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Planning Commission Packet - 01/03/1984 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. TIGARD PLANNING COMt+SISSION jJANUARY 3, 1983 - 7:30 P.M. FOWLER JUNIOR HiGH SCHOOL - LGI ROOM 10865 SW Walnut St. - Tigard, Oregon 1 . CALL TO ORDER 2. ROLL CALL 3. APPROVE MINUTES FROM DECEMBER 6, 1983 MLETING 4. PLANNING COMMISSION COMMUN3CATION 5. PUBLIC IiEARINGS ' 5. 1 ' SIGI� CQDE EXCEPTION SCE 5-83 NPQ �� 4 Chalet Restaurant and Bakery 5.2 COMPREHENSIVE PLAN AMENDI�NT GPA 18-83 Z�NE CHANGE tiC 14-83' Ni'0 4� 7 � Russ Krueger 5.3 �ODIFTCATION TO AN APPROVED PRELTMINARY PLAT ' S 9-83 NPO # 5 Boad Park II ' 6. OTHER BUSINESS o DiScussion between the Cocumissipn and Planni.ng Department cancerning future staff reports, information to the Commission, and resources. , 7. ADJOURN MEETING i l _ ---_, tC/ � � � TIGARD PLANNING GOMMISSION JANUARY 3, 1983 - 7:30 P.r1. FOWLER JUNIOR HIGH SCHOOL t0865 SW WALNUT STREET, TIGARD, OI�EGON PUBLIC HEARINGS 5.1 SIGN CODE EXCEPTION SCE 5-83 Chalet Restaurant & Baker� NPO 4� 4 A sequest for a Sign Cod�e Exception to allow installation of a 100 , square foot per face free-standing sign (to replace an existing 9' x 19' sign). Located at 11680 SW Pacific Highway. 5.2 COMPREHENSIVE PLAN AMENDMENT CPA 1$-83 ZONE CHANGE ZC T4-83 Russ Krueger NPO �� 7 A request by Russ Krueger to amend the Comprehensive Plan Land Use Map and the �oning Di;stxict Map to relocate a Neighborhood Commercial designation from the west side of 135th Agenue, s:outh of tax lat 100, to the northwest corner of tax 1ot ]000 al�ng 135th Avenue. 5.3 MODIFICATION TO A:N APPROVED PRELIMINARY PLAT S 9-83 Bond Park II NPO �F' S A request ta modify the street alignment in the approved preliminary plat for Bond Park II. Located at SW 79th near Durham Road. � . TIGARD �LANNIIVG COMMI3SION Regular M�eting - January 3, 1984 l. President Tepedino called the meeti�g to order at 7:35 P.M.. The meeting was held at Fowler Junior High School - Choral Room ° 10865 SW Walnut, Tigard, Oregon. 2. ROLL GALL: Present: President Tepedino; Commissioners Vanderwood, ' Butler, Edin, Fyren Owens (arriving 7:45 P.M.). Absent; Commissioner� Mnen and Leverett (one vacant position). Staff: Director of Planning and Development Wi113am A. Monahr�n; Associate Planner Elizabeth A. Newton; Assi�tant Planner Steve Skorney; Secretary Diane M. Jelderks. 3. Minutes from December 6, 1983, were considered. Gorrections were made by the Commissioners. Commissioner Tepedino moved and Commissioner Butler seconded to approve minutes as correcteda Motion carried by unanimous vote of Commissioners present. 4, PLANNTNG COMMISSION DISCUSSION • There was no comnnunication 5, PUBLIC HE�IRINGS e President Tepedino opened the public hearine by reading the procedures Xo be followed during the hearing. 5.1 SIGN CODE EXCEPTTON SCE 5-83 Chalet Restaurant & Bakery NPO �� 4 A request for a Sign Code Eacception to allow installation of a 100 sq. foot per face free-standing sign (to replace an ex�isting 9' x 19` sign). Located at 11680 SW Pacific Highway. • Assistant Planner Skorney made staff°s recommendation for denial based on Community Development Code. Commiss3oner Owens arrived. • NPO - CCI Comments - No one appeared to speak. • APPLICANT'S PRESENTATION - Leonard Remicke, Ramsey Signs, I, represented the applica,nt. He stated the propased sign is only 10% over the allowable si�e and was needed to identi�y the site properly. • Aennxs Kaupal, PO Box 21Q8, Salem, Or. 97308, owner, explained that the proposed sign is smaller than the existing sign and it would also eliminate the flashing lfghts. � i . . . . .._ ... ... . ... ._ . . . . . ... . ... _.... ... .. .... . . . .. .. .._ _... .. .. . .._ � ..... . . . _ � . ,.. .� .. . ... . . . • Commissionr Fyre ques�ioned the �xonconformance a�f t�ie existing sign. Diecussion followed regRxding sign code limitati.ons and enforcement. PUBLIC HEARING CLOSED • Gommisioners Edin and Vanderwood supported request as not being unreasonable. • Commissioner Owens did not support, would rather see sign brought into conformance. • Comu►issioner Fyre and Butler supported as this would elimina�e the existing nonconforming sign. The� would like to see the si$n code followed, however, this request would only be,a 10% increase. • President Tepedino was concerned with all the work th.at went into putting the sign code together, to turn around and make exception to the code, might b�e establishing a precedence. He questioned if there was some way to make a compromise. • Discussion followed regarding minimum and maximum requirements, 3ustifications for approving exceptions and compromises the applicant would make. • Commissioner Ed3n moved and Commissioner Owens seconded to approve SGE 5-83, changing the height from 24'2" to 22' and permit�ing the 100 sq. ft. for e�ch side. Motion carried by unanimous vote of Commissioners present. 5.2 COMPREHENSIVE PLAN AMENDMENT CPA 18-83 ZONE CHANGE 7,C 14-83 RUSS KItUEGER NPO 4� 7 A request by Russ Krueger to amend the Comprehe�xsive Plan Land Use Map and the Zoning District Map to relocate a Nei�hborhood Commercial des3:gnation from the west side �of 135th Avenue, south of tax lot 100, to the northwest c�orner of tax lot 1Q00 along 135th Avenue. • Assistant Planner Skorney made staff's recammendation for approval. • Airector of Planning and Development Monahan commented that the staff , was committed ta initiate the Comprehensive Plan Amendment for the �ommercial Neighborhood designation. • NPO COMMFNT - Richard Boberg, Chairperson for NPO �� 7, stated theq had never been notifed of the a�pl�.cation. Discussion followed. • APPLSGANT'S PRESENTATION - Ryan 0'Brian was present to answer any question for the applicant. • Discussion followed regarding the Road alignment, traffic study and continu3.ng the hearing to give the NPO opportunity to review. PUBLIC HEARING CLOSED: PLANNING COMMISSION MINUTES January 3, 1984 Page 2 t Commissioner Butler moved and Cammissioner Vanderwuod to continue C�A 18-$3 and ZC 14-$3 until Che February meeting ta allow the present NP0 7 Chaixperson time to z�evtew the application. Motion carried by unanimous vote of Commissioner present. 5.3 MODIFICATION TU AN APPROVED PRELIMINARY PLtl� S 9-83 BOND PARK II NP0 �� 5 A request by Waverlg Construction to modify the sfireet alignment in the approved preliminary plat for Bond Park II. Located at SW 79th near Durl�am Road. • Assistant Planner Skorney made staff's recommendation for approval ' with conditions. s CCI - NPO Comments - No c�ne apgeared to speak. • APPLICANT'S PRESENTATION Bill McMonagle, $945 SW Commerical, representing the applicant explained how a purchase had occurred which wou13 enable them to construct Bond Park Phase III and they needed the road alignment modification to make through streets. PUBLTC TESTIMONY • Dorathy Gage, questioned the alignment of the 5treet. Assistant il Planner Skorney re�iewed alignment to Mrs. Gage's satisfaction. CROSS E�AMINATION ANll REBUTTLE • Commissioner Butles questioned the length of th� streets and where the streets would come out. Applicant reviewed �ap of phase III, 3.ndicating proposed streets, stating the s�reets would be ap�roximately 300 feet and would eventually enter anto Ha11 Blvd. PUBLIC HEARING CLOSED • Gommissioner �,din a�ked if the applicant had any problems with the cnndition to improwe SW 79th. Applicant stateci no, as this was originally a conditian for Bond Park I. COM�IISSION DISCUSSION AND AGTION o Commissioner Owends moved and Commissioner Vanderwood seconded for approval for modification of an approved Preliminary Plat S 9-83 based on staff's findings and recommendation. Motion carried by unanimouR vote of Cammisaior�ere present. 6. OTHER BiJSINESS o Discu�sion followed between Gommissioner and staff concerning future staff reports and presentations; information submitted to the Planning Commission and the need for a Planning Commission workshop. PLANNING COMMISSION MINUTES January 3, 1984 Page 3 , _ _ _ _ __., _ � 7. Meeting Adjourned 9:45 P.M. ? �� Dfane M. Je].der + Secretary i i i � TTEST: �:� F J � � � Fr�ncis J. Te edino, President (dm�0266P) PLAN-NING COMMISSION MIN[TTES January 3, 1984 Page 4 _ _..... l PLANNING CaMMISSZON DATE I -3 - ROLL CALL: 1V � Frank Tepedino � � _�� Chra.s Vanderwood (,�� , e,a--- ( `� lohn Butler � � � Don Mo�n�►�� Bonnie Owens �,(,'� �'i�.P�� Phi1 Ed�.nr_�� Deane Leveret� � � Milt Fyre ` _� it _, - _ , r � . . � � . . . . .. LJ 1�.L L'�_...__��--��__._._ __,_ . NOTIC'E: ALZ PERSON5 DESIRING TO SPEAK ON RNY ��EM MiJST SIGt� THEIK N�riE1 and note their address an this sheet. (Pl�aSe Print your name) ITEM E:SCRIP.TION:� ��C� �,,,7��. �JI '�'# /� .. � .. . � � � � � .7 r .. � . PROPONENT' (For) OPPONENT (against) Name, Ad nrl Aff' �iatipn � � Name, Address and �f�iliation _., C- � � � � � � � � � � � r�i'' � ' �� r�: i�.� 7 ' , . ., 1 . i , �. �, �� ti i ' .. . � � � . � j� . . . . �.1. . . � �._�� .. . :� � . . . . . . . .. . . . . .. . � � . � � � Ur1 i t., _...��t_��..---- --- . NOTICE: AIsL PERSONS DESIRING TO SPEAK ON ANY ITEb1 MUST SIGN THEIit -Nd1R1�' and not,e their address on th�.s sheet. (please Print your naUt�e) ITE SCRIPTION:_ �� PA 1�' � � � �� . ,� 1�� J�� PROPONENT (For) OPPONENT (against) Name, Address and Affiliation � Name, Address and Affiliation ; i i , . : �, � ; • � , h , , ; , . . , � ..._, , � 4 , � U t�L:., s�.� �'� - -------�---�._�.�___----- NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEbi MUST SIGN THEIFt NAFiE and note their address on this sheet. {please Print your name) /' JG/�) � �./� _ � V � �✓ ITE ESCRZPTION: ' � +�� .. PROPONENT (For) OPPONENT (againstj Name, Address and Affiliation � Name, Address and Af�iliation r�� rr l d 1 .. l�� t : 1 � _ i � ,.�. . .. . . . ' f �� . � � r I � . . .. .. � . . . . .. . . . . . . . � � � � '. I.. 1, .. . � . . . . � . .. . .. . � ... . � � � � . . . � . . � . . . .�.. ,w .t.�. ' . ... . . . . . , . . .. : . . .. . . . . AGENDA ITEM 5.1 MEMORANDUM 1'�e PLANNI�IG GOMk�IISSION �'+t .... - ��+,..-..-�-....... "�.�-.^"-�� u.w.Nre-�r^�+w:M�•+....�-�- -�� . � � �i.::.w........ ... �'i�{�.�,. .. . .... . . .. .... . , ..�e.+.�...-.:..�.... ..... ... " . . . `�t � v.-.-�.� :..... . .y. .�r. .�_-+n'...wu........ ...s. ,-f - .... . � . .. �.... - � FROM: " PY.ANNING DEPARTMENT _... _.�......�... .SUBJECT: SIGN CODS EXCEPTION SCE 5-83 Chalet xestauran� and Balcery � Attached is a ataf€ x�eport concerning a request for a Sign Code Exception to a11ow Ramsey Sign, Ync. to inatall a 100 square foot free-standi.ng sign (to :replace an;existing ]lal �quare fdot sign) at the Chalet Restausant and Bakerg►, 11680 SW Pacific Highway. ' Thi� item was to be heazd at the December 6, 1983 Planning Co�ission meeting. The applica�nt requested that it be held over to a date certain�. Since th� December hearing, the applicant co�t�cted the Planning Department and aaked to be .heard at eh� January 3, 1984 Planning Co�niseion Meetin�. ..,, _ .,.�-;. ,..._,._ , ,.. , . ..,; _ �� _ �,.�.. , .. .. , . >... . ,,,.,: Y. ;_ .� .. . . .., . ...,. . . �... , , , . .� _ SK:dmj (0251P) n • �. �, S'TAFF REP�ORT AGENDA IT�EM 5.2 D�ecember 6� 1983 - 7;30 P.M. TIGARD pI,ANNIAIG COI+4IISSION FOWE.ER JUNIOR HIGH SCE�OUL - LGI ROOM 10865 SoW, WEiLNUT, TIGARD, OREGON A. FINDING OF FACT 1. General Information ' I CASE: Sign Code Exception SGE 5-83 NPO �4 - ItEQUEST: For a Sign Code Ex�eptinn to allow installation of a l0U ' square fo�t per face free-standing sign (to replacs an exieting 9' x L9' sign). COMPREHENSIVE PLAN AESIGNATION: General Commercial ZONING DESIGNATION: C-G REGOMMENDATION: Based on information submitted by the ap;plicant, st�ff's review of applicable municipal code provisions, and field investigation, staff recommends denial of SCE 5-83. APPLICANT: Ramsy Signs, Inc. OWNER: Chalet ResCaurant & Bakery 4835 NE Paeific 11680 SW Pacific Kwyy. Portland, OR 97213 Tigard, OR 972A1 LOCATION: 11680 SW Pacific Highway NPO COI�NT; NPO �4 has not responded in writing to this applicat'ion request. _ . ,.,:... :. . .. � ., __ ,_.�.,u •,_:.. �. ..,.._:.. _ -- .. . _ 2. Bsck�round _ _ . _ . _ _ _ ___` �here is no record on the existing sign in the City'� Building Department. , B. STA�'F ANALYSIS AND REVIEW The Tigard Municipal Code allows foi exception to the sign code as follows: 18.114.140 Exceptions A. The Commission or, on review, the Council may grant exceptions to the requirements of this Chapter, when the applicant demonetz�ates that, owing to special or unusual circumatances relating ko the deaign, structure, or placement of the aign in relation to other � - ------ - — . . )r .. � . . � � . . � � . . . � . l �, . : � � .�. . . . . . . r structures ar land uges or the natural festure� o¢ the land, the literal interpretation of this Chapter would interfere with the cnmmunicative' function of the sign wiehout cqrresponding pu9�lic benefit. 18.114.13U Zoning Diatrict Regulations C. Commercisl 7.anes. No sign shall be permitted in a C-G and CBD except for the following: 1. Free-standing signs. a. Free-standing ,signs shall have certain limitations and econditions when permitted oa properties zoned .-� -_,. ,__, �_.,�_�. ., _. . .. :.. .__ _ commercial and industrial. _. . . .:.� ' 1) Qne multifaced, free°standing sign identifying the principal goods, products, facilities or . aervices available on the premises, shall be permitted on `the premises, subjecC to conditions � and limitations as stated herein. , 2) A readerboard assembly may be an integral part of the free-s� ^ding sign. b. Areg Limits. The maximum square footage of sign$ stiall be 70 square feet per face or a total of 140 square feet for all sign faces. No part of any fr.ee-standing sign sh�ll extend over a propegty line into public rightrof-way space. c. Area Limit Increases. The sign ar�ea may be increased one squsre foot for each lineal foot the sign is moved back from the front property line the sign is adjacent �o. If the street is curbed and paved the measusement may be taken from a point which is 15 feet from the pavement.� This increase in sign area is limited to a maximum Qf 90 square fee� pex face or a. total of 18Q� . w ..__� ,,.. ....._ a_.�_, ., .. .- . , . _. . , �� , �. � _ �. ,_:., �� square-Eeet for all faces:.�.mm � . �' d. Height Limits. Free-standing signs located next to the public rightrof-way sha�ll not exceed ZU feet in � height. Height may be increased one foot in hei.ght for +each l0 feet of setback from Che propexty line or , I � a point 15 fect from the edge of pavement whichever is � ' less to a maximum of 22 feet an height. C. STAFF CO1+II�iENTS Zhe exceptions from Ghe sign Code regulations for the proposed sign , arez height and total sign area. ' PAGE 2 - STAFF REPORT - SCE 5-83 , ;� _ ` �,- / . E Zhe Chalet Restsurant aign is currently 40 feet in height. Ttuis is 18 feet over the �aximum allowable height foz a free-atar.:�i►ng sagn in a C-G zone located next to a public right-rof-wa replace the exieting sign with s s�gn 24• y��na h�1 ht� w�ed like to sign ia in exceas af Che maximum allowable ,height of 22 feet Pr�Total area of the proposed sign is 2UU aqusre feet which is 20-squsre feet in excess of the maxAmum allowable total area of 180 square feet. The a�plic:ant has not provided seasonable juatification $or a ,aign code exception. Based on a field investigation, ataff suggest� that if the proposed s�.gn is permitted, the maxunum height and total ar�� sh��uld be 22 feet and 180 equare fr�et respectively. 1t�i� height would allow visibility for traffic from either,direction.' .,,_ ,�,�. , „1t�e_ Plae�ning Com�isaiora should-�also�weigh the benefits to'the �commun-iCy ' �I when allowing the additional sign against the effect on the intent of the Sigcn Code provisions. Staff feels that the affects the iutent and pu:rpose of the Si a proposed sign adversely . � Tigard's C�mipuni.ty Development Code. g COae provxsiana set forth in D• " STAFF RECOI�iENDATION: Staff' recommends denial of SCE 5-83. However, the location of proposed sign as shosvn on the plan submitted by the applicant ,�ustifies that the appliGent be allowed maximum height aa�d total area which are 22 feet and 180 square feet r�espectively (sign is pro feet back from the public right-of-way), pOBed to be installed about 20 � , �1 . 1 -�-�6G�. PR�PARED BY: S. Hamid Pishvaie � �L � �.3 APPR �EID B : William A. Monahan Assistant Planner � Director of Planning & 1)eye lopmen t (SHP:pm/0233P) , - _:.__ . . . .. . .....-+.' .. ,.:.w M.�-..,��._..� .�:: ... . . . . ' ' � � . �. . � � . . - � . . . . . . . � � . . .. . . . . . . � � . . . $�.. . . � � . . . . . I � . . . .. . r�:. . . . .. � . .. .. � . . . . . :.�'�: .. PAGE 3 -' STAFF REPORT - SCE 5-83 _.� : � _ .. !�. . . .. . � . o (3o�issioner Owens would like to know what Commi�sioner Moens' feelings on density are. o Commissionex Maen said that we are not here to redesign �he p�.�n. o Cb�issioner Edia mo�ioned to approve Conceptual Phase I with conditions. To add and correct staffs' conditions. The first addition would be G�arde Stxeet be extended as sho�,m on the plans an additional 300 ft. northwest from where it deadends now. With other prqposed st.reets to be constructed tq make 8 01T" intersection a� that spot. He left in it�m #5, because he would like to aee that street improved. Commissaoner Owen� seconded the motion. The mocion was denied with the vote 5 to 2. ...�..: .. ,_,,....._. _ , �-------._..:_�--�-- ,..�... .__.__.,. __...��.,...M,._ .,�..:_....,.... �.. �.._._...,.. � _ _. ,,,-.T_.., - ..____�___-_:...�...w_ .._._. -:� . _ . . -- . r -...,,�.. � � ..�. , _ _,._ M� _ _ , , o Discussion followed regarding the density problem: ' o Commissioner Butler said that it is inappropriate for this density. Phase I could have been added only, not both Phase I and Phase II. o Commissioner Moen asked staff how much of the density transf�r is in Phase I. o Director Bi11 Monahan said Chat about 5 units. o Di�cussion followed among the Co�issioners and S�aff. o Commissioner Butler motioned to deny development S 8-83. Commissioner Fyre seconded the motion. . o Disaussion about the motion followedo a Motian wAS denied by 4 to 3 vote. o Director Bill Monahan asked for the finclings. Findings are: Incomplete and inaccurate information. . . . .;�,;., .:.k�:._ ,.:,. ..,� _. .,.,, Pr.�vate: Streets,�,..�nsppr.opriaCe. .. _,_.-,�:- . . . _ .y.:..,-. � .f.:�. .1.:.°-`.1 ..._�a.�:i.t.. .. .G.__ �.n.,. " '�' Deny tranafer--ta Phaseµ-fi was--inapproriate without see the --� plsts. 6.2 Sign Code Exception SCE 5-83 Chalet Restausant and Bakery NPO �4 !, o Commission�r Moen, said that the applicant had to leave and that he would like xt tabled until the next meeti.ng. o Commissioner Fyre motion to have it tabled until Janu�ry's meeting. Commis:sioner Uwens seconded. Unanimous vote of Coiwnissioners presPnt. 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' . �� :rt �•�!��'�� '% pr C ' i:��.��:i:. . � . . ...� H� ��J+T ` �iM, y �5.. � : � r`�-il-�. �9 , . . � , ) r�'.. ��.�-� ,..:f ? . �% , . . ..� .� ,.��$ ,i � ' ` :�sheo e��a�sa ° s�ee�a e r . . :� ::� . . � � �•' . � , . , . •ii s,e , �, 2�IAQy SE y�R.� sse.� �ias� ��n�}l •'. �`�')�'��R��I�A�!�y�� '•,��■��. :� t��'�d„-��.�. :).�ro,.,.�.r.<. '� � .,,�Y}. �,;r�'k ��..�.,4�t. K,,.,!��WY!�C�� -:n..,,' .��s--r„-'wi�•� Y =-.zr. iwns.- ,.., ,. . : ,�m� .� . . ., ., • � ' �I-" Y nFy'i.�^t�.�__ �'"7'�tf- :. �::. 8�f • Rr' 2�� ^,::' '`2�2 .. . , . ` r. � �t • � t� e�� .`c i . ; �� , /�aQC. . . � '+ ��t t• ,'� �� ! µ. '� J. }..'� . ��F:� y ,.i J '. • . ``• � 1; ,• . � r � � f> �� . $��E�:�1�,AP t �, � � � ` , „�,� ,�, , � � , _ ' '',.'• . ±' `' ' w � o ' ��'�..3��C �•Y.:�' . _.. i ..� f . .•�� . . , .• • . � r . '_ . �p ' . . .: . : . , . � . : -.N . .. . i . :.�0 �M 1 .._ .N _ _ . !, �v . � Y ` _. _... �w:�r,tw.. ; . . . . _ _ . r:. . •. . . , r� � ' , . : � ' :as.r • • _ ' . • - _.:�._ . . � __..__ . , --- --- ..� �• . :s+x . , . �p� � ._ . • • _ � 9.57AC. _ . .._ ..__ , r t • . .� - . •,� � . , ST�iFF REP�UItT AGEIVD� ITEEI�if 5.2 January 3, 1983 - 7:30 P.M. TIGA�3.D Pd.ANNIP7G COR�iISSION 10865 S6J WAILNUT ST. 7fIGARD, OR�GON 97223 A. FINDING OF F'AGT 1. General Informatinn CASE: CPA 15-83 Gomprehensive Plan A�nendment Krueger NPO # 7 ZC 14-83 Zane Change REQUEST: Ta amend the Comprehensive P�.an Land Use Map and the Zoning District Ma� to relocate a Neighborhood Commercial , designation from the west side �af 13Sth Avenue, south of tax lot 100, to the northwest corner of tax lot 1000 along 135th Avenue. GUMPREtiEN8IVE PLAN DESIGNATION: Medium-High Density Residential ZONING DESIGNATIONs R-20 REGOIrII�lENDATION: Based on sraff's analysis of appiicable plan policies, provision� set forth in the Tigard Community Development Code and field investigation, ataff recommends that the Plann�ng Co�nission recomffiend approval of the Comprehensive Plan Amen�lment to the Czty Council as requested and approve tkae requested zone change to be effective when the City Council approves the CPA. APPLICANT: Russ Krueger OWI�TER: Margery Ksueger & Other 12225 SW �nd Ave. Rt. 1 Box 792 Beaverton, Or. 97005 Beaverton, Or. 97007 LOCATION: Northeast corner of tax lot 1000 (IS1 33D), on west si.de of SW 135tt► Avenue. LOT AREAc Approacimately 3.5 acres. NPO COMMENT: No written comment had be2n received aC the wri�ting of this xeport. . PUBLIC NO�ICES MAILED: Nine notices were mai.led. No written comments had been received at the writing of �his report. 2. Background On Auguat 23, 1983, the City Council approved a Comprehensi�re Plan Amendment request and designated th� subject site as Medium-High Density Residential. Qn �uly 12, 1983, the P�anning Cocmnission appr�ved a Comprehensive P1_2n Amendment �nd a Zane Change request for th� subject site and designated it as R-20. On J�ne 23, 19$3, the Portland Metropolitan Area Boundary Commission annexed the subjECt property ta the City of Tigard. In June, 1983, the Gity agreed to utilize the County's land use designatimn for the annexation area. These desagnations were closely matehed to City designations. In April, the Washingkon County Board of Commissioners adopted the land use designations for the Bull Mountain Community Plan CPO � 9. Zhis document was dater adopted wiCh the other portions of the County Comprehensive Plan via an engrossment ordinance. 3. Vicinity In€ormation The surrounding land uses are as follows: The areas to the north, south gnd we$t are vacant and ar� designated Medium-High Density Residential. Th� aseas to the east are designated medium density residential. 4. Si[e Information The subj�ct property is a vacant, fairly flat agricultural land aovered with grass. B. APPLICABLE PLANNING POLICIES 1. Ca�prehensive Plan Policies 2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN INVOLVEMENT PROGRAM AND SHALL ASSUR� THAT CITIZENS WILL BE PROVIDED AN OPPORTUN�TY TO BE INVOLVED IN ALL PHASES QF THE PI�ANNING PRUCESS. All owners of record within 25Q feet of this sit� were notified by mail on December, 22, 1983, of the application request. A notice was published in the Tigard Times. 2.1.3 THE CITY SHALL ENSURE THAT INFORMATION ON LAtJD USE PLANNING ISSUES IS A.VAILABLE IN Ald UNDERSTAND�4BLE FORM I FOR ALL INTERESTED CI�'IZENS. '� A1� int�rested parties ��e given at least 10 dayg to comment ' on applxcation r�quests and are encouraged to do so. In addition, tlhe planning �taff is avaxlable on a regular basis to answer a�ny questions on specific applacations. All of the Comprehensive Plan policies were reviewed in light of this Com�prehensive Plan Aarendment. This amendment proposal generally meets the plan policies xelated to citizen involvement, transportation, and public £acilities. STAFF REPORT - CPA 18-83 and ZC 14-83 - PAGE 2 7f1h� apeci�ic policies that pertain to the land uge designation are fuun,d in [he Locatxonal Criteria, and are �s follows: Commerrial: 12:.2.1 THE CITY SHALL: a. PROV7[DE FOR COI�II�tERCIAL DEVELOPME'N� BASED ON THE TYPE OF USE, ITS SIZE AND REQUIRED'TRADE AREA. b. . APPLY ALL APPLICABLE PLA,N POLICIES. c. APPZY TH!E APPROPRIATE LOCATIONAL CRITERIA APPLI.CABLE TO THE >SCAL� -0F THE PROJECT. Neighborhood Commercial Neighborhood commercial centers are intended to psovide convenience goods and servicea within a elusCer of stores. Convenience goods are goods which are bought frequently, at least weekly, and for which people do not engage in comparison ahqpping. The uses permitted in the neighborhood eenter include convenience markets, besuty shops, barber shops and repair shops. The range of uses is limited to those uses which can be sustsined by a limited trade area. A. Scale (1) Trade Area. Up to 5�00 people. (2) Site Size. lwio acre maxi.mum. (3) Grosa Leasalale Area. Varies. B. Locatiox�al Critezia (1) Sps�ing and I,ocation (a) The service area radius for a neighborhood commerci.al center shall be at least one half of a mile. ' (b) Commercial deveYopment shall bs limited to one quadrant of a street intersection or where there is no street intersection, to one side of Che sCreek. (2) Access (a) The proposed center or expansion of �n existing centes shall not ereate traffic congestion or a treffic safety pro�ilem, Such a determination sha11 be bssed on the street capacity, existing and projected traffic volumes, the gpeed limit, STAFF REPORT - CPA 18-83 and ZC 14-83 - PAGE 3 ` �' : ; number of tursing movements and the tra�gfie �enerating characteriatics bf the most intensive use all.owed in the zone. (b) The aite ahall ha�e direct acce:ss from one of the follawing: (i) An arterial. (ii) A collector street which will not direct traffic through local neighborhood streets. (3) Site Characteristica. The site shall be of a size which can accommodate the present and future uses, but sha11 not exceed two acres. �4) Impact Assessment (a) The scale of the project shall be compatible with the surrounding uses. (b) 1t►e site configuration and characteristics and relati�unship to fihe street system shall be su�h ; tha� privacy of adjacenC non-commercial uses can be maintained. (c) It aha11 be possible ro incorporate the unique festures into the sate design and development plan. (d) 1'he associated lights, noise and activities ; shall not interfere with adjoining non-residential uses. STAFF REPORT - CPA 18-83 and ZC 14-83 - PAGE 4 , � The Neighborhood Commercial shapping center would have a small grocery store with some neighborhood shops. The appiicant has not determined the exac[ size of the center yet (approxim�tely 3.5 scres). However, the gross floor �res of the buildings wauld be about 40,000 square feet (the grocery store would probably be about 20,000 square feet)o The subject site has direct access to a major collector, i.e. , SW 135th Avenue. Street widening and realignment of the Murray Blvd, the Old and New Schnlls Ferry Road intersections will be necessary before the full urban development can occur in this area. Specifically, the proposed alternative alignment of 135th Ave. and Scholls Ferry Road is essential, since it helps define the exact location af the neighborhood commercial center. The alkernative alignment was development by Robert Keech (Mr. Krueger's property traffic assessmenr study) and was presented to the Gity and County st�ff on December 8, 19$3. The commPrcial center would be limited to the northwest corner of the proposed intersection (of 135th Ave. and Scholys Ferry Road). SW 13Sth Avenue needs major improvements �efore much developme�t can . occur. Currently, a joint City/County Street L.T.D. study is in process for 135th Avenue. The neighboxhood commercial center would be compatible with the surrounding land uses �hich include medium and medium�►igh density residential, and it would also provide an ample supply nf landscaped area, since the commercial site coverage would only be about 25X. 2. Tigard Gommunit�Development Code All of the requir�ments set forth in the Coimnunity Devel�pment Code have been considered in seview of this applicatione The important limitations an uses in a neighborhood commercial are as follows: 18.60.045 Special Limitations on Uses A. The use shall be cond�acCed wholly within an encl.osed structure, exeept as allowed zr► subsection (C) below. B. No use shall ha�re s gross floor area greater than 4,000 square feet. I C. Accessory open air sales/display/storage shall be pesmitted ' for horticultural �nd food merchandise only and shall constitute no �ore than Sx of the gross building floor are� of any individual establishment. D. Uses operating before 7:00 A.M. and after 10:00 P.M. shall be subject to the Conditional Use provisions, Gfiapter 18.130. Ikew B. is very important, since the applicant is proposing a 20,000 square feet grocery store along with other uses aver 4,OD0 square feet in area (Gotal gross floor area of the buildings would be about 40,000 square feet) in the proposed neighborhood commercial center. Therefore, the applicant ia required to submit a variance application to the City before the final development plans are xeviewed. STAFF REPOItT - CPA 18-83 and ZC 14-83 - PAGE S � — - _ --- -- --- C. COI�TCLUSIONS The proposed Comprehensiv� P1an Ar6iendment meets all of the applicable p�an policies and locational eriteria-. However, there are two remaining ' issues to be resolved concerning the nPighbarhood commercial area. � Firstly, klle City and County have to approv� the proposed road alignment fox 135th Avenue and Scholls Ferry Road intersection (there seems to be a consensus over this alignment amongst the City and Gounty staff). The second issue concerns the size of the neighborhood commercial area. The County comprehensive plzn has designated 4 acres for camQnercial area while the City's locational criteria sets a 2 acre maximum. Although the aerEage is excessn.ve �ccording to atandard, staff believes that during this interim time, before the final development plana are reviewed (including road alignments), the designated acreage is appropriate. Until that time, staff believes it is appropriate to adopt the County's designations as indicated on the CPO � 4 Bull Mountain Co�mnunity Plan. D. RECOIYII+IENDATIONS Staff recommends approval of the Comprehensive Plan Amendment �CPA. 1$-83) and Zone Change (ZC 14-83) request as proposed by the applicant. Recommended Motion: Should the Planning Commission decide to approve the request as presented, the €ollowing motion may be madet "Move to forward recammendation of approval to the City Council for CPA 18-83 from medium-high den�ity residential ro neighborhoc�d cowmercial and approval of ZC 14-83 to become effective upon Council approval of the Comprehensive Plan Amendment." �:J � � �r e '�� . �� .�a� ,�� " pgE , is vaie �� APPROVED BY: William A. Monahan Assistant Planner Director of Planning & Develapment (0250P)dlmj STAFF REPORT - CPA 18^83 and ZC 14-83 - PAGE 6 r' . . �.. �'� . . RYAN O'BR1ER1 Planning Consultan4 1134 S.E. 23rc�Ave, s Hilisboro, Oregon 97123 • (503}G48-4061 To : City of Tigard Planning Commission and City Council. Date: December 20, 1983. Subj ect: �'1an Amendment for Russ Kruegex; Tax Lot 1 01 , Map 2S1 -/�B and Tax Lot 1 OOD, Map 1 S1 -33C. • INTRODUCTION The subject property con.tains 105 acres and the area of consideration is 3. 5 acres. This application is a r�quest to r�loca.te a 2 to l� acre neighbarhood c�mmercial site from tax lat 101 to the northeast corner of ta,x lot 100U. This relocation is intended to comply with a proposed realignment of 135th Avenue with Scholls Ferry Road. This application has been submitted at the request of the Washingtar. �ounty Planning a,rid Public Works Departments. Public hearings will oecur soon �on the 135th Avenue LTD. Washington County Sta�f felt �that a determination on the proper location of this commercial �land sho.ul.d occur prior to those hearings. Otherwise, the hear�.ng process may have some conflicts. Washington County Planning Department staff feels that a County Plan Amendment is not necessary, as the Plan ter.t indicates that this � commercial property is required to be located a,t the intersection of 135th Avenue and the new ea�t/wESt street which connects 8cholls Ferry Road and 135+h Avenue. They indicated tha.t if the street alignment proposed in this application � accepted by the Cit.y and the County, that the relocation of the commereial land u�se designation to the northeast corner of tax lot 1000 will auta�natically occur without further actions by the County. JUSTIFICATION A traffic study was prepared by Bob Keech at considerable expence to identify alternativE locations of this n�w east/west collector street, Keech� s report indicates that the propased alignment is the best alter- native considering the location of propexty l.ines., prope.rty ownerships, existing landuses in the area, proposed land uses, existing and proposed local streets, topography, functional design, sight distance, and anticipated year 2000 traffic volumes. This report . indicates a need for : a signal at the intersections of Scholls Ferrx Road and 135th Avenue. This report also identifies the location o�f the commerci.al site at the intersection of Scholls Ferry Road instead of 135th A�Tenue. The Scholls l�cation is the first choice of the applicant. However, a review by the , ' � � ( P�.ge 2 RuNs Kruegcr Plan Amendment Washington County Planning De�artment shows that such a choice would be in coriflict with their Comprehensive Pian. With this information in mind, the applicant chose the 135th Avenue site. The main reason for this proposed com�e�sectionca�tOthersconsiderationsd traffic signal at the 135th Avenue ln include the �.� grade at the current location. . Also this new location is more centrally located by a larger population b�.se. Only a limited amount of new development will Prentbsitecwouldnha.velsomensightsdistance the applicant property. The curr and grading problems. Also, substantially more expensive and extensive cuts and fills will be necessary to mak� locationeaSTheeproposedplooation line up with 135th Avenue at the curren is more appropriate because the land is almost flat. COMPLIANGE WITH THE. COMPREHEN'SIVE PLAN � Coordination with Zdashington County - This has �nd will occur. � Neighborhood Commercial - Concen�trin1Oandfrelatedcneedscoflneaab�er- sonal service uses for daily sh pp g residents. . � .Citiz.en Inyolvemer�t - .This will be available through the notification and hearing process. � Natural Featueservaaiorieandpcontainsenorunique naturallfeaturesdinor open space pr . need of preservation. � Physical Limitations and Natural Hazards - None are located on the property. # and Zand Resource Quality - Air pollution will be cut by Air, Water, clos�r proximity oou�°emeualatyuare an-Licipatedla�� mpacts to water and �.and res q � Economy - This application and land deveJ_opment wil7_ help improve and , diversify the economy of the state. ousin o ortunities. ' . t on h PP on will have no effec g � Housing - This appllcatl . T` Public Facilities and Services - They are all available. ' � Transportation - This applicatiT� will help implementethefimprovem�nt Tigard Transportation System. of 135th Avenue aaaande135th Avenuew east/west stre�t connection of Scholls Ferry Roa � ' ` � , � ( Pa�e 3 Russ Krueger Plan Amendment 3c Neighborhood Planning Organization No. 3 - The 1975 Tigard Plan opposed a proposed Murray Boulevard Extention through NPO #3 to Gaarde and Pacific Highway. The City and residen:ts felt it should be locat.ed on the west side of Bull Mountain to relieve local streets. The policies and implementation strategies of the 1983 Tigard Pl�.n indicate the followirigt A. The City sha11 work with other �overnmental bodies to develop an arterial street system on the west side of Bull Mountain between Murray and Pacific Highway which does not go through existing residential neighborhoods. � B. Gaarde and 121st shall be 2 lane roads. TH� COMMUNITY DEVELOPMENT CODE STANDARDS OF THE NEIGHBORHOOD COMMERCIAL ZONE The intent of this zone is to allow cluster stores for convenience gaods which are bought frequently a.nd which do not involve comparison shopping. These uses include convenience markets, beauty shops, barber shops, and repair shops. The uses are intended to service a limited000adeuare area. No use is permitted to have a gross floor area over !�, q feet. Hours of operation are limited to 7:00 am to 10:00 pm, un)_ess a conditional use permit is approved. COMMENT The subject property is ini�ended to be developed with a grocery store and other shops and uses over 1�, 000 square feet in area. Therefore, a v�.r�.ance, a zone change to General Commercial or a Commercial devel- opment -plan in conjunction with a PUD will be .submitted to the City in the future. A Grocery Store Ma.rket Study was recently prepared for Washington County. This study was submitted to the City for review with this application.. This study indicates that 5. 2� square feet of grocery store floor' area is needed per person. Therefore, to accomodate a 2�, 000 square foot grocery store on this site, a popu- , lation of 38�0 tn l�000 people is necessar,y. If the applica.nts property i is developed at an average density of 15 units per acre, about 1500 housii1g units or a population of approximately 3000 people wil.l occupy just the applicaz�ts property. Substantially more population in the range of 3000 to I�000 morE people will be available in the immediate area. This level of population is more than adequate to support a 20, 000 square foot grocery store on the subject property. The �attached map shows the gene��S.arThisndro�osedpsipesdefin.itelysd.oeg notmconflict shopping center s2 p � with these other sites. . . 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' FROM; PLANNYNG DEPARTMENT SUBJECT: MODIFICATION TO AN APP&UVED PRELIMINARY PLAT S 9-83 Wa��erly Construction Company reqnests a modificati.on of the street alignment ia the approved yareliminary plat, Bond Park IY. The new street pattern would allow access to Che future proposal for Bond Park III subdivision. Atkached is the staff report for Bond Park II a5 gpproved at the November 15, 1983 Planning Q:ommission meeting. No changes have been made ta the numher of approved lots. The following conditions were requested by the Gity Surveyor to be included in the approval of the modification of Freliminary plat S 9�-83s 1. Compliance with section 18.160.1b0 and 18.160e190 of [he Tigard " _ Community Development Code. An option ta requirement 18.160.160 (A)(2) is to set monuments at surface of final lift, eliminating the monument box. 1$.160.160 Monumentation, Basis of Bearing Requi.rements and Acceptance ' of Lnproveffienta A, Monumentation 1. In accordance wxCh ORS 92•060 subsection (2), the centerlines, of all street and roadway right�f-ways shall be monumented before the City shall accapt a street impro�ement. � 2. AIl centerline monu�nents shall be placed in a monument bo�c conforming to City sCanelards, and the top n£ all monument boxes shall be set at design finish grade of said street or roadway. 3. Tt►e f.ollowing centerline monum�nts shall be set: a. All centerline--centerline intersections. Intersections creaked with "collector" or ather existing streets, sha11 be set when the centerline alignment of said "collector" or other stz�eet has been established by or for the City; b. Center of all cul-aie-sacs; w�. _.� .� ,_, _ ,...�. ' c, Curve points, Point of intersection�'(P.I.)---when'� � their positxon falls inaide khe limits of the _ pavement ot��rwise beginning and ending points (B.C. and E.C.). B. Basis of Bearing 1. Tt►e plat shall be tied to a Gity of Tigard "Primary" or "Secondary" control station if one exists within 1000 feet of the plat and the bearings orienCed thereon. 2. Tigard Grid coordinates for gll established boundary points on the plat shall be submitted to the City within 15 days of recosding. 18.160.].90 Filing and Recording A. Within 60 days of the City review and approval, the applicant shall submit the final plat ko the County for signatures of County affi.cial� as required by O1tS Chapter `�� 92 and 18.160.150. . B. Upon final recording with the Gounty, the applicant shall , submit to the Cit s M lar Copy of the r�corded plat. Y Y . . __ _ . _ -- - -- -- -_-� ` ;' �. STAb'F K�PU�'1' A�ENDA I1'EMS 5.4 CI1'Y OF TIGARD PI�ANNIMG COMMISSYON NOVEMtIER 15, 19F33 - 7:30 P.M. FOWLE'R JUNIOR HIGH SCHOOL - LGI ROOM 10865 S.W. Walnut - Tigard, Oregon A. FINDTNG OE FACT 1. General Information CA3E: Subdivision S-9-83 Bond Park # 2 NPO 4� S REQUEST: For preliminary plat � approval of a 24 101: single family detached subdivision. � COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: A-12 RECUMMENDATION: �ased on information submitted by the applicant, staff's review af appiicable Comprehensive Plan polieies, zoning code provisions, and fi.eld investigation, staff recommends approval of the modification of S 9-83 subject to the conditions listed in this staff report. APPLIGANT: Waverly Construction Co. OWNER: Fr�ces Tousey 11903 Broadacres NE 14660 SW 89th Ave. Hubbard, Oregon 97032 Tigard, Or. 97223 LOCA'TION: SW 79th off Durham Road (Wash. Co. Tax Map 2S1 1�GD lot 160Q) AREA: 3.75 acres NPO COMMENT: NPO # 5 has not responded in writing to this application request. PUBLIC NOTICES MAILED; Fourteen notices were mailed. No written ' ' comments have been received at the writing of this report. 2, Baakground On July 12, 1983, Che Planning Commission approved Bond Park 1k 1 subdivision. 3. Vicinity Information The surrounding area is developed as large lot single family residential. 1'� the east, across SW 74th, a 24 lot residential subdivision is being constructed at this time (13ond Park �� 1). , . � � ' � l r" 4. Site Infarmation The site is vacant, wooded and bisected by a drainage swa�.ee B. APPLICABLE PLANNING POLICTES 1, Comprehensive Plan Policies 2.1.1 THE CITY SHALL MAINTAIN AN ONGOIN� CiTIZEN INVOLVEMENT PROGRAM AND SHALL ASSURE THAT CITIZENS WILL BE PROV�DED AN OFPORTUNITY TO BE ItJVOLVED IN ALL PHASES OF THE PLANNING PROCES:S. A11 owners o£ record within 25D feet of this site received notice of the hearing in the mail. A public notice was printed : in the Tigard Times on November 3, 1983. In addition, NPO # 5 was notified of the application. 2.1.3 THE CITY SH.ALL ENSURE THAT INFOFtAiTION ON LAND USE PLANNING , ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL INTERESTED CITIZENS. All interested parties are given 10 days at a minimum to comment on land use planning issues and are encouraged to do so. ltie glanning staff is available on a r�gular basis to answer any questions on specific appiicatinns. � 6.1.1 THE CITY SH.ALL PROVIUE AN OPPORTUI�ITY FOR DIVERSITY OF HOUSING , DENS S ITIE AND RESIDENTIAL TYPES AT 'VARIOUS PRICE AtJI3 RENT l,EVELS. . � The subdivision of this property will provide 24 single family lots that r�nge from 430U to 5500 square feet. The applicant stafies that by utilizing the sit� at this density (b.40 units p�r acre), it will be possible to provide affordable housing. 7.1.2 THE C�TY SHALL REQUIRE AS A PRECONDITION TO DEVELOPMENT APPROVAL TNAT: a. DEVELOPMENT COINCIDE WITH THE AVAiLABILITY OF ADEQl1ATE 3ERVICE CAPACITY INCLUDING: 1. PUBLIC WATER; 2. PUBLIC S�EWER (NEW DEVELOPMENT QN SEPTIC TANKS SHALL NOT �E ALLA6�lED WITHIN TNE CTiTY) ; AND 3. SZY7RM D�tA.INAGE. b. THE FACILITIES ARE: 1. CAPABLE OF ADEQUATELY SERVING ALL INTERVENING PROPERTIES AND TME PROPOSED DEVELOPtiENT; AND 2. DESIGNED TO CITY STANDAItDS. � c. ALL NEW DEVELOPMENT UZ'ILITIES TO BE PLACED UNDE4tGR0UND. ? The applicant is proposing to install public facilities in accordance wiCh planning policies and City ordinances. STAFF REPURT S 9-83 Page 2 , `,' : 7.4.4 TH� CIY"Y SH,�LL KEQUIRE 'i'HA1' A1�L N�W UN:VELOYMENI' K� CUNNEC'1`EU 1'U A SANI1'ARY SEW�,'R SERVIGE. The applicant is proposing to connect to the Fanno Creek interce�tor sewer line. 7.6. 1 TH� CI1'X SHALL REQUIRE AS A PRECONDITION TU DEVELOPM�.NT 'fHAT: a. THE DEVELOPMENT BE SERVED $Y A WATER SYSTEM HAVING ADEQl1ATE WATER PRESSURE FOR FIRE PROTECTION PU[tPOSES; b. THE DEVELOPMENT SHALL NOT' REUUCE THE WATER PRESSURE IN THE AREA BELOW A LEVEL AD�QUATE. FOR FIRE PROTECTION PURPOSES: AND c. THE APPLIC�IBLE FIRE DISTRI.GT REVIEW OF ALL APPLIGATIONS. • 1t►e ltialatin Rural Fire Protection District has been notified of Ghe project, but has not suba¢itted any written comments. 8.1.3 THE CITY SHALL REQUIRE AS A PRECONUITION TO DEVELOFMENT APPROVAL THAT: a. DEVELOPMENT ABUT A PUBLICLY DEDICATED STItEET OR H�VE ADEQUATE ACCESS APPROVED Bx THE APPROPRIATE APPROVAL AUTHORITY; b. STREET RIGH T-OF-WAY BE DEDICATED WHERE THE STREET IS SlIBSTANDARD IN WIDTIi; c. THE DEVELOPER COMMIT TO THE CONSTRUCTION OF THE STREETS, CURBS AND SIDEWALKS TO THE CITY STANDARDS WITHIN THE DEVELOPMENT; d. INDIVIDUAL DEVELOPERS `PARTICIPATE IN THE IMPROVEMENT OF EXISTING STREETS, CURBS AND SIDEWALKS TO 7�HE EXTENT OF THE DEVELOPMENT'S IMPACTS; e. T�tANSIT STOPS, BUS TURNOUT LANES AND SEiELTERS BE PROVIDED WHEI� THE PROFOSED USE IS OF A TYPE WHICH GENERATES TRANSIT RIDERSNIP; , £. PARKING SPACES BE SET ASIDE AND MARKED FOR CARS OPERATED BY DI&ABLED PERSONS AND TH�1T TH� SPACES 13E LOCATED AS CIA'SE AS PASSIBLE TO THE ENTRANCE DESIGNED FOR DISABLED PERSONS, ANU g. LAND BE DEDIGATEU TO IMPLBMENT THE BICYCLE/PED�STEtIAN CORRIDOR IN ACCOftDANCE WITH THE ADOPTED PLAN. The applicant is proposing to improve S.W. 76th and S.W. 79th Streets to approved City standards. S.W. Bond Street will be constructed to City standards. STAFF REPURT S 9-83 Page 3 - -`-- � , . . ( 12. 1 .1 'i'HE CI1'Y SHALL PRUVIDN; F'UR HUUSING U�:NS1'PI�S IN ACCUftUANCE WI1'N: a. THE APPLICABLE PLAN PULICIES. bo THE APPLICABLE LOCATIONAL CKIT'EkIA. c. THE APPLYCABLE COtR�IUNITY DEVELOPMENT' CODE PROVISIONS. The density proposed in the development conforms to those seC in the new adopted Comprehensive Plan policies, plan map and interim zoning map. 12.5.1 THE CITY SHALL PROVTDE FOR THE LOCATION OF COL4IUNITY FACILITIES IN A M�NNER WHICH ACCURDS WITH: a. THE APPLICABL� POLICIES IN THIS PLAN; " b._ THE_._LOCATIONAL . GRITEItIA APPLICA�LE TO THE SCALE AND -`� STANDARDS OF THE USE o - _ - ' " , 1. SITE CHAkACTERIST.LCS ' a. THE USE SHALL BE ALLOWED PROVIDED: (1) THE UNIQUE NATURAL FEA�URES, IF ANY, CAN BE INCORPORATED INTO THE DESIGN OF THE FACILITIES OR ARRANGEMENT OF LAND USES. Z'he appli.cant's proposal conforms to all applicable planning palicies and locational criteria. C. TIGARD MUNICIPAL COD�' PRQVISIONS SUt�DIVIS ION 17.16.100 Tentative Agproval. Within sixty days of the date of b�P submission of the preliminary plat the Planning Commission will review the plan report� of the agencies listed in Section 17.16.090 and may given tentative approval of the preliminary plat as submitted or may modify tt►e plat or, if disapproved, shall express the Planning Commission's disapproval and reasons thereof. No tentative plan fax a proposed subdivision and no [entative plan for a majox partition sl�all be approved unless: 1. Streets and roads are laid out so as to conform to the plats of sub¢livision maps or major partition already approved Eor adjoining propexty as to width, general direction and in all other respects, unLess the �ity de�ermines it to be in the public ic�terest to modify the. street or road pattern. 2. Streets and roads held for private use are clearly indicated on the tenCataive plan and all r�eservations or restricCions relating to such private roads and streets are set• Eorth thereon. 3. The tentative plan complies with the Comprehensive Plan and applicable zoning regulations of the City then in effect. STAFF K�POItT S y-83 Page 4 � ___ 4. No tentative plat of a subdivision or map ot a u�ajor E�artition shall 19e appeoved unless there will exist adeGuate quanrity and quality of waCer and an adequate sewage dxsposal system to support the proposed use of the land described in the proposed plat. D. RE�OMMN.NDAZ'IUN Staff recommends approval of S 9-83 with the following conditions: 1. Sev�n (7) sets of plan-profil� public improvement construction plans and one �1) itemized construction cost esCimate, stamped by a registered civil engineer, detaiLing all proposed public improvements shall be submitted to the City's Engineering Division for re�iew. 2. Construc�ion of proposed public improvements shall not commence until after the Engineering Division has issued approved public improvement plans. The Engineering Division wi11 require posting of a 100� � perfoLmance bond, the payment of a permit fee and a sign installatiom/streetlight deposik. Also, the execution of a street opec►ing perenit or construction compliance agreement just pxior to, or at the time of, it's issuance of approved public improvement plans. 3. Public ser�er lines shall be extended to the project boundaries ie� all directions. �s. T'he final subdivi.sion plat shall be recorcled with Washington County prior to the i.ssuance of any Building Permits. 5. No changes or modifications sha11 be made to approved plans without written approval from the appropriate City department. 6. T'he applicant shall improve SW 79th Ave beyond the project boundary to Durham using City Interim Standards. RECOMMENDED MOTION Should the Planning Commission adopt staff's recommendation, the following moCion may be made: "Move Co approve, with conditions, the applicant's request for a Preliminary Plat of Bond Park �� 2 (S 9-83), a 24 lot subdivision." PREPARED BY: APPROAED BY: ., /��"'`''-" �� ° i� ��_ /c-' // `,`�' �--�/-�� i �'--_,___--� �� - �_ Steve Skorney, William A. Monahan, Assistant Planner Director of Planning and Development S'I'AFF ItEYU[tT' S y=�3 Page 5 COt44xSSI0N DISCUSSION NNa ACTION o Comm'issaonec Edin moved and Coaaaission L��rett seconded to Eoeward a recommendation oE appcovel to thw City C��ncil for the Com�ceh�n$ive Plan Amendment CPA 17-8�6� from law to medium density; and a�pcoval of '� the Zone Change ZC 13-83 to become ef�ective upon Cpuncil approval of ', the Compcehensive Plen Amendment. The motion was approved by unamious vote of the Coeamiss�oners present. 5,4 SUBUIVISION S 9-83 Bond Park * 2 NPO � S o As�iskant Planner Skocney made staff's cecommeadation for mpprovnl aith conditions. • . _ _ a NPO/CCI CONHENTS - No one appeared to $peak.. � o APPLICANT"S PRESNTATI(3N - Bill 3icitona6le. 8905 S41 Commercial. stated they had reviewed the staff rep�rt and had no problems. They Were nvailnble to answer anp questions. PUBLIC TESTIi�ONY o No e�ne appeared to speak. CO!lMISSYf1N DISCUSSION AND ACTION a �ommissioner Butler �r�s concerned that there was no school impac� sL-atement �ubmitted �rith th� applice�tion. The applican� �tsted they had contacted the school e�nd that thep had no problems aith the proposed development. o Commissioner OFrens moved an� Comanissionec Moen seconded to approv� Subdivision S 9-83, with conditions� the apgslicnnt's request Ee�r a Preliminary Plat of Bond park � 2. a 2� lot subdivisio�. The motion was approved by majority eote of:��Commiasioners ;present,---��- .,. Comcnissioner Butler voting N0. � - .-- _ _ S.S PLANNED DL�/ELOPNENT S 8-83 PD Park Place/Century 21 Home� NPQ * 3 o A request for conceptual and detailed plan approval of a Planned Development consistin� of 215 single family units. o A�sistant Planner Sko�ney made staff's recoannendation foc �p�,roval o£ the coneeptual and detailed plan with conditione. They are also asking for p�eliminary plat approval, howev�ec staff had not responded in the stafE repart to that issue. Also� staFf had received a call from Washin6ton County requesting that the application be tabled until the ali6nment for Gaacde Road could be d6reed upon betweee the City and Washin6ton County. The Public Wnrks Directoc also j supported a continuance. PI.ANNING COl4iISSION HINUTES November lSo 1983 Page S ' - � _ ►� 11,j 2000 . 2(?Q /.B�A� � .94AC. /.BBAG:. . W •Q Q . 14 N 13 F �8�0 • . .23 At. F- - n . . N �O�O.� • MQN1 "' .7/Ac. o� - . a $ • - . � � 330:02' ' ., '� _j__ 3SQ02' . 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