property is ;
located .at 7955 S.W. Bonita Road (Wash. Co. Tax Map 2S1 12B, Tax Zot j
� 401) . �i
A. 5taff Reports T''�
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Selby i.ndicated the subject �raperty on the wall map, detailed
present uses and planned development in the area, and xead the staff ��
report.
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B. Applicant's Presentation: �
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�` The applicant's presentation was made by Spencer Vail, Planning
Consultant, repr�senting Robert Randall Cnmpany, 4610 S.E. Belmont,
PUrtland. �hey have reviewed the staff report and recommendations
and have no problems with them. There will have to be some modification
of the plan submitted with respect to the Fanno Creek spine road,
because the 7location of the road through the adjoining development
has subsequent].y been approved, and the radius of the ro�d in this �
development will have tn be adjusted. He foresaw no real. problem �
in this. He felt any concerns can be worked out in the design review �
process.
C. Public Testimony:
There was no public testimony.
D. Staff Reco�nendations:
The staff recommendation was read by Sel�y.
E. Commission Discussion and Action:
a Tepedino wished to avaid the problems revealed in agenria item 5.1,
and suggested the culvert be: installed on the basis of hydrologic
engineering findings. There was discussion among the commissioners
about area to be considered as buildable in relation to permitted
� density.
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TIGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M.
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E. Commission Discussion and Aation aontinued: `
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n On being polled, no coimY►issioners had problems with this zone �
change request. �'.
o Wood m�ved for approval based on staff findings with the fallowing
sentence (as suggested by staffa to be added to Condition 3: "The '
approval will be based on a hydrologic engineering study indica�ing
adequate £acilities needed to affset any adverse effect due to the
construction."
� The motion was seconded by Helmer.
o Smit.h raised the question nf how density shauld. be figured when part
of the land is in the floodway. Tt was agreed the Coimnission should
consider this in a study session and establish a consistent policy, ?'
since this is a constatitly recurring issue. The motion then carried
unanimously.
At 9:55 P.M. th� President ca11e�1 for a five minute recess.
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� reconvening the meeting at 10:05 P.M. the President asked that comznents from the
13 who had signed up to speak on the next issue be brief and nonrepetit,�ve in the
interest of expeditinq the busi.ness still to be accomplished.
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5.4 SUBDIVISION S 15-78 (Creek Side Park) NPO #3 �
t�A request by Ed Gause to subdi.vide a 5.20 acre parcel into 14 lots in �
an R--10 "Single Family Residential" zone. The s�bject propexty is '
located north of S.W. Ga�rdE 5treet and east of S.W. Rose Vista Drive �'
(Wash. Co. Tax Map 251 3CD, Tax I,ots 3700, 390Q & 4000) . ;!
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A. Staff Report: i
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The staff report was read by Se1by. '
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B, Applicant's Presentation: j'
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The applicant, Ed Gause, 14635 S.W. 133rd Avenue, stated the land is �
basically suitable for residential use; that the City Council has I
denied cantinuing S.W. Terrace Trails beyond its present cul-de-sac; j'
that developn►ent of this pxoperty requires a long cul-de--sac; that the �
unbuildable land--more than is shown in the revised proposal here k
presented--will be dedicated to the City for greenway, water contr�l �.
and water retention purposes. The plat submitted traats the problems
raised in previous applications for develoPment of this tract. He
explained the refusal of Gaarde Street residents to consent to any 1;
dedication for street purposes because of the current minimum setbacks
and the street grade involved. He offered to put the cost equivalent }
� of half-street improvements into a bicycle path with a curb, alth�ugh �'
the residents more rec�ntly have asked for a sidewalk. He expressed �
willingness to cooperate with them in this respect, y
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TIGARD PLANNTNG COMNiIS5ION
Feb�uary 6, 1979 - 7:30 P.M.
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C. Fublic Testimony: �I,
1. Propnnent's:
Linda Anderson, 11805 S.W. Gaarde Street, asked s�aff what a half- �
street i.mprovement consisted of? Staff re�ponded, whereupon she
asked what improvements could be installed without a five foot
declication? The answer given was that any such im�rovements would I
not be standard. Thereupon she spoke in favor of the proposal anc� I
commended the applicant on his working with the neighboring residents, �
but reiterated the impracticability of the Gaarde Street residents I
dedicati.ng property for a wider street. i
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David DeHaven, 13735 S.W. Fairview Court, directly to the east of the j
applicant's property, expressed concern about the area in which a '
sewer line was installed about l�s years ago, which he ].abeled as �
"a sea of mud . . . a he.alth hazard." He asked who will restore and
maintain the creek bed? It was stated this would be addressed in
cross examin,ation.
2. Opponent's: i
Epina Port.er, 11875 S.W. Gaarde, stated the applicant had worked very j
we11 with the neighbors; that the reason for rejection by the City �
� Council of t,he street through the property was that it was not in
accordance with the comprehpnsive p1an. Sh� commented on the great
change in both the staff and the commission since this issue was
,previously heaxd, and that according:Ly much of the past history is
unknown to the incumbents. NPO 3 designated Gaarde as a collector �
street with only a 50 foot right of way; that additional right of way
should come from the other side of the street because of the setback �
specified by Washington County about eight years ago when these houses i
were built. She advocated the sidewalk within the existing right of
way, since the nei.ghbars had quite recently rethought their previous '
approval of the bike path concept.
D. Staff Recommendations:
Howard read the staff recommendation.
Cross examination and rebuttal:
Herman Porter, 10875 S.W. Gaarde, commended Mr. Gause for his plan, but
expressed disagreement with recon¢r►endation 2 where it calls �or deletion
of sidewalks on Gaarde if additional �ight of way cannot be secured from
the property owners. He referred to NPO 3 plan, reading pertinent
sections. The first priority for circulation stressed sidewalks and bike
paths. If property owners would not dedicate property, he felt sidewalks
should aome from the roadway portion of the street.
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E. Commission Discussion & Action:
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�'IGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M.
Page Z0
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E. Commission Discussion & Action:
o Speaker comment�d that the impact of the public testimony has been
noton the development itself, but on the Gaarde Street sidewalk
issue. He asked the rational.e Por the 400-foot limitation to the �,
cul-de-sao, respanded to by 5elby: access for emergency vehicles.
He stated it appeared the choice was either to have the through ',
street (which the City Council had denied) or allaw the longer I
cul-de-sac �o permit the reasonable development of the property. He ,
suggested a nonremonstranae agreement might be appropriate with respect
to the street improvements. ,
o Wood inquired if there is a good engineering reason why a shift in
the street alignment cauld not be made in recognition of the prorilems ,
to the residents on Gaarde. '
o Staff agreed, so long as there was not an abrupt shift. II
a Wood then commented on the Conditiori No. 8 and the potential
hardship on the applicant over a long period of time should neighbars
not choose to connect to the s.ewer, which is available.
I o Smith commented an the lack of a right of �ne property owner to
discYiarge septic tank effluent onto of.her propexty. This was responded
�� � to by Howard, who agreed to have staff w�ork with the Rose Vista
residents, in the process commenting that annexation is not the most
popular avenue to take, but that the applicant should not be denied the
use of his property for ar► exf:endec� periad of time.
o Smith noted that since the reside�nts on 5.W. Rose Vista do have f.ive-�
� foot easements for utilities, they can have access to sewer.
o Howard reported on his contact with Mr. Ames of .'�mes Orchards Subdivisions
concerni.ng the cleaning up af the creek bed. He stated emphatically
this will not be a park, k�ut will be left in its natural state and will
be sprayed. for insects if th� city budget per�nits.
o There vaas discussion among Wood, staff and Mr, Gause about how sidewalks
(which the applicant is agreeable to consider providing) aan be
secured. Mr. Gause expressed the opinion a sidewalk would be possible
if the curb were placed at the edge of the present, pavement.
o Wood felt it d�esirable to k�ep the City's opfi.ions open, �ad thereuiaon
moved for appraval based on staff findings and reaom�nendations, but
with ReCOmmendation No. 8 deleted, and that in place of the half street
i.mprovements called for by Recommendatian 2, the applicant shall submit
a nonremonstranae agreement to be made from the southwest cox:ner of
Tax Z,ot 3800 to the s�utheast corner of Tax Lot 3600 along S.W. Gaarde
Street. The motion was secanded by He1mPr and unanimously carried.
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MINUTES �
TIGARD PLANNTNG COMMISSTON
February 6, 1979 - 7;30 P,M. I
Page 11
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A question from the audience was raissd on the drainage-way-greenway
a.ssue. Howard stated he would work with Mr. Ames to get this situation
cleaned up.
5.5 VARIANCE V 1-79 (Creek Side Park) NPO #3
A request by Ed Gause for a variance to extend cul-de-sac as per submitted
plat, and to decrease lot si.zes on creek area to under 10,000 square feet
but not less than 7,500 square feet. The subject property is located north
of S.W. Gaarde Street, east of S.W. RosE Vista Drive (Wash. Co. Tax Map 2S1
3CD, Tax Lots 3700, 3900 & 4000).
A. Staff Report:
Selby read the staff report.
B. Applicant's Presentation:
Ed Gause stated th� variance is due to the necessity of extending the
cul-�de-sac in order to develop the plot; and the dec:rease in the lot
size is due to the agreement to dedicate the nonbuilda.ble portion of
the lots to the Gity fox the green.way area.
C. Publia Testimony:
� There was no public testimony.
D. Staff Recammendation:
2"he staff recommendation was read by Selby.
E. Commission Discussion & Action:
o Speaker suggested that the recommended condition would be more
accurately stated if the work "determined" were replaced by the
word "approved. "
o Staff concurred,
o Smith stated his belief the request meets the reqrzirements for the
variance.
o Helmer moved aaceptanae based on staff findings and. reco�nendation, with
the modification suggested by Speaker. 'I'he motion was seconded by
Bonn and carr3ed unanimously.
5.6 CONDITIONAL USE CU 36-78 (Donald E. Follock) NPO #6
A request by DQnald E. Pollock for a conditional use permit to build
� duplexes in an R-7 "Single Family Residential° zone on a 1.29 acre parcel.
The subject property is loca�ed at 9330 S.W. Durham �oad (Wash. Co. Tax
Map 2S1 ],4A, Tax Lot 500) .
1�%
, � .MINUTES
TIGARD PLANNING COMMISSIQN
February 6, 1979 - 7:30 P.M.
Page 32
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A. Staff Report:
Selby pointed out the lacation of the property on the wa11 map, and
outlinecl the present uses of the surrounding properties.
The President noted only the applicant remained in the audience, and
therefore dispensed *aith the reading of the staff report,
B. Applicant's Presentation:
The applicant's presentation was made by Doug Pollock, 10221 S.W.
Barbur Blvd., Portland. He cited the benefit from the half-street
improvements to purham �oad, and from the access to and from other
than Durham Road, which is very busy. He had read the recommendations
and stated his full. agr.eement with them.
C. Public Testimony:
There was no public testimony.
D. Staff Recommendations:
Selby read the staff recommendation (which were the same as those imposed.
in the zone change ree�uest for this property) .
� Speaker raised the qusstion as to why the dedication is to the City,
when Durham is a County road?
Discussion disclosed this is not a �ea'1 problein.
Smith received clarification on the ninnber of units requested, and commented
on the lack of a policy on clus�ering duplexes.
E. Commission Discussion & Action:
o Smith moved for approval, based on staff findi.nqs and recummendations.
�+ The motion was secanded by Kolleas and unanimously carried.
7. New Business:
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None 'I
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8. Other Business: �
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There was discussio,a about future meetings. The question was raised whe�Yaer a �
meeting should be heJ,d on Ma,rch 20, since this date falls in spring vacation. �
FIowever, it appeared a quorum wauld be available on that date. �
Director Howard outlined a procedure which, through the returning of written ciiscussion �
comments on plans, would elim.inate special study sessions, After consideraL�le ;
�, it was the consensus that there be a stud� session on flood control, �t al, in Gity �
Hall at 7:30 P.M. on February 27. .
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� � MINUTES
• ' ° TIGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M. �
Page 13
��� 9. Ad j ournment: �.
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The meeting was declared adjaurned by the President at 11:30 P.M. ti.
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PUBLIC NOTICE ��
TIGARA PLANNING COMMISSION �'
I`�
February 6, 1979 - 7:30 p.M.
Fawler Junior High School - Lecture Room �''
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10865 S.W. Walnut Street - Tigard, Oregon `
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5. PUBL,IC HEARINGS: ,,,---�., f,'�
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5.1 MISCELLANEOUS ZC 10-77 (Yolo Estates) � NPO #3 !!
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A request by the City of Tigard for review of the Yolo Es�.ates � i,
P1�nn�d Development (approved in 1�77) to deter.mine its pre�efi'�t j
status. The subject prop�rty is loc�ted between S.W. Pathfinder ;�
� Way & S.W. Walnut Street (Wash. Co. Tax Map 251. 2IIC, Tax Lot , ,�
190Q) . Ttris item wa� tabled from 5e�atembex 19, 1978 Planning
Commission Public Hearing Meeting. '{
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5.2 ZONE CHANGE 2C 31.-78 (Fred Cooper) NPO #4 ��
i
A request by FrPd Cooper for a zone map amendanent from Wast�. Co. ;
RU-4 and Ci�y of Tigard R-7 zones to City of Tigard CP "Commercial- '�
Professic�nal" zone o�► a .7� acre parael a�t 12700 S.W. 72nd Avenue
(Wash. Cn. Tax Map 2S1 lAC, Tax I,ots 700 & 800) .
5.3 ZONE CHANGE ZG 32--78 (The Robert Randall Cmmpany) NPO #5 >,
ii
A request by The Robert Randall Company far. a zc�ne znap amendmer►� f;,
from City R-7 "Singl.e Family Residential" to City A-2 "Multifamily ;
� Residential" zone on a 9<16 acre parcel. The subject property is a
located at 7.aI.S:3` S.W. Bonita 22oad (Wash. Co. Tax Map 2SI 12B, Tax '
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Lc�t 401) ,
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k NPO #3
5.4 SUBD�VISION S 15-�78 (Creek 5ide Par }
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A request by Ed GausP to subdivide a 5.20 acre parcel into 14 lats in an
R-10 "Single Family Residential" zone. Tk�e sub�ect property is located �
north of S.W. Gaarde Street and E, of S.W. Rose Vista Drive (Wash. Co. ;!,
Tax Map 2S1 3CD, Tax Lots 3700, 3900 & 4000) . �?'
��
5.5 VARIANCE V �.-?9 (Creek S.ide Park) NPO #3 `r��,
:;
A request by Ed Gause for a variance to extend cul-de-sac as per ;P
submitted plat, and ta decrease l.ot sizes on areek. area to under `'
!;
1.d,000 square feet but not less thdn 7,500 square feet. The subaect
praperty is located norkh of S.W. Gaarde Street, east of S.W. Ros� t�
Vista Drive (Wash. Co. T�x Map 2S1 3CD, Tax Lats 3700, 3900 & 4000) . �
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5.
5.6 CONDITIONAL USE CU 36-78 (Dnnald E. Pollock) NFO #6 �,;
A request by Donald E. Pollack for a c�nditional use permit to build ��
duplexes in an R-�7 "Singl.e Family Residential" zone on a 1.29 acre �
parcel. The subject property is locate�d a� 9330 S.W. Durham Road �
(Wash. Co, �ax Map 251. �4� Tax Lot 500) . '
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No�e; 7Chis hearing may be aantinued to a date set specific by the Planning Co�nission.
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Publish TT 1-24-79 & ].-31-79 j
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° S'1'AFF REPORT
r. AGENDA 5.1
TIGARD PLANIQII�TG COMMISSTON
February 6, 1979 - 7:30 P.M.
Fowler Junior High !�chool - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon
Docket: Zone Change ZC 10-77 (Yolo Estates)
Applicant: Donald E. Pollock/Richard Brainard
Owner: Donald E. Pollock
Location: S.W. Pathfinder Way and S.W. 107th (Wash. Co. Tax Map 2S1 2BC,
Tax Lot 1900)
Request: A request bX the City of Tigard for review of the Yolo Estates Planned
Development (approved in 1977) to determine its present status. This
item was tabled from September 19, 1978 Planning Cammission Public
Hearing Meeting.
I. Findings of Fact:
1, Pursuant ta the City of Tigard Zoni.ng Ord.i.nanoe Title 18.56.170, 10Tf
substantial construction or development has not taken place within one
year from date of approval of the qeneral development plari and program,
the Planning Commission shall review the district at a publs.c hearing to
determir7e whe�thcr or not its cc�ntinuatian in whole or in part is in the
public interest, and if fourid not to be, shall recommend to the City
�.. Council that the Planned Aevel.opment district on the praperty be removed.
The City Council, at the request of the applicant, may grant an extension
of time if justifiable". (Ordinance 71-4 g 4, Exhibit A (part) , 1971:
Ord. 70-32 � 185-6, (1970) .
2. The approval of the Planned De�relopment was granted by the City on
f July 25, 1977. The City Engineer, �7ohn H�gman, has determined that no
substantial construction has taken place on the site.
3. The Tigard Planning Commissian at their reguZar meeting of September
19, 1978, tabled a request .by the City of Tigard for review of the Yo10
Estates Planned Development until the applicant complies with the
followinq conditions:
l. That a Hydrological Engineer be contracted (paid for by the
applicant, chosen by the City staff) to establish the surface
drainage flow amount and velacity on the property.
2. That the study indicate offsetting mitigating methods to be made
by the appYicant if adverse conditions exisi�.
4. The applicant has complied with the conditions (se� attached report
by Waker Associates, Inc. November 6, 1978) .
5. 'i'he Planning Commission needs to determine two issues:
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. STAFF REPORT `
i
AGENDA 5.1
° TIGARD PLANNING COMMISSION
, February 6, 1979 -- 7:30 PaM. �
�. 1
Page 2
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l. Review �t.he Planned Development to determine whether or nat its
continuation in whole or in part is in the public interest, and
make �uch findings to the City Council with recommendation to ;
allow continuation or dissolve the district. ¢
2. Whether or not to condition the approved planned clevelopment with
the suggestions given by the Waker Associates, Inc. representative.
II. Conclusionary Findings:
1. The Planning Commission required the applicant to restudy the drainage
area as an impact concern for the public interest. With new information
as to offsetting solutions to modify the natural conditions to allow
development. It appears that the public inter�st has been addressed. ��
2, Z'he Flanning Commission shoul.d consider requiring the applicant ta
implement th� improvements suggested by the r.ecent Hydrological Study.
3. The applicant has demonstrated the desire to aontinue as a Pl�nned ��
Development District,and has complied with t1�e latest requirements of the :��
City to insure progession towards the development of the subject
property.
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� TIT. Staff Recommendations: E;+
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Staff suggests that the Planning Coznmission recommend continua,tion of t'he ��
district known as ZC 10-77 "Yolo Estates" in wha7.e to the City Council ��
I with the following conditions: ���
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1. That inlets to the planned 36-inch CMP beneath Walnut Street be mitered 'fl
to congorm to the emb�kment slope. �;I
2. That the rip rap erosion �rotection propase8 at the outlet of th� 48-inch �',
RCP be extended across the full width of the channel f.or at least a
distance of 40 feet measured a].ong the channel. }.'
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3. That th� buildings for occupation be protected from flooding by providing � i
the finished floor elevations at a minimum eleva�tion of 1Fi3.0 on lots 1
through S; elevation 1F�4.0 on lot 7 an,d 166.0 on lots 9 anfl 10. The �
finished iloor elevation for lots 11-15 should b� a minimum of one foot
above the lowest ac�jacent curb elevation.
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4. That the velocities wi•thin the watexcourse should be no�erosive and, if �
found to be within two years afi�Ler Final construction o�' unitsr the �'
devel�per shall make corr.ectioz�s to the approval of the City F.,�aga,ne�r ;'
and Building Departments. !
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5. On site grading ot the individual lots shall be done to prevent the sur£ace �
waters from reachinq �.he southeasterly lots of the development. C
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Report prepared by: ICen Selby fieviewied by: Aldie Howard ��
Associa�e City P�.anner Planning Dixec�ox�
Jarzuary 30, 1.979 January 30, 1979 �'
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' NIz" Doug. Pollock . .,+' • � • �� . File '�� �S-S33.01 � • � .
, . Donald Eo Pollack '-. .: �.' ' .; �'��`'L� . >,� �;:: 'y ` . • , , �-
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� ' �Dear: Mx!. Pollock '`3�� . '. ,, .� '. . . � . . � , � ��Tiga�d, OR� � ' .
. . � � . , � � ��.`' :;, ` :y , ,.: . ; � � . i4 . � ;-,�p . , : . . . .
� � . �.Per you� rec�u�s�, �h� �o1.lowing 3,� a a:�ps�rt r��ardi.ng��th� �3.a�r��r�
. � . � :drainage improv�e�ea��s for the sub,��ct. d�velopment. ,':� � � <:�� : � '. ,: �
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� � . �he purpase '�Qf �thc study �ev�s �o'de�ermine �he aurf�ce �wafi�r f1.ow .:. ' : ' �
-0. quant�,ties and velaaities ca�3.ch �l�w tki�ough th� pro,�e��: ��1e. : , � ! ; �
_ � stucly was based ian a ;clesign �uno£� havin� � �weri�'y-��ive (2�) y��,� . .
� frequency and th� affec� of a one-Y�undred ...(IOQ�, year ��equency,�.: ,.. v. : ,
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� .. The proj�cC ha� b�en p;lann�d and approved lby ��he ��itp o� T�ga�ci.�f�z �:
� £if�een single fam3.ly�'lots served from two •�u1-de-�sa�s; ;.`�.� �h� iin:-� .. . �
� . � provem�nt pl.ans, `prepax�ed by R.A. Wrigh� Eng3.ne�r,�.ng, ,`�3:zopose �o � � .
: ,i�pr.ove� the exist�.�g c�iann�l by c�nstruc�ing a �culvert ;crossi.r�g>;,.�' � -
, � at th� �soe��;h. ,cul=deysac, '�realign a short sectiori�o£ the .channel ;' `;;. . , . �'���..
, � at the north.��end of ttie .south cu�.-d�-sac and �y•,.�c1��r3.tig cleb�i,�'�: �• ' �,
, � and ux�c3erbrush trom the channel. �� An additic�nal.:�culver't :ha� �been �`�� � L �
planned ben�ath Walnu� Stree� . ra ;Iimi� the ponded �water:su'rf�ce: • '� .��
� el�vation, due� �o��a .1.00•y�ar r,�unoff �law, to 162�.�QO . feet ,in�:ele`�' �: ;'��'� .'•�'
� vat3.on based on 0=egon S�ate Di.vis3on of Ha.ghways datum. ,d� '' �r., � T i� :�t�
, . , . . , . . ^ � � �;t-�r� 'r �. irq-. ti 4�,�
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Di.scussi.on • :� , ., � . . , , , ,,�+�. , , .�, r , s <3 _��
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A review �was made ,`of availabl:e 3nformatior� throu�h�'�contacts with ;
the +�ity of Tigard; £1ood hazard maps, ons3.�e inspeetians��and Che ' ' " ',. ''�
�° app�oved construcCion lans for the ro'ec � • . ; ::.' � ,
P P � , t. �A1so �ncluded in . : , � •
�he revi.ew was a report by David W. Bryan, P.E. , con,cerz��ng the �;� � �
gr�ding and drainage for the subject �vro�ect. .�� ��� . � ,
, � � , � � . , . ' °,• � � s �t;`;�i ,; ... �� .. >�
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bd8 HIGH STf�EET, N.E� /SAIF.IvI,Of�EGON 9�30� /(503)362-�5�e . :.� r � `� _ ;•� •• A:
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F'lnc�d �araxd man�, hrepaxed by:the Corp� o£ �ngi.�G�ra, - i.nd�.eate :
�� _ ►�l:�� Lao� �irc►.j�i�� .i,� nuC cli�rc�Ll,y ��ff.uct��ci I� th�+ 100 �� .
y ye�ar �lc�od
plain #or Fanno . Creek. Dra�.nage maps �9 w�1I. as a ��.�e �.n�pec- � �
, � t�.on i.ndica�e that_ �he westerly. ��o�tion of the si.te �is �ubjec�. � -
to i.nundation £rom high frequency sCorm runo�f flows . S�vera�. � �
factors contribute �o the pondin; eonditi.c�n which incl.udE an � � �
inadequate �:ul�vert� a�. the r�or�ki baur�dary� of the si,t� �where the .. : ' '.
creek. crosses benea�th Walnu� Street, a chann�l 3.n which 'f7.ows � � �
.� ' , are restricted by debris and ;ve���a�i.on, and a Goncxe�e ,culver� �. � ��:f-
- � which e�bst�ucts� flows in �he channel ��� � : t � `
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� - . � . , "'�t . . . � ,... + f ,, i .�•. ,,-
. ,r�� . .. i • . ' .:l �i Y.� " �
� ' In addition to storin;�warer fxows thr�ugh �h� wa�ercou�cseY; �su�face � '
, ., ,
� � runoff �ea�hes the �pr�jec� from praper�i.�s ta th� , southeast.` _ �
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W ' . , . ..��,... ?f •• . : . . -
The con�tributing, w�tershed; area �o the wa�ercours� �zavers�.ng �he � '
`,�� p�o,�ect is abaut�;:'S00.:acres. A review o� the hydralogy �pr�pared
� . ! .
�� by R.A. �lri�h� .inclica�es that fihe co�pu�ed flows are�;'accEptab�.�. .
The twer�ty-fiva year runoff flow has be�n de�exr��,n�d '�to' �e 158 � . � .
y cubi� fe�t �per eecond and the� one�hur�drad year xu���f fl.ora to �� � � �
,'� �; be 2�6 cu�bic feeC p��° sece�nd � . � • .. � � "t�.�- .
�. '�a., ..1,'
�, v' ' • . .. , . , • . , ' " ' . .. .. i :s.' ' _ .. :'' ' ' .' , . •
� ,�:' �'he hydrauli� ad�qua�� of the plann�:ci drainage ,.�.mp�ovEmen�s Iwere . �� - �
, � reviewecl and it ha� beem d��extnined �ha� �he pro j eet' cdn `be .deve�.a ' '
. oped as planned without t�.00di�xg of the propased bu�.ldings.
� . , �T': . . ' . .1 . ' . • ..
' ♦ .; \+ ' . � •• i.'�• ,'t �`.� :.• ' . ' ' ' . � '• t. �: ., �.(�. : .
+1 �"4' � Th,� calculated water,�suzfac�e fa�r. t�ie twent �a.ve� ��� �� � � �
�f-� �t� y- , year' de�i,gn f xo+w
�'� � �' is lfa� feet. in eleva�iori at the cross�.�� of W��.nu�' Stre�t'.• Thi� � ' �
� ��'� c�i11 create:-a .backwa�er e�fe�t; provid�.ng the requir�d d�t�n�i.on ' �
. �for the pro j e��. ��� The maxi�r�m vel.ocities in the main char,nel for � �
the desi�n flow should be less than five (S). feet p�r seeond and _ �
�. should no� caus� erosion o� anyr ziaagnitude. � � Aa th� ground.�`xis�s �`• .
� to the south, ' the�; design eaater surface increases t� an el.evation ' �
: of approx�.m�tely 1b6 �feet. � � �:, ' „ ' �; ;�� . . '. . '
. . . �. .x •r , . Y •�:r..,' �t ,hk � r•. . , . .
' . . I 1 r . '. . . � 4 .i � •
., ; '. . �t�y ' .:� : '. .. •,., �. �. �; ' � • , . ' . .
� � Ji : . ;�. .. � ' •'�' �' ...��`, T s . :. � .� .`, .1 '•f ' '
. .The pond�d��water, s�a�face elevat�.on for a on�-hu�idred year Rrunoff . '• ''
� flow is � 162 feet ;�t��-'�`he �crossing of Walnut Stree��:� •�.The aiEfect of � ' � �� !
the one-hundred year. water surface is d�picted on the`� GeneraZ ' • • ' ;.:.;. , . I
. Develogm��nt P1an, `•d�aw3.n g number 264-1., px°e pared.b y R:A. W r i h� �''� • = � •� '
� Engineering.� Flow veloci.ties under this condition should�not . �
� t' �� :� ��_
;� , :,. ',
t.��, exceed the maximum £low velc��i�ies fo�r the tp�e�ty-f�ve yeair•,�desigri ��` �t��; .. �
� fioW. � , �� , � . , �; � . �; : ,. ;;. ' �
. . . . ., �;,. � . � •}�'S ;� . •
' , ' :ii'. ' � a ' • . . . ,, '` 'i. .' .t .� ,�7 . . . • .,. •�� .
�Y:' • , y�. '� . � � . ..
The ponded watex su�face� elevaC3.on, for the �twen�y-£i.ve. year desigr� � �; �,..`
flow, at the entrarace ,of the �orty-eight �tnch re�.n�orced �concre�e ' l �=
�� culvert (RCP) beneath ,S.W. Path£inder Way is calculated to be •� . � • .
169 feet. . Th3.s wi1.1 �ause Qonding along th� frant of lots ].2 ' � •� '
�through 1.5. Provisions should b� made to provide culver�s across � � ' �
the driveways, for4.these lots to eleminate the trapp�.ng o� storm • ' _
wafiers . ��'' � . .
�(^��`+��y P' � l. . ,�, a ♦, . • �
� . . \' F, . . ... . ... . . . . ._ .. .. .. ..a. .. A.s, . r... .Y .�.. � ° _
�
. ,_, _ _ , ,
,_ ,,. . > . ., ,
.. . . . . r� ' �.Y t. _ ' � ' ..• � .. ��
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� 4 t Y. ' • R R � . � . , � s.ti ... . . ' .
,, .'��''�+.1�'u�.�.t��'I Mnrli f i s�tt�t���,n1 �� �i�l.nna � ' : . . . '. � �x . � '
.�. �, : . ., , . .. ;• . ; . . : ,
��-« It is . this wr�Cer,'s op3.nian that: .minor modifzca�i.ons to �the pl.anned '
� improv�n�nts are neeessary to mitigate the imp�c� of tl�e 'lOp year �
� wat�r surface el,evat:3.on .�nd channel erosion. �he. sugge5t�d mod3.- . � ;
. �f�icat�ons axe as follows; : .. � � . • - . �
. �� C'rv �'r ' . . . . ,n� . .� : , .�. , ,�. : i�. .
, : ����'��1. : ; Th� .inle��ta 'the planned �3�-in�h .GMP beneath Wa�.nut . �.
� :��-� � "�Stree�` ahould be miter�d to conform ta� the. ��embanlc- ' '
1 i���� � 4."�menC s1oFe,�. ; ;�-, � ` � � . �� . + , ` _
,, . ;' � �§� �� '� • . ���. � ;R . . � �.s�..
. � � . ; ��� 2 �. The.�arip.`rap erosion profiec�3.on proposed �� the aut�
`� T �,��let o� �he 48-in�ch R�CP shc�ul.d be extendesl acr.oss � � � �
.; �.
' :;.` ��� ;� :. . y''; �he��ful.l, width of �ths channel �or at 1.east a di� »' .
i. : � : 4 �� :'
� , �, . :. ' ta�'ce''of, twenty f�e� measured alang tt�ne ctaannel. : . : ;�•
. . d�� . s�. .. . .
.� � , . ,, , ,i' � . , ' . , • � .��. ' Li. . , .
� �onclusions � � ;`,'� ':, , . , ,. ;r .
. . . ,, :.� . ;. �� .a -
�, . . . . . r 4. 7! a`•� .', ' ,' ;r. . � "' � . .�' ' � . . ,'' � � � : ` .
�� i � ' S. f , . .
. � ;;1.� � The designed '�imprcivemen�s -wi�11. provid� adequa�e Gonveyer�ce . :" '
� � � o f ��he 25 year, fr,equericy runo f f fc�r �he water�hed. �.� '. :� F , , . :�
. 'r' . . � ¢'�` + `F � �.. i ^' . • ' •" � 1.; :,' .a yc �_',, ' ` '_ , i
, .,2. � The� .lOp 'year'�w�.�er �s�rface el��ration ot 162.Q can �b� ma�n . �-.. {
_ �
. , . . �
. . ent�cance� to �he �.�
. tain�d alor� ''lc►��� '1�' �hxc�u h 6 �ovid3,n the . �� �
. g � � . ..
.
� .
. �'� .
y �"'X �� . . 36-in��a CMP cu]Lv��t is m��erecl as suggestec� herea.n . , • '� . .
I `� � . � .., . .. ��f�s F,: . �� � .. • � . 1 iw'' x d";. . � . .
- � . 3.. Build3.ng� £or;;'occ�ipa�ion can�` t�� pro�ec�ed fram� ��ooding �.3.� ;. _ .
. ,;� -
.
� , i m ��e1e ati.o ,. ,
. ';;.� th� �inishe��fl.oar e].eva�3.
or�s ar� set� at�-�a m ni t�m v n,�.� � �:
�. .
, . a ..
o a
6 �? an �, t n � .
a f• �
�.evati.on 1 4.�1 7'
thr �x h
, � � ` r� �.63.0 on lots..l. � , ��
� , . , .,
, . "'�- eleva�ion ],65'00 on'� Iats. 9 and 10. The, f%nist�ed �'1oc►x.''elevation :
� � for l�ts: 11 �:througli 15 sho�sl.d b� a a�iniznu� o� one foot �'� � . ;« � � ..�
. . ataoue the; lowest s�a�d�acen� curb elevati.on. �: , , �, ': .�_` � :
., "-' ; :� , � _• { � ;: � � �� �
, j . .�� -�; ,r � �� .. , ... , . . ;�t ;:� :� }� � ,.. ,
, • . � :j.�� ' � • i . .� ' � •J 1 .
.y� p Q 4! .
' . . �'r � �� io►7�VG ) . ...
• cvurse st►ould .be n n� 'e . �
, ithi.n, �he�water .
i � w � ,
01 i es �
.
Vel c t .
� � � .�
7 . ' , . � �• ' ."� C,�:1 . . . . �, ' �h Y C..' �k " '�i '-.. �.� • - • ,
,. ' i. � � r. � ' . ..� - •� _ �• 1
� . 5. � Surface ��water� reaahing.�tkie south �aaterly 1ote: af �the� d�vel.- r • .�:�'
� , � �opm e n t e a n b e'�c o n�r o l l e d b y an-s i t e g r a d i n g=A f t h e �n d i v idual. - .�
. � {. . �,: ,� , , , , . :, � ' . , �. ;
'. , �t ��4�J• �'. .r4 . �i .i. � .. . �5 . , - ��. � .'' � � . .�-"�
. t. ` 4. �S -�. �t' a� � ��
. �. : . r• - .i:f ,. t'!d .Y�.i� � � ..�� �� : , � �� �.. J � .4. . r, • �p� ,.� : . ' . '."
; . �t, , .• • �'.. �v i�' � .,^ . 'r i'i
. , � Sho�ld you �need addit�ional �information or �as�istance in this. matt�r .� ..j
:,� ` ple�sa ca11 ,j T � L .!� , . � �. ,+ ' ' : r }�l
,;. • gt � �+ w� t �� r t t.r f� r .s i �'' +'{ � _
. , r, . r �N (� � ��•. � . . . ''� .. ,,t �j �C �� M. 1 '. �i :1
, ° y � ' , ; t. t' � s i_� R'Rj�j. tiP t {, • t ary 7y t '.I
' � ' � z,` �d � ,r.� ' � ..• , ' - - . ,�t K ��� :7
', � . . �', . 's ' t .� �t . . , . � � � ? .{ 'l . ` _�`� -#.9 'i
+ . . . .ti { •i, .f�{y� J'4 t 4 ..r .�ery,;:��i.y S�QU�,�7..'�� t! t � —j
� . . ., . � ,_; ' ;� ' �'. � ; • � , � '�Waker' Assoc�.ates;'�Ic►G. ,
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•� • �• ' • ,:, � .� . � '� s � �
P� ,+'r:. . ' ;s ,�. ��. � ; � y
' . . . ,' , =:. � , , ' - . � � ` . ......� . ... �
. . . � , p.� _ , . . . . _. ._.. .. . .
. � ....�ir�c.�.���i NLI'1vC1\IVfY�V����?�ZN � . ' ',.i-�. : ', �; ., ns• . ..
K. i.
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. `
�
STAFF REPOF;T . �
AGENDA 5.2 �,
TTGARD PLANNING COMMISSION i!
�� February 6, 1979 - %:30 P.M. jl
° Fowler J'unior High 5chool - Lecture Room '�
10865 S.W. Walnut Street - Tigard, Oregon �
Docket: Zone Change ZG 31-78 • �
il
Applicant: Mr. Fred Cooper �
S 4,;
Owner: Same a.s applicant ��
Location: 12700 S.W. 72nd Avenue �nd Corner of S.W.Gonzaga Street (Wash. Co. Tax �'
Map 2S1 lAC, Tax Lots 700 & $00) . ;',
�I
Request: Far a zone map am�ndment from Wash. Co. RU-4 and City of Tigard R-7 to
City �f Tigard CP "Coznmercial-Pxofessxonal" zone c,n a .74 acre parael.
I. Eindings oi� Fact:
��
1. The site is designated "UrY�an Law Density Residential-Conversion Unit'° I
on the NPO #4 Pla.n, and i� presently zon,ed County KU-4 "Single Family", i
four units to the acre. �
:
2, The two parcels were recently annexed into the City 'I
I
3. The subject site is located in the identified "Triangle" area of the
� NPO Plan. This area is acidressed with particular atten�ion to conversion
of land use type from residential to commeraial-professional use:
In the Triangle, the most viable residential areas have been
identified and are slated far protection until 75� of the
ownex occupants elect to allow their "canversion unit" to be
redeveloped according to the uses specifiad an the p].an map.
The conversion units are also delineated ori the plan map.
Policy 5. Insure that residential c�evelopment is protected from the
imcompatil�_le features of non-residential land use by means of
employing the following land planniz�g techniques:
.�. As non-residential development approaches residential areas,
provide for a stepping down of the intensity of land use.
B. Provide protective buffers for residential areas by use of
natur.a]. features such as streams and heavy vegetation.
C. Where disparate land u�e types are clnsely grnuped together,
employ strict site development standards that insure compatibility.
Policy 22. In �:he Triang�.e OffiCe Park, developments on single
paroels of less than one acre will be discauraged.
4, The applicant proposes to combine this subject property into an office-
.� professional development �t� blend in with the adjacent business complex
m.. (see letter dated October 30, 1978 by Mr. Don A. Vrendenburgh of the
Kingsmen Professional Building; also see a�lican�'s narrative letter) .
STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
�� February 6, 1979 - 7:30 P.M.
' Page 2
5e The site wi11 utilize access onto S.W. Gonzaga Street which is
presen:tly a county street and is substandard in pavinq width and no
curbs or sidewalks.
6. Southwest 72nd Avenue fronting the west side of site is presently county
jurisdiction and is designated as a collector street having 60 foot
right-of-way.
7. Lot 700 presently has a single family residence located on it and
lot 800 is vacant. The surrounding land uses are a comanercial-
professional building adjacent to the south, S.W. 72nd fronting the
west and the Phil Lewis School. To the north is the Tigard Friends
Church, and to the east are single family units. Al1 of th� surrounding
land uses are in the Commercial-Professional or Conversion areas.
8. Sanitation service is available to the site at the corner of Hampton
and S.W. 72nd approximately 30 feet away. Water service is available
from the Metzger Water Dis�tricto
II. Conclusionary Findings;
l, The proposed zoning designation is in keeping with the intended
transfe.ring of use to comply with �the NPO #4 Plan.
�,,.
2. The combining of land use on this site with the exist.ing southern
site will comply with the NPO Plan for "Super Block" development.
3. Southwest 72nd Avenue requires five additional feet of right-of-way w.iclth
improvements. Southwest Gonzaga Stree� presently Yias adequate right-of-
way, but needs improvement.
4. Other pul�lic services .(sewer, fire hydrants, etc,) are available or a,re
capable of being brought up to s�andard.
III. Staff Recommendations:
Staff recommends approval subject to the following conditions:
1. That the applicant dedicate five feet of right-of-way along the fronting
portion af S.W. 72nd Avenue with half street improvements to City standards
prior to issuance of building pertnits.
2. That the applicant implement half street improvements along the franting
portion of S.W. Gonzaga Street .to City standards priar to issuance of kauilding
peaznits.
3. That the applicant submit zequired bonds and agreements with constr.uctian
and drainage plans to the Building and Engineering Departments prior to
issuance of permits,
& Report prepax�ed by : Ken Selby �' Reviewed by: Aldie Howard
Associate City Planner Planning Director
January 3l, 1979 January 31, 1979
;.
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�'' REQUEST FOR ZONE CHANGE
��'I Applicant: Co�per et al �
Property Involved: 12700 SeW. 7Znd Ave.
The following discussion is pres�nted by the applicant, together I,
with appropr.iate exhzbits in response to items requested by �he '
Tigard Planning Department rec{uirements:
D1. Nature of the Proposal.
The applicant desires to utilize the property for commerical-
professional use. The existing dwel'ling on tax 1�.�t, 700 would
be remodeled for a temporary professional offi:e together with
improvements for suitable off--street parking. Existing land-
scaping would be r�tained. No immediate use of tax lot 800 is
contemplated.
The immedi.ate ar�a has undergone rapid transition in the last
five years from residential to commercia
1 professi�nal use.
The proposed use is com�atible with Phi1 �ewis School, which
lies to the west across S.W. 72nd, and the Tigard F'riends Church,
which lias on faur parcels just to th� nurth of S .W. Gonzaga St.
A developed six unit suk�division to the east on ��W. Gonzaga
would not be a�fected. On the south side is located a twa story
ofFice building plus th�re is additional office park immediately
� �� to south of S.W. Hampton Street. The prop'erty is also in •the
immediate vicinity of the S.W. 72nd-�iwy 217 interchange.
D2. Conformance to Compreh�nsive P1.an.
The subject property is zoned RU4 (Washington County) with
; annexati.an to the City of Tigard (R7) currently pending appxoval
of the Metropolitan Boundary Review Commisian. The Tigard city
limits abutt the praperty on three s�.des (See Vicinity Map) .
Zoning to the south is CP; to the west, A2 and R7; and to �khe
north and east, Rt74.
The subject property lies within the general. coznmercia.l-professional
�evelppment designation of the NPO 4 plan for the Tigard Triangle.
It currently I.ies on the fringe of the "transition area" along
S .W. 72nd which is planned to shift from 1ow density �esidential
to CP and Office Park uses . The rezoning coincides with plan
policiES to aggregate existing smalJ. parcels into larger office
park romplexes. A particularly unique circumstance is the planned
realignment of S.W. Hamptnn Street which would divide the subject
property from thz north and east developed parcels and tie it �
with existing aommercial professional development ta the south. ' J ,
D3. Cor•.ununity Need.
� Coznmercial professional use is clearly tk�e b�st �use of the property
based uPon the changes which have occurred with surxoundi.ng �roperty
I .;,' ;;;
l�- _ _ _
. . .._....... .........._. . ...._. a.`a�
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• � �. '�
, . �" ( �. �
REQUEST 1�"OR ZONE CHANGE
�..`�i..��
Page 2
arid proxi.mi.ty to Highway Z17. The area is und.ergaing increas�d ex-
posu�e �o noise, lic�h�ing aricl los� a£ privacy. with ths nlanned
real.i,gnmeri� af S. C�J. Hampton, a better buffer cai,l,l exist with other
transi�ian uses remaini.ng. Implemen�atian af px`o�er pl.an.ned use
wil�. enhanc,e futur� develo}�merit along cu�rent i�reiads. ;
174a Changes in Environmental, Econ�mic or Social Conditions. �'
�
No charig�� �rP cantE�mplated �o tkYe major a.�r�clscaning pJ.ans of the '
sub j ec�. �rG�erty s 'I'he p�opased L��e wi�.1. �ur�h,er �.dd �to i:he econo_ ;
mic base o� �he ci.ty and i.ts livability� �
}
All essere�ia,� public ser.vices (water, scwc�r, qa s and gower) ar� +
cur�ent]:y avail.able to the property and th� proposed use will not I
p.laG� �xces� demands �n �uch services.
Trans�or�tatian access xs excellent and us� wi11 be compatab].e with
planned str.e�t a.mprav�ment�e An additi.onal 10 fe�t has already
be�n dedicated along S, W. 72nd to �rovide for wa.dening to col]_ec-°
tor stree�: stanclac�s (60 foot right-of-�way) .
D5. Land Use Suitability.
. � �,
The prap�sed Zand use is th� cyr,ly suitahls use uz�der current develop-
ment trends. Avai_lable publi.c s�rvic�a ancl acleq,uate circulatxon
allo�a upgrading of use in an orderly progr�ssion. fram th,e Highway
217 intErr.k�ange rather than "l.eapfrogging`° t�a ather portions of
the lan area�
i P
D6. Impact on Surraunding Area.
The propased use will not have any i.mmediate a.mpact on t��affic,
noiseo or �.esthet,ics on adjoining sa.te uses. Future site deve.lo�-
zttent wi11 be coordinated �rith OHSD int.erc�han.g� ��,a�p impro�r�ments.
D7. t�ecessar.x Public Servicese
No chang�s i.n Uubli,c sex'�i.ces �re nec�ssary with the rez��ing of. �
�he sub�ect property.
�;;
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4 � STAFF REPQRT
AGENDA 5.3 '
TIGARD PL1-1NNING COMMISSION
February 6, 1979 - 7:30 P.M.
�` Fowler Junior High School - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon �
Docket: Zone Charzge ZC 32-78
Applicant: Robert Randall Company
Owner: Mr. & Mrs. William Gill
Location: 9755 S.W. Bonita Road (Wash. Co. Tax Map 2S1 12B, Tax 2,ot 401) .
Request: For a zone map amendment from City of Tigard R-7 "Single Family
Residential" ta City of Tigard A-2 "Multifamily Residential" zone on
a 9.16 acre parcel.
I. Findings af Fact: ,
l. The site is presently zoned R-7 "Single Family Residential", and
designated A-•2 "Urban Medium Density" on the NPO #5 Plan permitting
eight dwel7.ing units per acre.
2. The site is divided by the proposed Fa.nno Creek Drive spine road.
3. Applicable objectives from the NPO #5 Plan for this area (referred
r.
� to in the NPO Plan as the "Bonita Triangle°') are the following: i
i-
�:._
a. Est�blish an over�ll density which can economically support #'
lower cost housing alternatiees while not overtaxing the �
required publa.c facilities and services.
b. Maximize th� benefits of� the open space provided by �he Fanno �'
Creek flood plain and the buffering effects of its vegetati.ve i
cover.
c. Provide pedestrian linkages to the areas of usabie open space. '
d. Provide vehicular access which serves all properties while
minimizing conflict points on Bonita and Hall.
e� Provide for a diversity oF housing types and densities.
;;
4. The site slopes from the south end (adjacent to S.W. Bonita Road) from `
170 foot contour to 140 feet and then rises geni:ly moving north to `
�
150 foot contour. The site is brushy, with a single family house
fronting S.W. Bonita Road. There are grades up to and exceeding 12-25�. �
�
�.
The parcel has poor draining ability and is within the lOQ year flood (
plain at the 140 foot contour level. �
1
8urroun.ding land uses are the Waverly Meadows Planned Development to the
� west, open space and a single family residence to the east, Fanno Creek
and greenway area to the narth and sinyle family residences to the south
across S.W. Bonita Road.
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, STP.F'F REPORT
AGENDA 5,3
�';I
TIGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M. ;.
�`Y Page 2 ;;
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5. The Fanno Creek spine road having 60 foot right-of-way will need to �::
be continued and aligned with the road improved from the western ,I
developments. ''
��'
6. The access will be from the continuation of the spin� road and Kroese ;;
Street as well as 5.W. Bonita Road. �
a
7. Sanitation and water services are available to the site off of the t,
existing linss from the Fanno Creek Road and Kroese Street adjacent �''.
i
west to the subject sitee ��
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TI. Conclusa.onary Findings: �
I
,
1. The proposed zone change is in keeping with the NPO #5 Plari for the area, j'
�;
2. Southwest Bonita Road is designated as a ca].lector street requiring a f
60 foot right-of-way. It presently is in substanclard condition ana t
h�� inadequai�e right-Qf-way. +
�
3. The flood pl.ain aontnur and greenway area wi11 be restrictive to !'
devel.opment of this parcel as directed by the Tigard Municipal Code {;
and the Environmental Design and Open Space Plan. ;
�
.r IIIo Staff Recommendations:
�.
5taff recommends approval of the zone change stabj�ct to the following
cond.itions:
1. That the density level be restricted to eight units per acre.
2. That the applicant dedicate the G�eenway area ta the City as det�rmined �
hy the 140 foot contaur �lood plain level. �
�
,
3. That no develo ment or avin in �he flood lain or !
p p g p grsenway� be ,
permitted, sxcept where crossing wi11 be nacessary to cantinue the '
i
Fanno Creek spine road.
4. That a ten faot right-of-way be d�dicatecl to the City along S.W. Bonita
�i.oad with half street improvemen�:s to City standards.
S. That Fanno Creek Drive be improved as approved by the Engineering
Department and align with the existing streets to tYle west.
6. That Kroese Street be continued onto the site from the Waverly Meadows
Planned Development.
7. That all aonstruction and drainage plans with required bonds be submitted
to the Engineering and Building Departments prior to issuance of permits.
�` Report prEpared by; Ken Selby Reviewed by: Aldie Howard
�� Associate City Planner Planning Director
January 31, 1979 January 31, 1979
.
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�' ry
t �' - STAFF REPOF2T
AGENDA 5.4
TIGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M.
�� Fowler Junior High School - Lecture Room
1D865 S.W. YJalnut Street - Tigard, Oxegon
Docket: Su7�division S 15-78 "Creek Side Park"
(Ref. a V 1-79 & S 22-77)
i
Applicant: Edwin B. Gause �
�
Owner; Same as applicant �
I.,acation: North of S.W. Gaarde Street, east o£ 5.W. Rose Vista Drive and south
of Terrace Trails Drive (Wash. Co. Tax Map 2S1 3CD, Tax Lots 3700,
3900 & 4000) . �
Request; To subdivide a 5.20 acre parcel into 14 lots in an R-10 "Single �
Family Residential" zons. This item was referred to the Planning �
Commission for review and approval by the Planning Director on �
December 2Fi, 1978.
:I. F`indings of Facts: �
f
a
I. The sa.te is designated Suburban UEnsity Residential on the NPO #3 4
P�,an and zoned. R-10 "Single Family Residential". [;
,
2. Applicable policies fram the NPO #3 Plan are as follows:
Policy 4. Protect the existing auburban character of this portinn
� of the Neighbork�ood from encroachment by higher density develop-
mentso The maximum overa�.l density of development wi7.1 be �three
dwelling units or nine persons per gross acre. A higher density
of four units or twelve persa.ns per grass acre i� a possibility
within an appraved planned unit development.
�
Policy 5. Residential subciivisions wil]. be developed with paved �`
streets, curbs and gutters, street liqhts and walkways accordinq �
to city or county standards. A11 utlities will be plac�d under-
ground. �
Yoli.cy 6. Dsvelopment will coincide with the provision of public `
streets, water and sewage facilities. These facilities sha11 be �
(a) capable of adequately �erving development and (b) clesigned ta �
meet city ar caunty standards. F'
's'
�
Section 17.16.100 states that: �:
`t
"No tentative plan for a proposed subc�ivision and no tentative plan �
for a �a:7�r parti.�ian shall b� apprnved unless: Y
a. Streets and roads are laid out sa as to conf�rm to the plats of �
subdivision ar maps of majox� par�:itions already approved for f
adjoining praperty as to width, general dir�ction, and a11 other °
�" respects uixless the city determines it to be in the public �
in'terest to modify tha street or road pattern. 6
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,. , w. ' � STAFF REPORT �;
!;
AGENDA 5.4 ,y
TTGAR.D PLANNTNG COMMISSION �;
February 6, 1979 - 7:30 P.M. �i
Page 2
�':
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h.
b. Streets and roads held for private use are clearly indicated on the '
tentative plan, and all reservations or restrictions relating to i�'.
such private roads and streets are set forth thereon. �'
3. The a licant is �� esti.n '� ina ��
pp qu g prelim ry plat approval in accordance with
Section 17.16.100 of the Tigarc] Municipal Code to subdivide a 5.20 acre ;;
parcel into 14 lots with a mini.mum lot size of 10,000 square feet at ;:
S.W. Gaarda Street (east side of S.W. Rose Vista Drive) . �:
4. 5.2 aares x 3 units per aore = 15.6 possible suburban single family !'
tuzits. Therefore, the applicant in proposing 1.6 units below the F
al�.owable number of unit�. j,
i'
�
5. Creek Side Park is proposed with 12 of the 14 lots entering onto a (
cul-de-sac and the remaining two lots entering onto S.W. Terrace '
Trails Drive. Provision has been made for open space and storm water �
detention.
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6. Cross Creek Court is shawn as a 600 foot �.ong cul-de-sac designed to �
serve lots 1-Fi and lots 9-14. Lots 7 and 8 will front on S.W. Terrace E
Trails Drive and have no direct access to Cross Creek Court. 3
Sec�ion 17.2�.110 Cul-de-sac states that: "A cul-de-sac shall be as �
short as possible and shall in no event be more than 400 feet longo
� 7. NorL-h Star Subdivision was a previous subdivision application (S 22-77)
which was proposed for �tax lots 370U, 3900 and 4000 a year ago. The
application was approvec3 by staff but denied at the Planninc� Cammission
ancl City Council level. Noxth 5tar Subdivision was proposed with a
through street and no open space provisions.
i
1
TY�.e residents from the Terraae Trails Subdivisian were assured by the f
City Cowncil that a street connection between their subdivision and �
the southern �adjacent North Star Subdivision wou7,d not. be required. �
;
8. The site is covered with a mixture of conifers and deciduous trees. {
The elevation at S.W. Gaarde Stree� is 300 feet, then moving in a
northerly direction, •the property dre�ps off sharply witlzin an area
containiny a natural drainage swale (250 feet) which traverses the
parcel in a northeast/southwest direction. The elevation then rises
again to 300 �eet along the west side of the paxcel at the north
property line which abuts the �errace Trails Subdivision.
9. The parcel is surrounded on the northeast, east, south, and southwest
by single family dwellings. Along the northwesterly side of the
propexty there are several large undeveloped parcels.
10. Sanitary sewer service is available on site from arx 8 i,nah line that
is laaated within the southern portion of the site. Water service a.s
� available fzom the Tigard Water District's 6 inch lines in S.W. Gaarde
Street and S.W. Terrace Trails Drive.
_ , :
:: _ _ _ _ . �
•� � STAFF REPORT L
� ' AGENDA 5.4
TIGARD PLANNING COMMISSION � '
February 6, 1979 - 7:30 P.M. ' i,
�� Page 3 �
,
11. The "typical street seotion" as illustrated on the preliminary plat '`
,
indicates the sidewalk being adjacent to the curb. ;'
Section 17.44.040 Sidewalks of the Tigard Municipal Code requines �
� that sidewalks be constructed adjacent to the property line. N
The applicant has shown the public utility easements (PUE) to be
, provided on 5-foot easement.
Section 17.32.030 Easements (2) of the Tigard Municipal Code requires
that utility line easements shall be a minimum of ten feet in width.
12. To provide for the construction of Cross Creek Court from S.W. Gaarde ;
Stree�, the applicant is proposing to traverse the drainage swale
located in the sou�hern ,portion of the site. The grade at this location :
is rather severe (over 15�) and will require fi11 to facilitate the `
construction of the street.
No indication has been given on the plat as to what percent the street
grade will be where the swale is to be trav�rsed by the street. F'
�'
Section 17.32.030 (b) Watercourses of the Tigard Municipal Code states: k
f!
Where a subdivisi.on is tr�aversed by a watercotxrse, drainageway, E;;
� • chann�l or street, ther� wi11 �e pro�rided a storm water �asement :
or drainage right-of-way conforming substantially with the lines �
of the watercaurse, and such further width as will bE adequate fpr
the purpose.
Section 17.28.130 Grades and Curv�es of the Ti.qard Municipal Code states
that grades shall no�. exceed 12 percent on loca? streets. �`.
i
F
In addition, Folicy 3 of the Environmental�Design. and Open Space Plan ;
states: r
f�
;.
The City shall restrict alteration ot natural drainageways unless ;:
it can be demonstrated that the benefits are grea�er than the s
detrimental effects. Oth�r jurisdictions in the Fa..nna Cr�ek Basin
shall be encouraged �o do the same. #
�
13. The creek running through Tracts A F� B is rapidly �roding the banks
wher.e v�getation has been removPd.
r.
, 14. There is currently a street plug at the southern terminus of 5.TnY.
Terrace Trails Drive.
1
15. Staff is suspect that lots 11-14 located along the west side of the
development fall within the septic systems of the homes adjacent ta �
the west property line of the parceJ.. '
� 16. S.W. Gaarde Street is desi.gnated as a colleotnr s�reet on the NPO #3
Plan. I� is currently in substandard condition (e.g. no curbs, sidewalks,
surface pavement is less than required by code) .
� ' STAFF REPORT
' � AGENDA 5.4
TIGARD PLANNING CAMMISSION
February 6, 1979 - 7:30 PeM.
, .7 Page 4
The applicant is proposing to access/egress onto S.W. Gaarde Street on a
50-foot right-of-way from the development bBtweQn tax lots 3600, 3701,
and 3800. These three tax lots front an S.W. Gaarde Street and are
adjacent to the south property line of the develoPment, but will not be
included within the plat.
Southewst Gaarde Street is currently on a 40-foot rigY►t-of-way. An ad-
ditional five feet of dedication will be necessary to develop the street
to conform with the intent af the NPO ��3 Plan.
II. Conclusionary Findings:
1. The proposed preliminary plat conforms to the NPO ��3 Plan in that the
proposed lotting pattern is for residential purposes and adheres to the
dimensional requirements of the zoning code.
2. Adequate sewer and water service are available to the site. It is probable ';
that lots 11-14 would lie on the drain field of the homes adjacent to the �
west property line of the plat.
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Tax lot 3500 which abuts the site of the proposed subdivision on its eastarn �
boundary is largely undeveloped. When developed the dwelling on �ax lot E
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3500 will need access to sewer. �
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3. Access will be available to all lots within the development, and each lot
��,. as proposed will abut a public street.
4. Alterai�ion of the natural dr.ainage area shall be made only with the
approval of the Engineering llepartment.
5. Southwest Terrace Trai�.s Drive as originally platted was intended to be ;
a through street to Gaarde Street. (see letter 12/21/78 £rom the Fire Y
Marshall) . Creek Side Park Subdivision as platte�i does not aligzc with
I S.W. Terrace Trails Drive and creates another non-conforming cul-de-sac �
in an area where there should be one th,rough street. However, the Gity '�
Council when considering the North Star Subsiivision on fihe same parcel, i;
moved to deny thrnugh acces�. "
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III. Staff Recommendations:
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Based on £indin s of fact concZusionary findings, public concern and t
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sensitive nature of the subject site, staff r.ecommends approval of the ;
subdivisian appla.cation subject ta the following conditions: '`
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I. Five foot dec�ication of right-of-way along �:he S.W. Gaarde Street "
frontage. � �'
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2. That a half str.eet improvement for half of a 34 :Eoot sCreet section be �'
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made t'rom the soiithwest corner of tax lot 3800 to the southeast corn.er �'
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. of tax lot 3600 along the S.W. Gaarde Street £rontage, deletiz�g sidewalks �
for tax lots 3600, 3701 and 3$00 if additianal right-of-way cannot be ;
�' obtained from th� property owners of Chese parcels. No building permits will
be issued until construction drawings have been appraved by' the public works
department and the necessary bond filed.
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x ' STAFr' REPORT
� . AGENDA 5.4
TIGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M.
�,.x�
page 5
�n 3. That the street plug at the south terminus of S.W. Ternace Trails .
Drive be vacated_
4. That fire hydrants be pZaced as per Tigard Water District and City
of Tigard regulations.
5. That a storm water plan be submitted for public works and building
department approval. which meets standards established by Washington
County.
6. Permits be obtained from Washington Caunty for street improvement
purposes on S.W. Gaarde Street.
7. That street grades not exceed 1.2 percent and that materials to be
used in the traversing of the natural drainage swale be subject to
public works and Planning Department approvals.
8. Actual location of the septic tanks and drain field for lots adjacent
to the west property line nf tlle plat be determined. If any of those
lots' r�rain field lies within the subdivision plat, then no
canstruction sha.11 take place in that area o� the plat until such time
as t:hose ac�jacent parcels are connected to' public sewer.
9. That sidewalks be constructec� adjacent to the proper.ty line.
�� 10� That tracts A & B as shown on the preliminary plat be dedicated to the
City.
11. That the stream banks be rip rap�long the length of the stream
within the pro�erty lines of tax lot 4000.
12. That easements be provi.ded according to public works department
specificaLions for dxainage and utility purposes.
13. That a variance permit�i.nq the 600 foot long cul-d�°sac be permitted
prior to approval of the subdivis�.on p1at.
14. That the deveZoper dedicate the greenway a�ea �to the City of Tigard
prxbr to issuance of'�ublic work permits (greenway area will be
identified by City Engineer) .
�.5. Developer to remove dead or dying vegetatian and non-natural matter
priax to acceptanae of dedication of the gxeenway. Developer to work
with Mr. Ames, of Ames Orchard #2 Subdivision to correct previous
sewer easement problem in gre�nway.
I2eport prepared by: Ken Selby 12ead & Approved by: . F3oward
�sscrciate Ca.ty Planner ]P ' g Director
January 24, 1�79 anuary 24, 1979
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����'�''��� � a 97052 e PF10N�. 633-6861 o RUSS€LL W�SH . �
t1�r� ` "`'-' ��� P. 0. BOX 127 O TUAlATI,i. GRF.60N
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Decen�ber 21�, 1973
Ken Selby �
City of Tic�ard
Planninc� D°partment
Ci ty Hal l
Tigard, Orego�i 97223
{�e; Preliminary Plat, Creekside Par�c, S.6J. Gaarde
Dear Ken�
After examining the preliminary pla� for S.�l. Creekside Park,
the following additions should be added. ThP street should,be
ex�tended ti�rough to e�nnect to S.t�Y, Terrace Trails. k�lh�n S.1�. Te•rrace
Trails was originally preliminary platied, Tualatin Fir� Di�trict's
opin7on at the time in agreeing titWas�base�lyan�thelfacththatrT�rrace
� maximum l�n�th of dead-�nd stree ,
Trails streei wou�d �veni.uaily go thrc,ugh to Gaarde.
i�lithin this close proximity there are already three cleac�-end streets '
�' and a considerable number of d�ad•-enci stre°ts in this entire nei���bor-
hoodo Dead-end streets only add to confusion and time of resnoiise,
to a r�sr�onse a�hen inadequate, incorreet addr�sses are receivLd.
Secondly, Cross Creek Court, the street runninq north and south,
should be renanied to be a number strzet, 119th.
Thank you for a11a�+rinc� our input in this matter. �
Y�urs truly, f�
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Jos� h A. Gre�.alich
Fire Marshal
JAG:dm � �
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STAFF REPORT
+ AGENDA 5.5
� TIGARD PLANNING COMMISSION
February 6, 1979 - 7:30 P.M.
Fowler Jun-ior High School - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon
Docket: Variance V 1-79
"Creek Side Park"
Applicant: Edwin B. Gause
Owner: Same as applicant
Location; North of S.W. Gaarde Street, east of S.W. Rc�se Vista Drive and south
of Terrace Trails Drive (Wash. Co. Tax Map 2S1 3CD, Tax Lots 3700,
3900 & 4000) .
Request: To extend cul-de-sac as per submitted plat, and to decrease lot sizes
on creek area to under 10,000 square feet but n�t less than 7,500
square feet.
I. Findings of Fact:
l. The site is desi�nated Suburban Density Residenti.al on the NPO #3
Plan and zoned R-10 "Single �amily Residential."
2. S��tion 17.28.110 of the Tigard Municipal C.nde requi�res that a
cul-de-sac shall not ext�nd more than 4G0 feet long.
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3. The applicant is requesting the extensaon of the cul-de--sac (up
to 200 feet ab�ve the permitted length) to a].low public right-
oi-*aay service to the subdivision. .
4. 3ection 18.76.Q10 nf the Tigard Munioipal Code authorizes the �
Plann�.ng Commission to grant variances from ihe requirements of �
Ti.tle 18, where it can be shown that, owing ta special and unus�.aal '
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circumstances related to a specific piece of property, the li.teral i
interpretation af this title would cause an undue or unnecessary ;
hardship. {
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5. Section 18.76.020 of the Tigard Municipal Code states that: �
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"NO variance shall be granted by the Plann.ing Cammxssion unl�ss
it can be shawn that all of the following conditians exist: �
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(1) Exceptional or extraordinary conda.tion.s applying to the i
property that do no� apply gen�rally to othe.r properties {
in the same zone or vicinity, which Canditaans are a result {
of lot size or shape, togography or other circumstanaes '
over wYiich the appl�.cant has no control. �
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(2) The variance is nec�ssaxy for thP presexvati.on of a groper�y r
�� right of •the appl.icant substantially th� same as is �
possessed by owners of othe� property in the same zone or �
vicinity.
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STAFF REPQRT
�• AGENDA 5.5 I
� TIGARD PLANNING COMMISSION I
� February 6, 1979 - 7:30 P.M. I
Page 2 I
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(3) The authorization of the varianae shall not be materially
detrimental to the purposes of this title, be injuri.ous
to property in the zone or vicinity in which the property
is located or be otherwise detrimental to the abjectives
of any city development plan or policy.
(4) The variance requested is the minimum vari�nce from the
provisions and standards of this title which will alleviate
the hardship."
6. Creek Side Park Subdivision is prop�sed with 12 ot the 14 lots
ente.r.ing onto a cul-de-saa and the remai.ning two lots entering
on S.W. 'Irerrace Trails Drive. Provision has been made for open
space and storm water detention {see plat plan) .
7. Cross Creek Court is shown �s a 600 fo�t long cul-de--sac
designed ta serve lots 1-6 �nd lots 9-14o Lots 7 and 8 will fror�t
an S.W. T�rrace Trails Drive and have na dzrect access to Cross j
Creek Cour�t, 1
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Section 17.28.110 Cu7.-de-sac sta�es that: "A cul-c�e-sac sha31 be y
as short as possible and shall in no event be more �han 400 feet �
long.
�� fi. North Star 5ubdivisi.on was a previous subdivision application (S 22-77)
which was propased for tax 3.ots 3700, 3900 and 40U0 a yPar ago.
The agplication was approved 'by staff but denied at the Planning
Commission and Ci�y Council level. Nox�th Star Subdivision was
proposed with a tl�rough street arid no open space provisions.
Th� residents from the Terraae Trails Subdivis�.on were assured by �
the City Council that a street oonnection between their subdivision
and th� south2rn adjacent North Star Subdivision would not he j
.required (this was a verbal statement from the Council at the City Council �
heaxing of May 22, 1978. �
9. The site is aovered with a mixture of conifers and deciduous trees.
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The elevation at S.W. Gaarde Street is 300 feet, then moving in a
northerly dir�cta.on, the property drops c�ff sharply within an '
area containing a natural drainage swale (250 feet) which tr.avezses
the parcel in a northeast/southwest dire�tion. The elevation then i
rises again to 300 feet along the west side nf the parcel at the I
north property line whiGh abuts the Terra.ce Trails Subdivision. I
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10. The paxcel is surrounclefl on �he northeast, east, south and .
southwest by single family dwellings. Al�ng the northwesterly
side of the property there are sevexal �.arge undeveloped parcels.
11. The particular location ot the drainageway t2irough the property
� creates natural iimitata.ans for buildable area. Thexefore, the
applicatzt's request to permit a variance tor lot sizes which are
affected by the drainage area should be granted based on the
hardship trom natural causes. 1�:�owing cievelopment of lots
near a sloping bank may encouxage erosion and property damage.
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STZ�FF 1�EPOF;�`
��, AGENDA 5.5
TIGARD PLANNING COMMISSION
Februa.ry 6, 1.979 - 7:30 P.M.
�." Page 3 �,
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II. Conclusionary Findings:
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1. The staff supports the need for the variance tn avoid personal: �
property damage caused by the drainageway activity and to of.f�et �
the hardship of providing traffic circul.at.ion where li�nited
street access is existing.
2. The applicant is cooperating by keeping the cul=de-sac length
to a minimum above standard to serve the subdivision. a
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3. The setback of lot lines to prohibit encroachment on unbuildable i
area of the progerty will accommodate a cautious aonsideration �
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for future events of natural erosian and possible flooding in �
the drainage area.
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III. Staff Recommendation: !
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Sta�'f recommends appraval subjec�t to the fol7.owit�g eondition: �
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1. That the lot size variatians be determi.ned by the Planning Staff �
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prior to a.ssuance af public wark permits. '
Report p.repa.red by: Ken Selby�'%� l�eviewed by: A1die Howard �'
�� Associate City Planner Planning Director
Januar 31 1979 Januar 31, 1979
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y STAFF REPORT �
AGENDA 5.6 �'"
,�r
TIGARD PLANNING COMMISSIQN }�'
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February 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 36-78 j;
fRef. : ZC 21-78) �''
Applicant: D�nald E. Pollock
Owner: Donald E. Pollock
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Loca�ion: 9330 S.W. Durham Road (Wash. Co. Tax Map 2S1 Y4A, Tax I,ot 500} .
Request: Conditional use permit to build duplexes in an R-7 "Single Family
Residential" zone on a 1.29 acre parcel.
I. Findings of Fact:
l. The site is designated "Urban Low Density Residential" on the NPO #6
Plan and is presently zoned R°7 "�ingle Family Residential".
�. 2�.he applicant proposes to create three duplex 7.�ts (min. 10,000 sq.ft.)
One 10� will have a minimum 7,500 sguare feet for a single family �_
residence and maintain an exis�ing single family rasidence with the
required 7,500 square foot Iot. 'There will i�e a total oi five units. `
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3. The NPO #6 Pl.an rec�uires no more than foux� units per acre. Therefore,
�`� 1.29 acr�s times four equals 5.16. The applicant is .16 of a unit �;;
below the maximum use in this zone.
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4, Section 18.20.OZ0(1) of the Tigard Municipal Code permits "DUplex y'i;.-
residential with a minimum lot o£ 10,000 square feet: one dupl�x j`�
per lot or two single family attached units with a minimum lot area �; '
at 5,000 square feet per unit. " Tn the event it appears that i.t is k
not practical to divide a legal lot into two lots of 5,000 square
fee� each, the Pla�ning Director may approve the di�r�sion notwithstanding F:
the fact that one lot is les� than 5,000 square feet, provided, however,
that no such lot shall be smaller than 4,250 sguare feet. ;;
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5. The applicable policy from t�e Tigard Hausinq text is the foll.owiiag:
Policy 15: Provide greater diversity o�' housing density (e.g. , duplexes,
four-plex, att�ched single fam;ily units, e�c.) . , �
6. The site is relatively flat with a single family unit on tYie subject '
property. ``
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The surrotxndi.ng land uses are townhouse residences to the nor�h acrass +:
Durham Road, and sing�e family residences to the east and southy and
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agricul��xral larid to the west.
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STAFF REPORT
AGFNDA 5.6
TIGARD PLANNING COMMISSION
February 6, 1979 - 7:3D P.M.
�!'M1 Page 2
7. Public access from the site will be onto S.W. Durham Road.
Southwest Durham Road is designated a residential arterial road in the
NPO #�5 E�1an, wxth a necessary right-of-way o£ 90 feet. The pux�pose of
an arterial street in NPO #6 P1an a.s as follows:
"To carry high volume traffic flow and to connect xnajor traffic
t'n areas such as residential nei hborhoods commercial centers
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industrial areas and nearby communities".
8. Policy 7 of the NPO #6 Plan states:
Within the urban low-density residential area, allow duplexes on lots
less appropriate for single family homes to include locatiQns at
stree•t intersections, adjacent rnajor thoroughfares, and as lauffers
between multi-family and single family areas.
�. The sa.te development will link up with an 8-i.nch pressure line off the
trunk line of the existing U.S.A. sewer line serving the residences
north of the subject property.
10. Water will be supplied by an 8-inch Tigard Water District line from
the existing 12-inch trunk line on S.W. Durham Road.
�"" II. Conclusionary Findings. i,
1. Tkie prUposed c3uplex units will provide the buffering effect between
the arterial thoroughfare (S.W. Durham Road) and the single fami?°X
residences adjacent sou�h of the property.
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2. The duplexe� will be continuing the housing type characteristic similar �
to those t��nh�.uses located north across u.W. llurham Road.
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3. Public service facilities are adequate to pe.rmit the higher density
development.
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4. There i.s an identified public need to provide a diversity oi housing
types within the community, according to policies set out in the {
Housing Plan. �R
5. This reguest conforms ta the conditional use r.equirements of the R-7
zone (Single Family Residential) and Urban Low Density Residential. y
designation of the NPO #6 Plan. �
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III. Staff RecommPnclations: �
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Staff recommends approval subject to the following conditons: �I
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� l. That 25 feet ot' right-of-way along S.W. Durham L�oad b� r3edica�ed to the �
Gity with half stre�t improvements instal].ed prior to County recording
ot the final plat.
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STAFF RE�ORT
AGENDA 5.6
�,,.
TIGARD PLANNING COMMI5SION
February 6, 1979 - 7:30 P.M.
�..;' Page 3
2. That the developer submit construction and �ite draznage plans to
be apprnved by the City Engineer and Building Departments prior
to issuance of permits.
3. That all utilities be subsurface installations.
4. That no access be permitted onto S.W. Durham Road. '
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Report prepared by; Ken Selby �� Reviernred by: A.ldie Howard
Associate City Planner Planning Director
Febu�ary 2, 1979 February 2, 1979
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