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05/13/1975 - Packet - Agenda Tigard Site Development and Design Review Board May 13, 1975 4:30 p.m. Twality Junior High School Lecture Room 14650 SU 97th Avenue, Tigard, Oregon I° CALL TO ORDER 2° ROLL CALL 3° APPROVAL OF MINUTES: Minutes of April 22, 1975 4° PROJECT REVIEW 4°1 SDR 8-75 (Harris Enterprises DBA Awful Brothers) A request for review of the remodeling and site development of on existing automotive service station on SU Pacific Highway at Park St" (northwest corner) . A. Site Development Plan Review B. Architectural Design Review "Wow 4. 2 SDR 10-75 (Snyder-Ryan Interstate Development Co. by Van Lom- Kraxberger\ A request for review of one fifty duelling unit and one forty unit apartment development on adjacent sites in the Englewood Planned Development at SU Soholla Ferry Road and Springwood Drive (both sides of Springwood Drive) . � A. Site Development Plan Review B. Architectural Design Review 4° 3 SOR 11-75 (Bob Hudson) A request for review of an office building on a site located at SU Pacific Highway and Walnut Place (southwest corner) . A. Site Development Plan Review B. Architectural Design Review 4°4 SDR 12-75 (Way Lee, by Alpha Engineering and others) A request for review of two restaurants on adjacent sites to be developed as o single project on SU Pacific Hy° at the proposed south extension of SW 69th Ave. (south side of Pacific Huy east of the High Hat Restaurant) . ^ ° A. Site Development Plan Review B. Architectural Design Review 5. OTHER BUSINESS Zoning ordinance amendments: discussion by staff 6. ADJOURNMENT SDR Agenda - May 13, 1975 - page 2 TIGARD SITE DEVELOPMENT AND DESIGN REVIEW BOARD Staff Report May 13, 1975 SDR 8-75 (Harris Enterprises dba Awful Brothers) Item 4.1 Applicant Design Forum for Harris Enterprises Applicant's Proposal to remodel an existing auto repair/service station for their use as a discount gas station Site Development Plan and Architectural Review of a proposed major remodeling and site development on SW Pacific Hwy. and Park St. (tax lot 1900, Wash. Co. tax map 2S1 2CB) Staff Findings : 1. Site is approximately 11,760 sq. ft. with 150 ' of frontage on SW Pacific Hwy. and 100' on SW Park. 2. Location on the site of the main structure and the pump islands 'Aw G;.le_ proposed to remain as existing. Changes are superficial treatment of the building and construction of a new canopy over the pump islands. Landscaping and modest site renovation are planned. 3. Existing curb cuts on SW Pacific Hwy. are in excess of City standards and are located poorly in relation to SW Park St. creating a hazard- ous conflict.* The probability of a motorist attempting to avoid the hazard area cutting diagonally across Park St. to enter the station on the Park St. side is probably very good. This possible maneuver is potentially more hazardous than entry from Pacific Hwy. An amelioration of that problem would be possible by conformance to City standards (30 ft. curb cuts located a minimum of 30 ft. from any intersection and a minimum of 30 ft. from any other driveway apron) . This City standard may be applied by the City to any street within the City, regardless of street jurisdiction. 4. No curb, sidewalk or edge of pavement is shown on SW park St. Access from the side of site has been unrestrained in the past, but may not be allowed to continue. 5. The existing front pump island is poorly located with respect to in- coming traffic flow from the north on Pacific Hwy. Staff sees little opportunity for bettering this problem short of moving the existing front pump island. ( between traffic entering Pacific Hwy. from Park St. and traffic entering the station from SW Pacific Hwy. south bound) 6. No irrigation or way to provide . irrigation to the proposed land- scaping is shown. Applicant must either provide an irrigation plan or certification by a licensed nurseryman that the plant materials are "drought resistant" . 7. Curbs should be provided around landscape areas to protect land- scaping. 8. Storm drainage is not provided for on site. On-site catch basins and effluent lanes should be shown and catch basins shown on Park St. right-of-way should be relocated to the curb gutter. 9. Sight screening of parking and maneuvering areas to screen views from the rear and side property lines may be required should the Design Review Board deem it necessary. 10. The required front yard setback is not shown as landscaped on Pacific Hwy. All areas not necessary parking, loading or maneuvering areas are required to be landscaped per code. 11. Overhang of canopy must be 8' from property line. Staff Recommendation 1. Curbs , sidewalks and driveway aprons be provided to conform with City code on both street frontages. 2. Catch basins be provided in conformance with City Code. 3 . Curb, bumper rail or some similar protection be provided between sidewalk on Pacific Hwy. and outermost service land or eliminate outer service lane and landscape first 10 ' in conformance with code. 14W SDR staff report - May 13, 1975 - page 2 - item 4.1 Staff Report Tigard Site Development and Design Review Board May 13, 1975 Agenda Item 4.2 SDR 10-75 (Snyder-Interstate by Van Lom-Kraxberger) Site Development and Architectural Design Review of two designated multiple family development sites in an approved Planned Development at SW Scholls Ferry Road and SW Springwood Drive Proposal to build a 50 unit apartment development "Englewood Gardens" on a 4.96 acre site and an adjoining 40 unit apartment development (Englewood Too) (sic) on a 3.75 acre site Staff Findings 1. Multiple family use of this parcel was approved in 1973 as a portion of the Englewood Planned Development. 2. Several conditions of the P-D approval apply to both these sites and to the streets adjacent to them. These conditions, as extracted from exhibit "B" of Ordinance 73-17 are : (1) That a program for development of the open space be submitted. This program could phase open space de- velopment with the construction phases of the project. As each phase is completed, the open space to be developed as part of that phase should be developed prior to issuance of occupancy permits, unless security equal to the cost of the improvements, as determined by the Planning Director, is filed with the City assuring such installation within six months after occupancy. "Security" may consist of a faithful performance bond payable to the City, cash, certified check or such other assurance of completion approved by the City Attorney. (3) That site development plans and the architectural design of the multi-family dwellings shall be approved by the Planning Commission prior to issuance of building permits, to insure compatibility with the single family neighbor- hood. (4) That a landscaped earth berm be installed along 121st Ave. and Scholls Ferry Rd. to help provide privacy for dwellings adjoining said streets. Plans for the berms and landscaping shall be approved by the Planning Dept. and implemented prior to occupancy of affected dwellings. (6) That 5 ft. be dedicated to the City along 121st Ave. and 10 ft. along Scholls Ferry Rd. , to provide adequate right-of-way width for future improvements. (9) That deciduous shade trees be planted in the traffic island planned in the center of Englewood Rd. between S. W. Scholls Ferry Rd. and the southern terminus of SW Dellwood Loop at SW Englewood Rd. (10) That, in order to promote maximum public safety for pedestrian and bicyclists, the applicant shall provide a minimum three foot wide landscaped separation between the proposed traffic way and sidewalks in the proposed SW Englewood Rd. right-of-way. Additionally, the applicant shall provide a minimum six foot wide meander- ing landscaped pedestrian/bikeway along and separated from the paved portion of SW Scholls Ferry Rd. This facility and its landscaping shall be coordinated with the landscaped berm recommended by the Planning Com- mission. Plans for the berms, landscaping and pedestrian/ bikeway shall be approved by the Planning Department and implemented prior to occupancy of any adjacent apartment dwelling units. All sidewalks and pedestrian/bikeways within the project shall have a smooth transition with streets constructed within the project. This is in order to facilitate the movement of bicycles and wheel chairs throughout the proposed development. (11) That the areas designated for apartment development be limited to a density of 11 units per gross acre. (14) The developer will provide adequate right-of-way and financing to accomplish left turn traffic movements at the intersections of SW Scholls Ferry Rd. and SW Englewood Dr. and at SW Englewood Dr. and SW 121st Ave . 3. The Chairman of the Planning Commission has authorized staff to construe condition #3 to refer to the Design Review Board rather than the Planning Commission in that the Design Review Board has since been delegated the site development plan and architectural design review authority held previously by the Planning Com- mission. The Design Review Board, in this case, however, may not interpret the conditions of the Council in approving the Planned Development, but would have to return any exception to those conditions to the Planning Commission for their approval. 4. All conditions of the Planned Development approval appear to have been met, with the exception of #10. The provision of pedestrian ways and off-site landscaping appear to be the responsibility of the overall developer. However, the language of the previous approvals clearly prohibit occupancy of these SDR staff report - 5/13/75 - page 2 - item 4.2 ------------------------ projects until the stated improvements are made. Staff assumes proper coordination between on-site and off-site landscaping can be enforced by the City if that were to become necessary. Specific performance of the applicant to ensure his contact of and coordination with the overall developer may be desirable . 5. Parking, access and setbacks appear to meet all pertinent code provisions . 6. "Refuse disposal" locations shown appear to be inconveniently located for some of the buildings. This can lead to alterna- tives being sought by tenants such as a curb-side line up of garbage cans on collection days. 7. Irrigation is not addressed in the submitted plans. The architect has stated the applicant's intention is to provide a sprinkler irrigation system. 8. The landscape plan for Englewood Gardens, as submitted, is compatible with the approved Phase I general landscape plan for the common areas of the Planned Development adjacent the "Englewood Gardens" project. Pedestrian access to the Phase I commons should be improved, however. 9. The overall developer (Commonwealth) has not yet submitted a landscape plan for the Phase II commons adjacent Englewood Too (sic) . Compatibility of this project with the overall landscaping could not be determined. 10. As mentioned above (finding #4) , landscaping adjacent to SW Scholls Ferry and SW Springwood appears to be the respon- sibility of the overall developer. 11. Required site screening between multi-family and single family development is not shown. Staff Recommendations : Approval subject to the following conditions : 1. All on and off-site landscaping, including screening vegetation and street plantings will be installed and inspected before occupancy. 2. Sprinkler irrigation to be provided throughout. 3. The applicant is to contact Commonwealth and coordinate landscaping, plant materials, scheduling, pathways and outdoor play areas in particular, with them on the Englewood Too portion of the project, subject to staff review. SDR staff report - 5/13/75 - item 4.2 - page 3 N G L 1. ): W_ 0 0 D ,,.. S,I El. A PLANNED RESIDENTIAL ENVIRONMENT gin? BY... COMMONWEALTH PROPERTIES, INC. .yo.. - L r-- -a '• ' ^�fNM'�►E,f VICINITY MA CONCEPT `A! \ \ SCALE 1"300, . ._ �'" iU� •,�,�� V ®� 4V� rl .4M X05,14SON 14 PHCA_ co `., 4pyo y� -- _-- -� �'�i ',a•c��oTe wIi�TM.`c -T i' -LT � i T -•. �.� L�-. _ � - ---- -- �•� � ��I �,. � � ..,E,y e.• I T--t��__!�_.,-.!_-�•"����1s. i it .. , 04 Ilk PLANNING DATA `r ''•'.• ,\ 1 � \ �, _ �y - 5 / ,.{I I=F ' �' I .` I �.M� - _._ _- __ .� \ - /1 i!'.. ,fit_-,-. �t�'",. �,,S,,,���� ,T'-,• c` ..,a� .x' `TAX LOTS 100,20,3 , 0Rpg ftT00DESCRIPTIONqP. i 1 ISI34A;TAX1075 600, 602, PORSOO,tSIS4Bw _ r„ OWNER/DRCOMMONWPROPERTIQ INC 6AAVE ISO S PORTLAND,OR THE MURRAY-MCC • j#1 f I i' .- _. - .,�f �O. F k�, ENGINEER/PLANNER' O ENVIRONMENTAL GROUP 5319 SW CANYON COURT fl (;! i. I _ •� �... PORTLAND. OREGON EXISTING USE- UNDEVELOPED '``�}'wn 1'"'—"' ""-1 - EXISTING ZONE S-R 1 `56+l00L 6 PARK P H E \ $ Q PROPOSED USE SINGLE AND MULTI FAMILY R"' PLANNED RESIDENTIAL ENVIRONMENT PROPOSED ZONE P-D ISI ALL UTILITIES AND STREETS WILL BE CONSTRUCTED TO CITY OF TIGARD STANDARDS TOPOGRAPHY AERIAL SURVEY SEPT 1966 COMPILED BY SPENCER B GROSS,PORTLA ND.OR I '•� - - __ \ O I WATER,TIGARD WATER DISTRICT 1�i i \_._.— � `• SANITARY SEWER U S A LINEAL FEET OF STREET• ♦OFT RM!- 56OOLF _ , i.__."., ---•---T-=—•--+--7---T--- .� SOFT R/W• 5900 LF 6 0 F T R/W pp2��6��0�50F �L yy f IYPE A lj? 33�,r�iec SINGLE FAMILY ; MULTI FAMILY 13 7 UO 1022 uf1shlG COMMON GREENWAY I5 6 — — '� SCHOOL 9 PARK 9 S -- -- fTOTAL 1000 36 0 3 60 urNsNa Staff Report Tigard Site Development and Design Review Board May 13, 1975 Agenda Item 4.3 SDR 11-75 (Bob Hudson) Site Development and Architectural Design Review Board of a 2300 sq. ft. office building at 12900 SW Pacific Hwy. as the first phase of a two-phase office development Staff Findings 1. Site is approximately 21,000 sq. ft. with 119 ft. of frontage on SW Pacific Hwy. and 175 ft. on SW Walnut Place. 2. All pertinent zoning code requirements appear to be met. 3. Improvements to and/or relocation of SW Walnut Place are an- ticipated in the near future. At such time as that is accom- plished, applicant should be called upon to bear a proportionate responsibility for those improvements. 4. "Near" building lines on adjacent sites are not shown, thus relationship of the proposed building to adjacent properties is not evaluated. 5. An irrigation plan as required is not shown. 6. "Building Sign" shown appears to conform to Code requirements; however, it could probably be improved by relocation back from the property line. 7. Catch basins for on-site drainage are not shown. 8. "Future Storm Drain" must be subject to approvals of both planning department and public works. Staff Recommendation APPROVAL subject to: 1. Applicants execute an agreement not to remonstrate against future street improvements. 2. Driveway approach to be consistent with public works director ' s approval pending future street improvements. 3. Area indicated as "Future Office Building" to be landscaped with a minimum care ground cover until that phase is constructed. 4. Sprinkler irrigation to be provided by applicant, Staff Report Tigard Site Development and Design Review Board May 13, 1975 Agenda Item 4.4 S�R 12-75 (Way Lee by Alpha [ng) Site Development Plan & Architectural Design Review 4 request for review of two restaurants ("Coco' s" and oPlenkhoueen) on adjacent sites at S.W. Pacific Highway and 69th Avenue. Staff Findings l° This site has recently been the subject of o subdivision action by the Tigard Planning Commission. 2° The developers concept is to lease building sites within a "commons" area of landscaped parking and access. 3° Existing development around the site consists of a restaurant /Hi—Hat on the west, o yet undeveloped portion of the site slopes off to a creek on the south, and another undeveloped portion of the site on the east (adjacent Coco ' s) extends to the P°G°E° oubetetion~ The two undeveloped areas are tentatively programmed for office commercial use with site development to be handled in a similar fashion to the presently pro— posed restaurants. 4. Parking areas generally conform to city standards, excepting that inadequate back out space is provided in several areas (North and East sides of nPlenkhouaaov East aide of Coco' s) . 5. Aooeao from the public right—of—way to the sites appears adequate, however standard driveway aprons are required" 6. Access to the rear of Coco' s is not adequate, either continuous driveways or turn around space adequate for delivery ana emergency vehicles should be provided. A possible solution could he cutting an aooeoo through the first parking island south of Coco's along the adjacent property line so that two way oocooa to the parking area closest to � Cocos could be accomplished. ^ . ^ 7° Pedestrian aooaoo through perking areas is not provided, although such provisions are not particularly required by Tigard code, the prob- able future development of the adjacent sites as well as the size of the proposed parking areas would seem to justify provision of pedestrian uaIhuaya within the project potentially connecting to the adjacent future development sites. B. Tigard coda requires 2 Poet of landscape screening on the edges of a parking area and requires that perimeter parking epooea be provided with wheel blocks 4 feet from the property line. The perking area on the East of Coco's does not conform to this requirement. The applicant has stated that it is the developers intent to provide landscaping, on the adjacent site. 9° Screening of "service yard" areas does not appear adequate. lO° No landscape treatment for the areas in the Pacific Highway right-of-way is shown on the landscape plan. Although this land is in the state right- of-way it must still be the responsibility of the ad (auent property owner to assure its adequate landscaping and maintenance, just as is the parking strip adjacent S.W. 69th. 1I^ Large hedge shown adjacent "Hi Hat" parking lot on site plan is not shown on landscape plan--staff feels there is an obligation to not interfere with the landscape amenity provided the "Hi Hot" unless either improvement or at least replacement is possible. 12~ Street landscaping on S.W. 69th does not appear to conform to the planning commission ' s intent in requiring a five foot sidewalk set book from the street with "Street Trees" adjacent the street. The planning commission definitely termed the area between the sidewalk and curb a nporkingatripn and intended that an appropriate landscaping treatment be employed. Provision of adequate space for underground utilities is a problem that staff recognizes here--as well as the conflict between some kinds of street trees and those utility lines; however, the 50 foot right-of-way permitted for S.W. 69th was allowed with the understanding that the narrower right-of-way would allow better siting and better mita development of the proposed restaurants. A minimum 5 foot space for utilities has been requested by the Department of Public Works--this could be in the form of an easement on the applicant' s site or it could be adjacent the street with the sidewalks either wholly or partly on an easement. -2- Recommendations:Staff Approval subject to l° Adequate backout clearance and maneuvering space be provided those areas deficient. 2° An agreement and bond specifying that required landscaping and oocaea along the east property line of Coco' s will be provided within l year or such time as in appropriate (Alternatively, the city must require that the code be strictly conformed with. ) 3. Landscaping adjacent »Plankhouean site, between Plonkhouna and Hi Hat he coordinated with Hi Hat to provide adequate screening of Planhhouoe service areas and Hi Hat' s parking. Retention of as many existing trees as possible should be encouraged. 4° Relocated sidewalk on eaoeamont and provide street trees in parking strip with a suitable ground cover beneath them. 5" Applicant coordinate landscaping of State right-of- way with Highway department and provide assurance of its installation and maintenance. 6° Pedestrian aooeoa to building from parking areas* and to the areas of proposed future development be rovidod by walkways and "pedestrian islands* (walkways through parking gores at curb height) . NNW -3-