VAR8-75 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PLEASE NOTE: The original paper record has been archived and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.
'40 HERB MiRISSETTE BUILDERS
Variance (V 8-75)
11370 SW Tigard •
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October 10, 1975
Herb E. Norissette, Builders
7470 8. W4 76th Avenue
Portland, Oregon 97223
Reference: File No, S 3-7 (Muttley's Additiol
File No. V 8-75 (
Dear Mr. Morissette:
Please be advised that the Tigard Planning Commission, at their
regular meeting of October 70 197 considered your request for
preliminary plat approval and variance of aide yard set back and
your requests were approved, subject to the following conditions:
1. Street plugs be. dedicated at the end of each street stub,
2. A one ft. reserve strip be dedicated along rear lot 'lines
adjacent 113th.
3,, That a 5 ft. utility easement be dedicated along the front
and side yard lines with tie back easements as required
by the utility oOMpdhiegti
4. That 40 ft. street stubs be developed with a 4 ft. sidewalk
on the north side of each stub and a 24 ft. roadway,
5. That street trees, as approved by staff, are to be-provided
throughout the project, installed and maintatfted by the
developer until the adjament homosites are vended,
6. A 5 to street dedioationi curbs) sidewalks elId street
improvements, as necessary to match existing ' eme 't,
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shall be provided on SW Tigard St, to the edge of the
plat boundarieso
7. That all of tax lots 2500 otia 2600 be included within he
plate
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Please do not hesitate to call this office at 69-4171 if you have
any questions or need additional information..
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Sittersly,
Jerald
M. owell Assoc. ATP
Assooiato Plainer
JMPtpt
STAFF REPORT
TIGAIID PLANNING COMM?' 3ION
* . 0ctober 7 , 1975
. AGENDA ITEM No. 5. 3 C-'s
VARIANCE
V 8-75 (Morrisette/11370 S.W. Tigard Avenue)
A request for a side yard setback variance to allow the construction of
a 50' st-eet for access to a proposed subdivision (Muttley' s Addition) .
STAFF FINDINGS:
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1. Approval of this request must be basedionfindings %that:
a. Exceptional or extraordinary conditions applying to the
property that do not apply generally to other properties in the same
zone or vicinity, which conditions are a result of lot size or
shape, topography, or other circumstances over which the applicant
has no control; and
b. The variance is necessary for the preservation of a property right
of the applicant substantially the same as is possessed by owners
of other property in the same zone or vicinity; and
c. The authorization of the variance shall not be materially detrimenta
to the purposes of this title, be injurious to property in the zone
or vicinity in which the property is located, or be otherwise
detrimental to the objectives of any city development plan or policy;
and
d The variance requested is the minimum variance from the provisions
and standards of this title which will alleviate the hardship (Ch. 18.
76.020 TMC).
2. Applicant's written presentation of hardship is attached. *
S. The best alternative available, which would require a variance to
13i foot setbacks for both houses fronting Tigard Street, although
allowing non-conforming side yards for both properties, would be a
less drastic variance.
STAFF RECOMMENDATIONS:
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To be presented after clo.se of public testimony; -
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Herb MoriSsette- Builders Inc'.
P.O. Box 65 G
Garden Home', Oregon 97223'
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8..19.75 '
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Tigard Planning Commission
) 12420 S.W. Main St.
Tigard,Oregon 97223
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Dear Sir: .
Id(:1,0the developers of the proposed subdivision of-"Muttley9s
4 Addition" would like to define the. Variancesyequired. for this.
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project and point out'why they are necessary.
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VARIANCES REQUIRED:
81deTyard' East of' existing house- needs to toe,reduced to 11
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er to road right.of.dways
A. Ekceptional or extraordiftary conditions:
Mete is no other way to gain adequate entrywdy into this
_ project. If the road is moved to the East the Jensent's house
will haVd less than the 200 side yard required and both houses
will violate the code.
B. Preservation of a property tight.
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This entry off of Tigard Street is the only logical way to
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develop this property. if this entry it denied the property
can not be deVditiped6
C. Variance shall not be materially detriffiental to this property,
or other property n the area, any city plan, or policy:
Although 11 etotti thtoad—tight-.ofwdy is not as favorable,
as the utopian plan we might wish. It is adequate eftlough to
• ptc5Vide*.the house with a 150 sidelatd ttoti the adttiat gttddt
• pavetent.
D. Aequest is the tinimuLt vati6ftee,which will alreviate the
hardship:
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The vrianao-being atked' tor It only that requited to provide,
• the tubdivition with a 50 rcadright,ot,oay..
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At: the present time this property belongs to four different.
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thits project a tudcess* . .
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solUtiort to all' the'.tend' that 'ts rocked between the flood plain and
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the school district. property; ,The time is right to develop this
land. The future may bng, more development problems that could make
this proi5erty'...eVen.'harder.to deye•lop.,
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Herb MorissetterBuilders Inc.
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MINUTES
Tigard. Planning Commission
October 7, 1975
Twality Junior High School - Lecture Room
14650 S, W. 97th Avenue, Tigard) Oregon
1. CALL TO ORDER: Chairman Hartman called the meeting to order at
7:40 p.m.
2, ROLL CALL: Members present: Hartman, Hansen (late) , Popp,
Porter, Sakata, Wakem, Ems, Nicoll; staff: pOwell
and Laws; Absent: Smelser
3. MINUTES:
o Popp stated that the Planning Commission minutes roil call
should be amended to read "Ems" and not "Hammes" present,
• o Porter stated, that item C2 should be rewritten to say that
The NPO Plan should be rewritten and not sent back to the
Planning Commission".
o Porter requested that all motions made by Planning Commission
members and roll calls be shown in the minutes and forwarded
to the City Council.
o Hartman then stated that the minutes would be approved as
amended with names on the roll call votes and forwarded on
to City Council.
4, COMMUNICATIONS: None
5. PUBLIC HEARINGS
5.1 CONDITIONAL USE PERMIT RENEWAL CU 12-72 (McClements/
Tigard School of Gymnastics) - continued from September
16, 1975.
A request for a two year renewal of a conditional use permit
to operate a gymnastic school in an M-4 zone at 9600 8, W.
Tigard Avenue (Tigard Industrial Park) ,
A. Staff Report: React by Powell.
B. Public Testimony
o Mr. McOlements stated that the change over of classes
creates a small. period of congestion, but there is no
permanent parking,
C. Hearing dosed
D. Staff Recommendation: approval.
page 2
PC Minutes
October 7, 1975
E. Gorunissian Discussion
o Popp asked Mr. McClements when classes begin and end.
o The applicant responded that classes begin at 1:00
p.m. and end between 7:30 and 900 p.m. He further
stated that a change in traffic occurs at the hours
of 330 p.m. , 530 p.m. and 7:30 p.m.
o Popp further asked the applicant if, when his lease
and the conditional use application expires, will he
be seeking an alternative location.
o The applicant responded affirmatively.
o Motion for approval (Popp) for a period of two (2)
Jo,
years for conditional use permit, at which time the
permit would expire on September 30, 1977.
o Seconded (Wakem) .
o Motion passed unanimously.
5.2 CONDITIONAL USE PERMIT CU 20-75 (Scales tn Tails Aquatic
Import )
A request by Randall Construction Co. and Louis Jordan
Burton for permission to operate an aquatic supply company
at 8900 SW Burnham St. (Security Storage) .
A. Staff Reports Read by Powell.
B. Public Testimony
o Mr, Johnson, lessee, 6695 SW Imperial Drive, Beaverton,
• Or. gon„ stated that adequate parking e access, which I
appear available at this time for a maxbrum of 6
• employees as stated in the staff report, was mt
necessary because there would be DA.:1/ 3 part tiblv,
employees0 He further stated that he presently owns
one van and is in the process of w:,,ciLiririg an,t,Ler.
He also stated that clients wvalri be mle.lved by
appointment only and there would be nc more than
1 client and 3 employees at one time on the proposed .
aite,
o Hartman asked if other than tropical fifth are to be
sold.
o Applioant responded that only wholesale sales would
take place and not retail sales.
o SalAsta asked hours of operationo
page 3
PC Minutes
October 7, 1975
o Applicant responded that the operation hours would
be 9:Q0 a.m. to Z:00 p.m.
C. Public Testimony closed.
D. Staff Recommendation: Approval based, on earlier Planning
Commission action for permitted use at this location.
Commission Discussion
o Sakata asked if we were opening a can of worms by
permitting this use. ,
o Popp asked if additional heating and ventilation is
required for the fish tanks.
o Applicant responded "yes".
o Motion for approval (Porter) .
o Seconded (Wakem) .
o Motion passed unanimously, Sakata abstained.
5.3 VARIANCE V 8-75 (Morissette/1370 SW Tigard Avenue/Setback)
An application for variance to allow an 8 ft, sideyard in
an R-7 zone, (continued from September 2, l975) .
A. Staff Report: Powell requested that variance V 8-75
and Preliminary Plat approval and Subdivision Variance
S 3-75 be read sequentially.
Staff report was read by Powell.
B. Public Testimony
o Glen McBride) 7075 SW Shady dourt, stated he felt
the project had abided by the eXisting Tigard bode
and had produced a project in the best interests of
Tigard.
o Porter asked McBride if he had an agreement to pUr-
chase the home where the variance was being evested,
o EM8 asked applibant if he had considered adding a
garage to this home.
o McBride advised he was not sure at thiS time.
o Popp asked applicant why he had requested a 7 ft.
Variance On the west side of the property and retainer
2Q ft, on the east e .de.
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• Page 4
PC Minutes
October 7, 1975
o Applicant responded by saying "to meet zoning code
requirements and compliment the existing residence".
o Popp asked applicant if the resident on the west side
does not object to the 7 ft.
o McBride responded by saying "n4Of
o Popp asked what is to prevent owners of, property on
lots 12 thru 16 in building their own entrance way
onto 113th.
o Powell responded that a one ft, reserve strip could
be retained the length of the frontage of the sub-
division on 115th for closing aoce$5) to 113th.
C. Commission Discussion
o Ems asked if 5 ft. walkways are standard for Tigard.
If so, a 30' planting area was being proposed.
o Powell responded that 4 ft, sidewalks were being pro-
posed to meet this problem.
o Porter asked if it is necessary that a condition be
that the sale of the house go through to the developer
based on the 7 ft. variance.
o Porter stated that lot 2500 driveway access should be
on to the unnamed subdivision street and not Tigard St.
o Hartman concurred with Porter's remarks.
o Powell stated that if lot 2600 is to be part of the
subdivision, a minor land partition is needed or the
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developer must purchase the entire lot.
o Porter asked when the new street is to be named.
o Hartman asked that before the preliminary can be
approved, is a minor land partitioning required.
o McBride responded that, in order to avoid a minor
• land partitioning, all parties will be signators of
the plat.
o Hartman then state0 that lots 2500 and 2600 should
be included within the plat.
o Motion to approve the preliminary plat and subdivision
variance (Porter) with the f0110Wing conditions:
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Page 5
\, PC Minutes
October 7, 1975
10 Street plugs be dedicated at the end of each
street stub.
2. A one ft. reserve strip be dedicated along
rear lot lines adjacent 113th.
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3. That a 5 foot utility easement be dedicated
along the front and side yard lines with tie
back easements as required by the utility
companies.
4. That 40 ft. stub streets be developed with
a 4 ft. sidewalk on the north side of each
stub and a 24 ft, roadway.
5 That street trees, as approved by staff, are
to be provided throughout the project, installed
and maintained by the developer until he vends
the adjacent homesites.
6. A 5 ft. street dedioation, curbs, sidewalks
and street improvements as necessary .to match
existing pavement shall be provided on SW
cv Tigard St. to the edge of the plat boundaries.
7. That all of tax lots 2500 and 2600 be inpluded
within the plat.
o Seconded (Wakem) .
o Motion passed unanimously,
o Popp Made a motion to approve variance V 8-750 based
on the approval of the subdivision and the improve-
, ment of SW Tigard St. and the unnamed street within
the subdivision.,
o Seconded (Nicoll) .
o Passed unanimously.
S. TIO.A.AD CLINIC SITE PLAN - Review and Consultation (Garrett end
Pacifio Highway)
A. Staff Corm Read by Powell.
B. Applicantls comment8
o Bob Gray stated there iS a heed for coverting and filling
a portion of the site.
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o Applicant further Stated that all major trees oan be
preserved..
Page 6
PC Minutes
October 7, 1975
o To date, applicant is still not sure of the location of
the clinic. He further stated that this is a good site
Without the road, but would be a bad one with the road.
C. Commission Discussion
o Popp felt that the site proposal was in conformance
with NPO #1 land use designation for the area.
o Wakem concurred with Popp's remarks and favored this
type of land use for the area. Secondly, he felt that
this would eliminate additional curb cuts and a pro-
posed bike path on the plan was a good idea.
o Nicoli felt that the frontage road as proposed by the
NPO #1 Plan would have a negative effect on this site
proposal.
o It was the Planning Commission's concensus that this
was a good site plan. There was no formal motion and
no vote was taken on this matter.
• 7. ZONING
7.1 ZONING ORDINANCE AMENDMENT ZOA 5-75 (Duplex lot size in
residential zones) - continued from September 16, 1975
A request by the City of Tigard to amend Sections 18,20.020,
; 18.20.030 and 18.20.040 to increase the minimum lot size
for duplexes in an R-7 zone and decrease the lot coverage
permitted in an R-15 zone.
A. Staff Report: read by Powell.
8. Public Testimony
C. Staff Recommendation: approval.
D. Commission Discussion
o Popp stated he favored the proposals
O Motion for approval (Popp) .
o Seconded (Ems) .
o Passed unanimously.
7.2 ZONING ORDINANCE AMENDMENT ZOA 6-7.5 (Pee Sohedilles)
A. Staff Repott Mead by Powell,
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Page 7
PC Minutes
October 7, 1975 -,
B. Public Testimony
C. Staff Recommendation
,.' Do Commission Discussion
o Porter stated that he felt the fee schedule should
be in the form of an ordinance and not a resolution.
o Motion (Porter) to recommend that this item not be
' acted on by the City Council at a regular public
hearing until the Planning Commission was given
additional time to examine and discuss this matter
at its next study session.
. 14r
o Motion seconded (Wakem) .
,,�,•y o Approved unanimously.
9. OTHER BUSINESS None.
10. ADJOURNMENT: 10:50 p.m.
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AGENDA
(,
Tigard Planning Commission
September 16, 1975 - '7:30 p.m.
Twality Junior High School - Lecture. Room
14650 SW 97th Avenue, Tigard, Oregon,
• 1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES: August 18, 1975; September 2, 1975 ,
4. COMMUNICATIONS •
5. COMPREHENSIVE PLAN --
.'� 5.1 COMPREHENSIVE PLAN REVISfON CPR 3-75
(City of Tigard - N.P.O. #3 Plan)
'. r Commission discussion and action continued from September
9, 1975, special meeting on a request by the City of
Tigard and N.P.O. #3 for Planning Commission recommendation
of the N.P.O. #3 Plan.
} 6. PUBLIC HEARINGS
6.1 CONDITIONAL USE PERMIT RENEWAL CU 12-72 (McClements/Tigard
School of Gymnastics)
A request for a two year renewal of a conditional use permit
to operate a gymnastic school in an M-4 zone at 9800 SW
Tigard Ave. (Tigard Industrial Park)
A. Staff Report
B. Public Testimony
C. Staff Recommendation
D. CoM fission Discussion and Action
6.2 BONING ORDINANCE AMENDMENT BOA 5-75 (Duplex lot size in
residential zones)
A request by the City of Tigard to . .020,
to amend Sections 1820
18.20.030 and 18.20.040 to increase the minimum ldt size
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permitted p r _ ge •
for
emitted in an R-1' zone.
o u P��;s i� an R�� zone and decrease the lot coverage
6. / Tigard .
� VARIANCE V 8 '75 MoriSSette 11.370 SW �1ii and Ave./setback)
An application for a variance to alloW side yard
in an 8 .fit. side
-7 R one. (continued from September 2, 1975)
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'` 7.' SUBDIVISIONS
. 7.1 PRELIMINARY PLAT APPROVAL AND SUBDIVISION VARIANCE S 3-75
(Morissette/Mutley's Addition)
A request for approval of a preliminary plat of 24 lots
on a 5.64 acre site, including an 860 ft. cul-de-sac
located southwest of SW Tigard Ave.and 113th. (tax map
1S1 34DC, tax lots 2500, 2600, 3500 and 3600) .
(continued from September 2, 1975)
8. ?RELIMINARY PLAN & PROGRAM REVIEW
8.1 A request for concept approval of a commercial planned
development at SW Main & Scoffins ' (old Fowler High School -
site) .
9. OTHER BUSINESS
9.1 Urbanization Boundary Determination
A request by Washington County and CRAG for City input
into their attempts to determine the areas susceptible
to urbanization around the City of Tiard.
10. ADJOURNMENT
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page 2 - Agenda - PC - September 16, 1975 `H
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September 154 1975 ''
Herb Morissetto I4ui1ders
Box 650
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Oarden Hones Oregon 97223
• Reference: File No. V 8-75 (Moriasette/11370 SW Tigard Ave,./setbaok)
8 3-75 (Morissette/Mutleyls Addition)
Dear Mr. Morissettw.'
Please be advised that the Tigard Planning COMMiS8i0h- at their
, September 20 1975, regular meeting, tabled your request(s) in
order that a subdivision plat be developed whioh, speaks to t4e
issues brought up by the glanning Commission and by the stafT.
If you wish to present yobr revised plan at the Ootober 70 1575)
• • meeting, please be sure that these are presented to the Planning
•
Department, two weeks prior to that date• The next regular mooting
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. would be Ootober 21, 1975,. and the review period would also be
two weeks prior to the mooting date.
I you have questions or need additional inTormation, please do.
• not hesitate to tall this office at 639-411'14
• Sinoerelyi
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Jerald N[6. POwel10 Abb60.0 ALP
Associate PliAttiet
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V
AGENDA
Tigard Planning Commission
September 2, 1975 - 7:30 p.m.
Twality Junior High School -- Lecture Room
14650 S. W. 97th Avenue, Tigard, Oregon
1. CALL TO ORDER
2. ROLL CALL
3, MINUTES: August 19, 1975
.�F
4. COMMUNICATIONS
5. PUBLIC BEARINGS
5.1 ZONE CHANGE ZC 10-75 (City of Tigard)
A request by the City of Tigard for a zoning map amendment
to zone recently annexed parcels at SW 98th and Durham Rd. ,
presently zoned Washington County RU4 (residential) to
Tigard R-7 (single family residential) . Washington County
tax map 281 11CD, tax lots 300 & 400.
5.2 CONDITIONAL USE CU 18-75 (Blomberg/Flea Mart)
A request by Fran Blomberg for permission to operate, a
flea mart at 12770 SW Pacific Hwy. (old Wigwam store) .
Washington County tart map 251 2BD, tax lot 1503.
5.3 CONDITIONAL USE CU 19-75 (Filip/Plant Talk)
A request for permission to operate a plant shop at 215
Tigard Plaza. Washington County tax map 15l 35DD, tax
lot 3301.
5.4 PLANNED DEVELOPMENT ZONE REVIEW
2-74 (Hanson-Fletcher-
Parsons/Tigard Commercial Office
Park)
A request by the Cit . of Tigard for a review of the Hanson-
' ,
�' y �g
. letc - approved t � in 1974 at SW
72nd and yarns for a 9 acre p
' her ,'arsons Planned Development
office lark to deter-
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p. . (Washington y park map
' , mine its resent status. Count tax ma 251 ID,
tax lot 900) .
5.5 VARIANCE V 8-75 (Mora.:ssette / 11370 SW Tigard Ave./setback)
An application for a variance to allow an 8 ft. side yard
in an R-7 zone at 11370 SW Tigard Ave.
6. SUBDIVISIONS
S
I 61 PRELIMINARY PLAT AND SUBDIVISION VARIANCE S 3-75
(Morissette/Mutley's Addition)
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A request for approval of a preliminary plat of 24 lots
on a 5.64 acre site, including an 860 ft. cul-de-sac,
located southwest of SW Tigard Ave. and 113th. (Tax Map
1S1 34DC, tax lots '2500, 2600, 3500 and 3600) .
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7. OTHER BUSINESS
8. ADJOURNMENT
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Agetida 'v 9/2/15 7r - page 2
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t*, V
STAFF REPORT
TIGARD PLANNING COMMISSION
SEPTEMBER 2, 1975
AGENDA ITEM No. 5.5
VARIANCE
V 8-75 (Morrisette/11370 S.W. Tigard Avenue)
A request for a side yard setback variance to allow the construction of
a 50' street for access to a proposed subdivision (Muttley's Addition).
STAFF FINDINGS:
1. Approval of this request must be base,d, on'findings 'that:
a. Exceptional or extraordinary conditions applying to the
property that do not apply generally to other properties in the same
zone or vicinity, which conditions are a result of lot size or
shape, topography, or other circumstances over which the applicant
has no control; and
b. The variance is necessary for the preservation of a property right
of the applicant substantially the same as is possessed by-owners
of other property in the same zone or vicinity; and
Co The authorization of the variance shall not be materially detrimental
to the purposes of this title, be injurious to property in the zone
or vicinity in which the property is located, or be otherwise
detrimental to the objectives of any city development plan or policy;
and
•
d. The variance requested is the minimum variance from the provisions
and standards of this title which will alleviate the hardship (Ch. 18.
( 76.020 TMC).
2. Applicant's written presentation of hardship is attached.
3. The best alternative available, which would require a variance to
,' • , l3i foot setbacks for both houses fronting Tigard Street, although
allowing non-conforming side yards for both properties, would be a
less drastic variance.
STAFF RECOMYENDATIONS:
To be presented after close of public iestimony.
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Herb Mori ssette, Builders tne,
P40aBox65G
Garden Ilome Oregon 97223` `
�-19..75
' ' ,• Tigard Planning Commission .• 1c'
12420 S611, Main St. I
Ti gard,0regon 97223"
,
Dear Sir: • .
, Ue,►the developers of the proposed subdivision of•ttiuttley"s
Addition" would like Igo define the variances required` far this` I
. project ect and point out' why they ate necessary •
. ,
VARIANCES REQUIRED:
10 Length'o£ cut=de-sac road:860°,
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A. Ekceptional or extraordinary conditions that exist:
1
I. The property to the N.W. (114 th Place) i s developed" .
Into residential housing and there is no way to connect
the streetsa,
2. The ropert; to the 5.W. ��a,s existin houses and out,
P,. y.. h , g
liui ldings•,and drops oft' into low wet land into the flood'
plain.
,
3 . a property to the 93uh also dro p s o££ into low,wet
['and
and is also in the flood plain, i
^
�+a Ih.e property Co the 54E. belongs to the school and it, would
:;� ! seem unwise to route, traffic ,�;�
g h 1
ne borhood� a sc
immediate area that they could develop a much safer
circ .,. ,
. ulation pattern .. g through
J'
,. � ntial
P t
..i ; nei hbotchood® tern than'coittmin throii h th 'sy�res a ;,,'I
g
5' The w property to the Rite takes its access from Tigard Ste
-.. a in i
• too,,, There would be little advantage connect g . t back to
e ti and St t
g . Tt';would ;not be surprising• if the schoolerrto li
buy poertyandd
. ns r p �► develop it along With ttei�°ot ie�'
' 1 a ace' t land. ).
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B. Preservation of a property right:
if this variance,i's denied” the property will not be developable
into residential housing. At the present time there is no other
way to logically develop this land.
C; Variance shall not be materially detrimental to this propertyi
• Other property in the,i area or any city plan or policy:
The streets in this project will be to• standards set by and
acceptable to the city of'' Tigard: The=only main difference. '•
being that•the"i street wi ll'be-wlangertuthhn'•those under• noxmall '
conditions® --
D. Request is the`minlmum* variance which will alleviate•the
hardship. The:roadtlength being asked £or'is only enough to
adequately develop this land under the current .residentia ,'
11. Sideryard' East of exi siring house needs to be,reduced to 71
to road .right-of-way®
A. Exceptional or extraordi iary conditions:
There is no other way to gain adequate entryway into this
project. if the road is moved to the East the Jensen's house
will have less than the 20' side yard required and both houses
will violate the code.
B. Preservation of a property right.
This entry off of Tilgard Street is the only logical way to,
develop this- property;„ If' this entry is denied the property .
can. not be developed
C. Ya materially detrimental to this property,
riance shall not. be materiall det
or other property in the area, any city plan, or policy:
'
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Although 71 f rom the° ro ad' rf ghtpo f»way is not as favorable
• '
as uP i plan i g ho Yt is enough to 1
p rovidethehousewi th a 15� s id ,yard from the
actual street..
pavement. �S
D., Request is the minimum variancewwhich will alleviate the
hardship,
The- arianee-being asked',for is only that requited to provide:
the subdivision with a 50° road' right .of-sway.,
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At the present time this property belongs to four different
owners. They have all agreed' to sell. In the future. this may not . ,
ot ,
be,the case.. It takes the cooperation of all four owners to, make. •
this' project' a success. ••
The preliminary plat of this project has offered' a development ,
r solUtion to all the Band' that is locked' between the flood plain and ,
the school district• propertyl; ,lhe time is right to develop this •
j
land. 'ihe future may bring' more development problems that could make
'1, roperty:'.een'harder-'to:deyeiop..
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Herb MorissetteBuilders Inc.
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Lartd" Developer .
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STAFF REPORT
TIGARD PLANNING COMMISSION
SEPTEMBER 2, 1975
AGENDA ITEM 6.1
PRELIMINARY PLAT APPROVAL AND SUBDIVISION VARIANCE
S 3-75 (Morrisette/Muttley's Addition)
A request for preliminary plat approval for a 24 lot subdivision
on a 5.64 acre site, including a request to allow an exception to the
subdivision code for an 860 foot cul-de-sac.
STAFF FINDINGS:
1. This plat is an effort to replat portions of four large parcels
situated to the north and east of Summer Creek, south of Tigard
Street, and west of the future high school site owned by
} Washington County School District No. 23-J.
2. Access across Summer Creek in this area is very difficult due to the
relatively flat terrain and stream gradient which would necessitate
extensive road fill creating large backwater swales upstream of the
road fill.
3. Existing development to the west (S.W. 114th Place) is on a cul-de-sac
precluding connecting streets for a conventional hoop local street
system. The expansion and improvement of S.W. 113th to 'the east
is not possible due to the parcel straddeling that street,, nor
would it be economically viable in any case due to the school
district's ownership of the lands to the east of the street. S .W.
113th at present is a 10-12 foot wide gravel street in a 20 foot
right-of-way. At present, this "street" provides access to three
houses and a sewer pumping station. Vacation of S.W. 113th 'would be
onsided dhade advantageous by staff were suitable alternate access to be
considered advan
provided places.
4. Due to the physical and developmental constraints imposed by
way, the high school site, and existing
the creek and its flood wa t
residential development surrounding this site; this subdivision will
not only establish the development p attern for its immediately
for the remainders will foreclose alternative development patterns
adjacent parcels, but
Glaubke property of the creek and all of Gallo rol of the
the Hakola and Simonton properties, al
p p �' property.
to f
5. �Dpivewa�sprstubbe an 860 foot cul-de-sac with two 30 foot wide
."Driveways" . p access for future subdivision of
the Hakola and Simonton proerties.acTi and code establishes 600'
as the length properties.P . ., ,Tigard . .,
maximum len th. for a cul--cle�sac and provides that a
street and cul-de-sac must be provided when more t lots
than 5
maximum ecceas ve, Variance of the 600' i length
by` findings that
,1
a. There are special..... ,circumstances. r conditions affecting the property
which are unusual and peculiar a o g to, : the _ project. . ..
b. That ,.the sought : ry
and rotection of a sand the mini
t variance Sou ht is necessary ubsta�'ttiaZ proper-by required
interest. .to hard:ship for
preservation P
the degree that extraordinary hardship would result
the
from. . .compliance.
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Agenda Item No. 6.1 ( (
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September 2, 1975 •
S 3-75
Page' 2
C. ' That the granting of the variance wi,11 not be detrimental
• to the public health, safetyarwelfare, . . . and shall not be injurious
to the rights of other property owners. . .nor be in violation of the
Comprehensive Plan for the City of Tigard. .
d. That the applicant's proposal conforms to. . .all other. . .requirements
. of this title and Title 18 of this code, that adequate provision is
made for traffic circulation, recreation, open space and similar
. factors, and that the variance has been considered by other public
agencies concerned with fire protection, sewer, water, and other
;
utilities., as well as environmental factors, and the written comment6
of such regulatory bodies as applicable is submitted as part of the
record.
• More than 5 lots fronting an access driveway would require a variance
of the zoning code, however the plat as proposed does not include
the lots that would be affected - it simply precludes any other
development pattern.
6. A loop drive, starting at the location of the first "Driveway" on the
plat, circling the two existing (Hakola and Simonton) houses and
• approaching the south boundary of the propo8ed subdivision so as to .
provide direct access to the house on the Glaubke property would be,
in 'staff's judgement, much preferrable. Such e loop could be a less-
than-standard street and right-of-way width. If it provided access
to the sewer lift station staff would see no objection then to
recommending vacation of the 115th street right-of-way.
7. If platting the entire tract at this time is not possible, then a
recorded agreement concerning future street location across the
Hakola and Simonton properties would be appropriate. In that case a
lot could be sacrificed at the southerly terminus of the street
and a temporary mil-de-sac provided which would revert to the owners
for a building site at sUch time as the loop were to be completed.
STAFF. RECOMMENDATIONS:
• Staff recommends this matter be tabled pending redesign of the street
system to provide acceptable access to the Ilremainder” parcelsland •
either showing the entire area to be potentially platted to
providing a temporary cul-de-sac. . Staff additionally recotmends that•
the applicant be asked to coordinate his developtent with the
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• adjacent landowners.
1
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. .
MINUTES I . *
Tigard Planning ColAmission
September 2, 1975
Twality Junior High School - Lecture.Room
14650 S. W. 97th Avenue, Tigard, Oregon . .
. . ,
1. CALL TO ORDER: The meeting was called to order by Chairman
• . Hartman at 8:05 p.m.
2. ROLL CALL: Present: Smelser, Hansen, Hartman, Popp, Sokoto, Ems
. ,
• .
3. APPROVAL OF MINUTES: August 19, 1975,. minutes were not available
4 . .
4. COMMUNICATIONS: •
: . .
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.4■ Staff introduced Mr. Raymond Ems, newly-appointed member to the
Planning Commission.
x
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, 5. PUBLIC HEARINGS .
5.1 ZONE CHANGE Z'3 10-75 (City of Tigard)
, . . . .
. ..•
1 . A. request by Lhe City of Tigard for zoning map amendment
to zone recently-annexed .parcelrd at SW 98th and Durham Rd. , • ,
. .
'presently zoned Washington County RU-4 Residential to
Tigard R-7, Single Family Residential (Wash. Co. tax map
281 11CB, tax lots 300 and 400) .
,
A. Staff Report: Read by Powell. Slides of the site were
shown.,
.
B. '...5ublic Tes6imony: No one testified. .
, __
. r* • , C. Staff Recommendation: Approval on condition that the
provisions of the 1974 conditional use granted to
W , the Church of Christ by Washington County be ad-
. hered to by the applicant and enforced by the City
as a part of this zone change.
.. .
D. Commission Discussion and Action
o Hartman asked staff about the probability oi a
lot Segregation occurring in th5r* area, . making the
...”
church sites too small. ,
o Staff responded that there waS some possibility of
,
. that due to the lack of Site standards for subh uses
in a residential zone. Staff pointed out that some
- ' control was retained by the Planning Commi8sion. .
? ...
under provisions of the minor land partition ordin-
ance.,
•
o Motion to approve Stibject to staff recommendation
(SakOta)
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o Seconded (Popp)
. o Motion carried (unanimously) .
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5.2 CONDITIONAL USE CU 18-75 (Blomberg/Flea Mart)
. . A request by Fran Blomberg for permission to operate a flea
mart at 12770 SW:Pacific Highway (old Wigwam store).
. . .
A. Staff Report: Read by Powell. Slides were shown. .
Alf ,
. .
B. Publib Testimony:
. o Mrs. Blomberg. testified in her own behalf. She said
that she had ,contacted the .City and determined that
•
a conditional use permit is necessary, but that
. , ._
before she .could apply, a "fake" inspector came by
the store and told her she need not apply for further
t
permission from the City. , . .
. .
C. Staff Recommendation: Approval on conditions of reduction "
• of sign size and redesign of sign, to coordinate with
other signs on the "family" sign standard at the 4
entrance to the shopping area and that no roof sign
. °.
'be used.
D. Commission Discussion and Action .
k . o Motion for approval on condition of no roof sign
, (Hansen) . -
,. o Seconded (Ems) ' ,
,
o Motion carried (unanimously) .
• • , .
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5.3 CONDITIONAL USE CU 19-75 (Filip/Pfant Talk)
• A request for permission to operate a plant shop at 245
, . Tigard Plaza.
. ,
A. Staff Report: Read by Powell. A slide waS shown.
. 1 B. Public Testimony
, • '
. k
o Mrs. Filip testified in her own behalf, indicating . ..- '
that-the store was .for retail Sale of plants and '
i° • * supplies andthat they intended to give classes in
, . indoor plants an gardening in the atom also. . _
" d. Staff Recommendation: Approval. ,
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D. Commi851011 Discussion and Action °
o Motion for approval 1,)opp) .
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•i pc mihute8 .., sieptembor 2i 1975 - page 2
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o Seconded (Hansen)
o Motion carried (unanimously)
5.4 PLANNED DEVELOPMENT ZONE REVIEW ZC 2-74 (Hansen-Fletcher
Parsons/Tigard Commercial Office Park) . •
A request by the City of Tigard for review of the Hansen- .
Fletcher-Parsons Planned Development approved in 1974 at
} SW 72nd and Vamp for a 9 acre '.commercial office park.
to determine its present status.
•
A. Staff Report: Read by Powell.
B. Public Testimony..
Y,
o Mr. Fletcher testified in support of his extension ,
• stating that economic conditions had forced him to
delay the start of his project.
o Paul Hansen, partner of Mr. Fletcher, stated that
they felt the project was a good one and that they
fully intended to proceed with the project rather
than to allow the zoning to revert to the under--
' lying zone.
• Y
o Mrs. Paul Warner, a resident of SW 72nd Avenue,
indicated she didn't understand that the site had
been changed to an M-4 zone and she felt that if
" it was reverted, it ought to revert 'to the previous
zone, R-7.
o Mr. Paul Warner, address same as above, asked if
applicant intended to do what he Was supposed. to
do and if the Planning Commission could force him
to retain the plan for the Planned Development.
C. Staff Recommendation: That the Commission approve the
`. requested extension.
D. Commission Discussion and Action 4
o Sakata asked if an amendment to the appro
•
asked approval-could �•
be made at this time to revert the PD to an R-
• zone should the developer ever vacate the PD.
o Motion
on to approve as recommended by Staff' .(Hansen) .•
o Seconded (Ems)Y. 1..
. 4
passed (
p " . . . us .
o Motion unanimo 1y) .
5,5 - 75 ( s . / 37 .
VARZANC� v 8 Moris�ette ll O SW Tigard Ave./setback)
• � An application for a,yariance to allow an 8 f t. side yard
Z .
PC Minutes - September 2, 1975 - page 3
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in an R-7 zone.
o Staff explained that this variance is a part and parcel .
of the subdivision issues to be taken up subsequently
by the Commission, that is, agenda item 6.1, Preliminary
• Plat and Subdivision Variance, S 3-75 (Morissette/
• mutley's Addition) . Staff requested that thee three '
items be taken together as a public hearing, bui that
the three be separated in motions for approval or
denial following the hearing. Staff further stated •
that it would make recommendations on each of the 3
issues separately.
A. Staff Report:__ Staff presented staff reports on the
..•
zoning variance and preliminary plat and subdivision
variance. Slides of the site were shown. ,
B. Public Testimony
o Glen McBride, representing Herb Morissette, Developer,
• spoke on the features of the subdivision and his.
need for the subdivision variance to allow an over-
. length cul-de-sac and zoning variance to allow a
reduced side yard at the entrance to the subdivision.
o Dick Drinkwater, engineer for the developer, explained
the engineering problems encountered in developing
,an alternative plat eliminating the use of a cul-de-
. sac.
o Commission cross examination: Members of the Com-
mission asked particular questions of Mr. Drinkwater
concerning access to the pumping station, emergency
access through to 113th Ave. , access to the hGlaubke"
property, the possibility of .obtaining adequate ,
water pressure for fireflows at the end of the over-
long cul-de-sac and concerning the side yard vari-
ance requested for the existing hduse on Tigard Ave.
C. Staff Recommendation: Staff recommended tabling of all
three issues to enable the applicant to develop a
subdivision plan speaking to the issUes :brought up
P by the Commission and by the staff. 0
n. Commission Discussion and Action ,
o Smelser indicated he favored denial as tabling would
only bring this plan back to the ConiMission With,
minor modifications when he felt it needed major
redesign.
o Popp indicated he favored tabling.
. PC Minutes - September 21 1975 - page 4
4 .
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o Hartman indicated agreement with Smelser, but said
he would favor tabling with the provision that a
substantially improved subdivision plan be returned.
o Motion to table for 30 days and requesting the appli-
. . cant to return at the meeting of September 16 or •
October 7 (Popp)''.
o Seconded (Hansen) .
o Motion passes (Smelser against) .
6.2 (AVIb) MINOR LAND PARTITION MLP 5-75 (Ken Bowman/13990
SW Hall Boulevard)
A request-for partitioning-of a lot at the intersection
of Hall Blvd. and McDonald St. for the purpose of placing
a house on a flag lot to the rear of the existing house.
, •
A. Staff Report: Read by Powell. Slides of the site were
shown.
B. Public Testimony
o Ken Bauman, applicant, testified in his own behalf
• • and indicated his desire was to move a house which
he had acquired on Settler Rd, onto this site. He
indicated that a percolatiOn test for septic tank
approval had not yet been done, but that it would
be done within the week.
C. Staff RecommendatiOn: Approval subject to
1. Dedication of 20 ft. along Hall Blvd. for ,a dis
tance of 230 ft. . ,
2. County Health Dept. approval for septic tank drain
field or provision.of sanitary sewer.
b. Commission Discussion and Action
,
o Moved (Popp) to approve subject to Staff donditicins. '
o , Seconded (HanserJ) •
o Motion carried (unanimoUsly) .
7. OTHER BUSINESS: None
8. ADJOURNMENT: 1030 p.m.
. ,
PC Mintaes - September 2, 1975 - page 5
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being first duly sworn, depose and say that I am the publisher :___. tonktig,Anip atiwn.del t tix.zone,.rezli
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4...44..---,4.—•—,..-4 of The Tigard TiMeS, a newspaper of general Circulation, As defined ;thitlitriii,...0tiatir,61:VS6Weli'iotied..:* lib?
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state; that the legal notiCe. a pririted copy of Which is hereto annexed, was -:11CD,°:takiots;,300.-8i AOPOW,A"+1,11-4.14Vis 4 .. .
• .', Xrdguest by.Pran tilbriiiiitiefoe.PerAl..4
published in the entire issue of said newspaper for —,1_,........... successive and mission 0"'61jWi".4e..01?4.:: "A*:!Paig0t110
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ZONE CHANGE - CONDITIONAL USE - VARIANCE - TEMPORARY USE - NON-CONFORMING
: +. USE REQUESTS
APPLICATION File
r^ ,A,,a r
Fee Re 'd. _5(
Tigard Planning'Commission 639-4171 Recei t C" .
12420 SW Main St. , Tigard, Oregon 97223 p
Date Reo'd.
By �
PLEASE PRINT IN INK.OR TYPE
•ti r
Action Requested; ST)e- a '
Applicant's Phone_ �� � °3
Applicant's Address 223-c9 6 .�'� 6r7•%2% =i'� , ''�'rc „. •.�.
street„� city state zip
Owner's Name �► . . Phone.
Owner's Address /'`3 7 S.641 . •"'" � `� s r .�'rt.?� � ,, `�- -�
'�`` street) (city state zip
Applicant ie: Owner Contract Purchaser, Developer Agent4,,.,_,
Other„
• Owner Reoo :nition Of a lication: • /
g pp � ���:�� (:27t
�.
1 gtry
(
signa Lire of owner s
I
; Person responsible for applioation „:72-477e1.73
° �. 5 �, ; 'r'
street cit • state) zip,
t ) �
PROPERTY INVOLVED: 'rex Map # J 3 V: Tek tot(e)
Z .. .. t.4.) ! r 6. IL Via.. Area l- acres
dd.ress.
Existing Buildings (# and type) s.r. % ` .
g_
W. Cu re2�t USe. ., -�a i A 1 tX
Current Bonin � �"�
= riing . 7) ` . „ _Fripo8od
...!Iit1e Report ,.
;• gUBMIsSION .REQUIREMENTS: HFaeanofiRequirements
;A,Legal Deeoription L Vioinity Map
Talc Map , Site Devolopmezt Plan
Site Plah
yi
"'� I a•' /"" J,,, .,' "'YID
iv-Y yF
- Ake
ZONE CHANGE CONDITIONAL USE - VARIANCE - TEMPORARY USE -"NON-CONFORMING. -y,p
USE REQUESTS
APPLICATION File !, u
Fee Rec'd. ,
.�:� �.~.',
°„ : '
Ti ard'Planning Commission 639-4:71 Receipt # = ' '12420 SW tain St., Tigard, Oregon 97223
Date Reo'd. ,
B Ift: i
. ... .,
PLEAS; PRINT IN INK OR TYPE '"•
Action ReVested c�' �v G eS'+)E" ;qr'': 3 •' W 0
w
l/ ,,,� In � � y n
Applicant f's Name f/..6'' �__4/ .i aS '`_ G�> .5' Phone ;' " "
Applicant•'s Address ___ 6 s. �`� G'?r�?sz.!;,&7J 1-1,„,,,,e,' C 4 3,. `z
street city (state) • ,zip
Owner'8 Nave . �� .. G Phone p .� 1
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street city state) ��z ) ,
Applicant is , Owner Contract Purchaser2L Developer.
Agent ', .� _r. ,
other,
-
r�r � '
• Otner Recagnition of application: ♦ ,��/ �— f � ; ° F
a'
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? signature or owners �`. :“ ,
', � Person responsible fo,r application,•_,_ ,.. '-` �� 7 '0, ,
�/ ��i• y � ' ew�
�i. �- PY -'.-�3
reet cit sato
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PROPERTY' INVOLVED 'M•�{'�f' y�/�� //f(��F iy/J/},�!�'•.t•�'/�f{�
. • , � Tax flap � I YJ j�:•`/ 1 -•+J.Q{fti Lot(s) �. .,7"11:)
Iwwr�.ii-
Address 3 70 r5* tU k
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6;,:9Jz t Area,..2s (acres
_ .
<17s,2)62,4'4.12
Ex�,sting bt�ild�:ngs (,`�� and type),
Current zoning : ' Y CurrE nt Use, 6 ex,--4, � ),
Applicant t s Appl Cant'e
Propoded Zoning
Pro oSed Use Cre71.-, ,,-4
. SUBMISSION RMUIREMEtJTS: Title Report X.JFasanoifilecittirenientE3
i Legal beaoription Vicinity Map
,' ,, Tax Map i' Site Development.Plan w
Site Plan .,
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. Herb Motissette- Builders Ind,
..• ,- P00. BOX 65 a
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. ..,. Garden Home, Oregon 97223
.
.:: 8.1045
. • I.. , Tigard lanning Commission
.;:., 12420 S6140 Main 8t.
,
.7,'.... Tigatd,Otegon 97223
: „ Dear Sit:
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.'-'' We,the developers of the proposed subdivision of oMUttleyls
•, .
. ,.,!, Addition' would like to define thevariances requited for this
,
project and point out why they are nedessatv4
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VARIANCES REQUIRED:
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, to Length of dul.de.sac roadt860.
' N , A, ggeoptiohd1 or extraordinary conditions that exist:
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1, The property to the NoW, (114 th Place) is developed
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• into tesidential housing and there is no tatty to connedt
the streets,
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2, The property to the Si,W4 has isting houses and out
buildings and drops Of into lot„,/ wet land into the flood
',.. \ plain,
3.64The ptopetty to the Wuth also drops of into low wet
, . land and is also in the flood plaino
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„ 46 The propetty to the S0E4 belongs to the 06061 and it would
.
Seet unwise to route sditool ttattid through d retidehtidl
.,i . Aeighbothoodo the school distr ict oohs So #udh land th. this
' . . ittedidte area that they could develop d much safer
• e tiretildtiOh pattern than oottimilog through this tetidefttidi
neighborhood.
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,. . 5. the,ptopetty to the 14'684 ttittd it addeSs from tigetd st.
too, There would be little adatitage connecting it back to
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., Tigatd 8te itivould .hot be tutpti§intit the school Weretti
.. .,,, buy this property and develop At along with thett other
,,. Ad.jee.At land.
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y ,. - B. Preservation of a. property right:
I this variance is denied the property will not be developable
into resid ut
ential hoing. At the present time there is no other
, way to logically develop this land.
C., Variance shall not be material1y detrimental to this property
bther property in the,area or any city plan or policy:
The streets in this project will be to standards get by and
acCeptable to the cAty of Tigard. The-only main differente
being that the street will be- longertthhn those undernortaV
conditionso
Do Request is the minithum variance which will alleviate the
hardthip. The road' itength being asked for is only enough to
adequately develop this land under the current 'residential'
. • toning..
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11. Sideyard' East of existing house needs to be,reduCed to 70
to road rightwof.way®
A, Txteptional or extraordinary conditions:
There is no other way to gain adequate entryway into this
. 4 project. le the road Is moved to the East the jensen06 house
will have less than the 20' side yard required and both houses
will violate the codes
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g, Preservation of a oroltlerty right.
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This entry of of Ti1gard Street it the only logical way to
develop this. property. tt this entry is denied the property
can not be developed,
C. VArittned Shall not be Materially detrimental to this propertyi
or other property itt thd area any city plan, or policy:
Although 7' from the .road rightof.way it not as favorable.
as the utopian pleat we bight with, It is adequate enough to
provide the house with it 150 tide yard from the actual street
pavement,
equest is the tihitattil VtAtidhed,which will elteviato the
hardship:
The Vatianed-being asked- tor It only that requited to provide'
the subdivision with d 500 road right.4,6iway4
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. : the present time this property belongs to four different
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• oWners. They have all agreed to sell. In, the future this may not •?1'
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be the caseo It takes the Cooperation of al/ four Owners to make' q
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this project a success.
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• .,7 The preliminary plat of this ptojett has offered' a development
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• ,-- soliltio4:to all the,tatid' that its foeked between the flood plain and
the school district property; Tie time is right to develop this r
4.
lad. Tie future may bring more devethpment problems that could make 4i
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this prOpettyl_eVetr'harder'tdr develop .
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Sincerely,
Ci
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Herb Morissy711 .11dets Inc,
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By: /
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Land beveloper.
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