Loading...
Ordinance No. 77-102 �r 1 CITY OF TIGARD, OREGON ORDINANCE NO. 77- AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY KEN WAYMIRE FOR AN AMENDMENT OF THE 1970 ZONING MAP OF THE CITY OF TIGARD, CHANGING THE ZONE DISTRICT OF A TRACT OF LAND DEPICTED ON WASHINGTON COUNTY TAX MAP 2S1 12B, TAX LOT 500, FROM "R-7" SINGLE FAMILY RESIDENTIAL TO "R-7 P.D." SINGLE FAMILY RESIDENTIAL PLANNED DEVELOPMENT, AND ADOPTING THE ATTACHED EXHIBITS A, B, AND C, AND FIXING AN EFFECTIVE DATE. THE CITY OF TIGARD ORDAINS AS FOLLOWS: a i Section 1: Finding that the lands hereinafter described have been heretofore and are now classified as Single Family Resi- dential (R-7) , pursuant to the provisions of the City of Tigard's Zoning Ordinance and Tigard Ordinance No. 75-52, and further find- ing that pursuant to prescribed procedures, the above-stated applica- tion for a zoning map amendment was heard in public hearings held by the Tigard Planning Commission on November 15 and September 20, 1977, and all interested persons were there and then afforded an opportun- ity to be heard, and thereafter the Planning Commission filed its report and recommended approval with the City Recorder, a copy thereof hereto attached and by reference made a part hereof, the Council adopts the following substantive findings: 1. The application conforms with the NPO 5 Plan, thero osed P P density being well within the number of dwelling units specified by the Plan. 2. That the applicant has shown a community need for his pro- posed development on the site herein described; and 3. That he hasshownthere to be no adverse impact from his proposed development on adjacent sites, occupants or ac- tivities or on the immediate neighborhood that cannot be mitigated successfully by attachment of appropriate con- ditions; and 4. That the overall density and diversity of housing types 3: will help to economically support moderate cost housing al- ternatives while not overtaxing the required public facili- ties and services; and 5. That the provision of common areas will help complement the benefits of the open space provided by the Fanno Creek d. flood plain and the buffering effects of its vegetative cover. ZC 30-77 is r � t AAr Section 2: THEREFORE, pursuant to the requirements of Chapter 18.88 of the Tigard Municipal. Code, the applicant's request for an amendment of the Tigard Zoning Map of 1970 to zone those lands described in the attached Exhibit "A", for Single Family Resi- dential Planned Development (R-7 P.D.) use is hereby approved sub- ject to the provisions of Chapter 18.56 (Planned Development) of the Tigard Municipal Code so embodied in or exhibited by the documents submitted and identified as follows: Exhibit "A" : Legal Description Exhibit "B" : Staff Report Exhibit "C": General Plan and Program and further subject to the following conditions: 1. Ten feet of right-of-way be dedicated along the S.W. Bonita Road frontage to provide for future improvement. 2. An eight foot wide bicycle/pedestrian path be constructed to Oregon State Highway Division standards and a 90 by 335 foot bike path easement be provided in the northernmost portion of the site. Actual location of the path shall be subject to planning department approval. 3. That maintenance responsibility be assigned to the Homeown- ers Association for the cul-de-sac island in the northern portion of the site and "Tract A" and that these two areas be designated as common area, - 4. That a street tree plan be submitted with the final plat. 5. That the combination landscape island and parking bay, the duplexes, and attached single family units be subject to design review. 6. That a 30 foot setback from the property line along the S.W. Bonita Road frontage be provided and that the placement of accessory buildings, removal of trees, and construction of fences within this area be subject to design review. 7. No _ori-street parking shall be permitted in that sectionon the north side of the spine road, except for the parking bays within the landscape island. 8 That the following conditions shall apply to the temporary access point (Tract A) between Bonita Road and the southern end of the cul.-de-sac: Ordinance,No. 77- Page 2 ZC 30-77 r S: i f a. A 40 foot wide public easement for utility and traffic purposes shall be provided. b. A 24 foot wide asphalt surface shall be provided within this easement area as a temporary access to Bonita Road. ' c. Closure of this temporary access shall occur when con- struction of the spine road to either Hall Boulevard or Bonita Road is completed; this closure will require re- moval of the 24 foot pavement section connecting the j cul-de-sac to Bonita Road and the "lift" of asphalt f over the curb. The area between the cul-de-sac and Bo- nita Road will be landscaped with sight-screening plant materials. The cost of closure (all improvements re- quired above) will be born by the developer and a bond filed with the City in an amount twice the estimated cost of carrying the above-stated changes. l 9. That meandering sidewalks be permitted to take advantage of natural vegetation subject to staff approval. SECTION 3: This ordinance shall be effective on or after the 31st day after its passage by the Council and approval by the mayor. PASSED: By Plajor11,1 vote of all Council members present this :��'-`- day of < a o 197&, after being read two times by num- ber and title only. Reco J er - City of Z'i and APPROVAL: By the mayor this 9'day of ,Jrnua.-� , 1978. Mayor - Citr y Tigard Ordinance No. 77- l0z Page 3 ZC 30-77 PRELIMINARY LEGAL DESCRIPTION WAVERLY MEADOWS A tract of land situated in the N.W.1/4v N.W. 1/4, Section 12, T-2S, R-lW, W.M. Washiington County, Oregon. Beginning at the N.W. corner of Section 12, T-2S, R-1W, W.M. Thence: S-00°25'30"-E 553.101to the N.W. corner of the James Hicklin D.L.C.; Thence: East 334.00' to the Point of Beginning; Thence: East 335.50`; Thence:South 1300.20'; Thence: N-89°20'00"-W 335.50';Thence. North 1296.30' to the Point of Beginning. Containing 10.00 Acres. 5 i t a y. Exhibit B r STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION November 15, 1977 - 7: 30 p.m. s Fowler Junior High School - Lecture Room 10865 S.W. Walnut Street - Tigard, Oregon Docket: Zone Change ZC 30-77 Request: For a general plan and program review of a residential planned development in a R-7 zone on a 9.85 acre parcel Location: 8065 S.W. Bonita Road (Wash. Co. Tax Map 2S1 12B, Tax Lot 500) Applicant: Ken Waymire (Waverly Construction Company) I. Findings of Fact: 1. The applicant is requesting general plan and program re- view in accordance with Section 18.56.030 of the Tigard Municipal Code for a 9.85 acre (47 lot) residential plan- ned development at 8065 S.W. Bonita Road (between Fanno Creek and Bonita Road). 2. The site is designated eight dwelling units per acre on the north side of the spine road and six dwelling units per acre on the south side of the spine road on the re- cently adopted Neighborhood Planning Organization 5 Plan and currently zoned R-7, "Single Family Residential". 3. Applicable objectives from the NPO 5 Plan for this area (referred to in the NPO Plan as the "Bonita Triangle") are the following: a. Establish an overall density which can economically support lower cost housing alternatives while not overtaxing the required public facilities and serv- ice.,s. b. Maximize the benefits of the open space provided by the Fanno Creek flood plain and the buffering effects of its vegetative cover. c. Provide pedestrian linkages to the areas of usable open space. d. Provide vehicular access which serves all properties while minimizing conflict points on Bonita and Hall. F .Q STAFF REPORT AGENDA 5. 1 TIGARD PLANNING COMMISSION November 15, 1977 Page 2 e. Provide for a diversity of housing types and densi- ties. 4. Section 18.56.010 of the Tigard Municipal Code states that: Purpose. The purpose of the planned development district is to provide opportunities to create more desirable en- environments through the application of flexible and di- versified land development standards under a comprehensive plan and program professionally prepared. The planned de- velopment district is intended to be used to encourage the application of new techniques and new technology to community development which will result in superior Ziv- ing or development arrangements with lasting values. It is further intended to achieve economies in land develop- ment, maintenance, street systems, and utility networks while providing building groupings for privacy, usable and attractive open spaces, safe circulation, and the general well-being of the inhabitants. 5. On September 20, 1977, the Tigard Planning Commission ap- proved the preliminary plan and program review for this proposed development subject to the following conditions: (1) That a parking and circulation plan incorporating a landscape island within the cul-de-sac in the north- ern portion of the development be submitted. (2) That documents establishing how the common areas will be maintained be submitted. (3) That a street tree plan be submitted. (4) That cross-sectional drawings of the north-south street and cast-west street between Lots �l`-and7!t be submitted and justification for deviation f om QUA j city street standards be given. I (5) That the site plan be revised to provide for a cul- de-sac at the south end of the north-south street and a temporary access point from the cul-de-sac to S.W. Bonita Road be shown. f ( a r R STAFF REPORT AGENDA 5.1 { TIGARD PLANNING COMP4ISSION November 15, 1977 Page 3 (6) That documents be submitted which. describe how the placement of accessory buildings, fence height, and r removal of trees will be controlled on those lots fronting on Bonita Road. i (7) That an easement be shown for all that area in the northern portion of the site which falls within the Fanno Creek flood plain and the location of a pedes- trian/'bicycle pathway be shown on the site plan. (8) staff will explore with the applicant an appropriate street standard for the spine road section. (9) That Lots 1 and 4,51b duplex lots and Lot 4.4' be a [ single family lot. II. Staff Observations: 1. The applicant has essentially incorporated into the gen- eral plan and program the conditions of preliminary ap- proval by the Planning Commission with the following ex- ceptions: Condition 3 No street tree plan has been submitted ( Condition 6 The _ ns document he covenant-, ..ondit;nns, and restrictions � as submitted fails to state how accessory buildings, fence height, and removal of trees will be controlled on those lots .fronting on Bonita Road. The applicant has submitted a letter of correspon- dence which deals with this issue in part but does not really adhere to the intent of the condition. 2. Applicant is requesting deviation from the street standard by providing a 40 foot wide right-of-way with a 28 foot paved surface (five foot sidewalks both sides of the street) for S.W. 80th Avenue and S.W. .Waverly Drive. This appears to be warranted and will minimize the need to cut and fill slopes and help preserve several large trees which would otherwise have to be removed to accom- modate a standard 34 foot pavement section, tea-` 4 STAFF REPORT AGENDA 5. 1 TIGARD PLANNING COMMISSION November 15, 1977 Page 4 3. Applicant is proposing to retain the common areas in pri- vate common ownership and provide for maintenance of these areas by means of a Homeowners Association. 4. The applicant's revised site plan provides a cul-de-sac at the south end of S.W. 80th Avenue, as per Planning Com- mission conditions, and also includes a 40 foot wide tem- porary access from the site to Bonita Road (identified on the site plan as Tract A) . Applicant has also provided a landscaped island within the cul-de-sac in the northern portion of the development and incorporated parking bays within the design of the is- land. - 5. A 90 by 335 foot bike path easement with a eight foot wide path will be provided in the northern-most portion of the site, which is identified as greenway on the NPO 5 Plan map. III. Conclusionary Findings: 1. The applicant has not provided the necessary documenta- tion assuring the control over the removable of trees, fence height, and location of accessory buildings along the Bonita Road frontage. This length of Bonita Road has been adopted as a scenic corridor on the Environmental Design and Open Space Plan, and protective measures are therefore in order. 2. Tract A, which has been identified as the area to provide temporary access to the site from Bonita Road until such time as S.W. Fanno Creek Drive is extended to either Hall Boulevard or Bonita Road, should be included as part of the "common area" and maintenance responsibility assigned to the Homeowners Association at such time as this area is closed to thru traffic. 3. The request conforms to the NPO 5 Plan, the proposed den- sity being well within the number of dwelling units speci- fied by the plan. 4. The deviations from street standards of the code would ap- pear necessary in order to preserve trees and mitigate the need to cut and fill slopes- to accommodate a local street standard on the site. C 4 STAFF REPORT AGENDA 5.1 TIGAhD PLANNING COMMISSION November 15, 1977 Page 5 5. The overall density and diversity of housing types will help to economically support moderate cost housing alter- natives while not overtaxing the required public facili- ties and services. 6. The provision of common areas will help compliment the benefits of the open space provided by the Fanno Creek flood plain and the buffering effects of its vegetative cover. Iv. Staff Recommendation: Staff recommends approval of the general plan and program with the following conditions: 1. Ten feet of right-of-way be dedicated along the S.W. Bo- nita Road frontage to provide for future improvement. 2. An eight foot wide bicycle/pedestrian path be constructed to Oregon State Highway Division standards and a 90 by 335 foot bike path easement be provided in the northern- most portion of the site. Actual location of the"path shall be subject to planning department approval. 3. That maintenance responsibility be assigned to the Home- owners Association for the cul-de-sac island. in the north.- ern portion of the site and "Tract A" and that these two areas be designated as common area. tt 4. That a street tree plan be submitted with the --- plat. 5. That combination landscape island and parking, the du- plexes, and attached single family units be subject to design review. 6. That a 30 foot setback from the property line along the S.W. Bonita Road frontage be provided and that the place- ment of accessory buildings, removal of trees, and con- struction of fences within this area be subject to design review. 7. No off-street parking shall be permitted in that section on the north side of the spine road, except for the park- ing bays within the landscape island. STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION November 15, 1977 Page 6 8. That the following conditions shall apply to the temporary access point (Tract A) between Bonita Road and the south- ern end of the cul-de-sac: a. A 40 foot wide public easement for utility and traf- fic purposes shall be provided. b. A 24 foot wide asphalt surface shall be provided within this easement area as a temporary access to Bonita Road. C. Closure of this temporary access shall occur when construction of the spine road to either Hall Boule- vard or Bonita Road is completed; this closure will require removal of the 24 foot pavement section con- necting the cul-de-sac to Bonita Road and the "lift" of asphalt over the curb. The area between the cul- de-sac and Bonita Road will be landscaped with sight- screening plant materials. The cost of closure (all improvements required above) will be born by the de- veloper and a bond filed with the City in an amount twice the estimated cost of carrying the above-stated changes. j HARms-MCMONAG}LE ASSOCIATES IP.NOINCER9-OVRYEYOR9 8906$.W.003IMER0IAL STREET TIQARD,OREGON 97229 TSLEPROxS(603]639-3463 R`C CE'VE(] OCT 12 1977 October 10, 1977 CITY OF TIGARD Mr. Richard Bolen Planning Director City of Tigard 12420 S. W. Main St. Tigard, Oregon 97223 E Re: Waverly Meadows ZC 30-77 Dear Mr. Bolen: In reference to Item #4 and #6 of the conditions placed on this project, the following is offered as justification and/or procedures to be followed } in the development of this project: Item #4 1. This right-of-way width of 40 ft. will allow less clearing of the street area, together with the cut and fill slopes onto the lots. 2. The 28 ft. paved section will allow us to leave many trees between the property and curb line that would otherwise have to be removed. 3. The 28 ft. paved section will result in an overall saving to the initial development and the cost of housing, as well as a future saving to the City in lower maintenance cost relative to resurfacing of the streets in the future. Item #6 1. Any accessory buildings constructed on lots adjacent to S. W. Bonita Rd. will be done in such a manner that no trees will be !' removed. s 2. Any fencing constructed will not remove any trees. 3. The housing to be constructed will require the removal of some trees, but the prime concern will be to not remove any more trees than necessary to site the structure. t Very truT � E , . McMonagl �rris-McMor a Associates WLM:ds a ZC 30-77 NWA E ' 2 S R I t�f v�ry , s�c�r �o� z � IcHINIGTON COJN i Y OR_Oor; SCALE 111=2001 SEE MAP /H M1CKLIN r C NO 43 2 S 1 ! 7 r_• - � �_ 3335' , ' Fl,r ,�, 5(70 . x355 Cnsr GOI J 300 200 X100 ` 4.97 40 4 S2 Ac i,.9I ` lY �i s SUBJECT I c o SITE ' ? ' C m N O p •N, N Ki. O o 101 f 4.64Ac. W' 1 5 G 1 1 150 =,+�--�•^'+, ~ ` 700 / 6 5 Ac ..1879 N8p62C W W Y .;m 1° .1879 seeo4� :3 aua o t 111.0' y cl 400 n 00 _.. _p - 0.E94c. _ pl _ o ; N N N N 1n @ N T c 801 Z `V N , i � r .EOAr NB9°2Z. 0'w ti89°20,w / fi8B?2Q V/ 3338 °9a:6 111.0. 1489°20 w Ififi 77 t5i.i' C i 89 66 I 15G ... - �Y_ET , f.. 30.97 5 i0U 4001 25QU 2600 l40-2W 330 `2800 40 330.9 7' and 4100 ' 5101 'I L47A 0.4E ! .97 Ac. .5OAc. I 0.6i Ae.1 I /.68 Ac. .4/Ac. .39A.,.7 0 Ac. 1 I0 Fo I 70 �! N� 5 0 68 1' 67 n 105' EL N; W( \r 2901 I2.R4Ac a j 33495'.06AC. 330.15' 330.15' —331: 300 2900 300 + � 4200 r 9e 4c ! ,� /.6BAc. 0.94 Ac. Wt >I ito Qrdinance- Ho. ;(+irj�lr !t►!�t� �iry'.I` ,��rE� ±t�'et! !Pjll! ito ,i' 7 m !!I ;,-7 r f !. e i , c - - - _, ' ..�=� ;�: ._:� [ [ r 1 f [ n Rh ! T 1 t. 117! !;! !;Y T(►;! !;! ! , ,t flr i s rti etr ,;i ,r, r ,ir ii,�,;r rtr fill—it u NOTE: IF THIS MICROFILMED DRAWING IS LESS CLEAR THAN j THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL - DRAWING. J.z Sz SZ b1z Ez zz 13 flz 6t @i�Li"—91 Sf- tii E1__ai____ii—Gi 6- --8- t-- 9 5 b E .Z ,,••,, e. �!!rr„�tr„a„„�,Ne„M► Hldon” t� a. GENERAL PLAN a PRELIMINARY PLAT r RESIDENTIAL PLANNED DEVELOPMENT F S 5 — ' � l r t B _ - C- s r ..I -r_ 17. b,................................• a v --1 c i "' 3 �� �!1/AVERLY MEAD®W z'�yf9 m T--S rc-iw W.M. MAP Z'S I I - ...,.. Uf'LE\ :%on; _ CITY Ur v_,_v. ,i->�vv wins Du--�� es + WASF+INGTOtJ DEVELOPER WAVERLY CONSTR. CO. ENGINEER IInRnxe-bIcbloN.wxs Aseoclw2e6 PLANNER ELDON E. 'EDWARDB'i . 3PCLApNoIVING�CON6UL�_TA�N�T�a^...� vM.60rvV�izE.o�aoni BJaso��� �Iqn.�Ilgmpul'Igyg!Ir�yrVvprpp�mYPpt>JllmlmplR!Vrni9g119rtr�ngqqqqm�aqno�,uplr�ngqrpppuvnyuplrpl � �ngmplq,lr�n,trl�irlrtrr _: 1M roto 2 3 4 5 B 7 —1:11VINa—. . 0✓alieo ulna `.... -•y..�--- C2-it li—OS--N tl-LI NI--L}- LI C1...21 Ot R !12 _u R 12 11 01-t • L -/ L Y t 2 r•.. MARCH' - F MINUTES #�# '`PIGARD PLANNING Cot1MISSION November 15, 1977 :Fuge 9 The a:;tion was approved six to one, with Moore dissent- "" ing and Sakata abstaining. 5.1 Zone Chang ZC 30-7 (Waymire) A request by Kenneth Waymire, Waverly Construction, for a. general plan and program review of a residential planned de- velopment in a R-7 zone on a 9.85 acre parcel at 8065 S.W. . Bonita Road (Wash. Co. Tax Map 2S1 12B, Tax Lot 500) A. Staff Report: f Read by Laws B. Applicant's Presentation: Jim Harris, Harris and Mcklonagle, requested that the street tree plan be submitted with the final plat plan and agreed with the other staff conditions. C. Public Testimony: a None D. Staff Recommendation: Staff recommends approval of the general plan and program with the following conditions: 1. Ten feet of right-of--way be dedicated along the S.W. Bonita Road frontage to provide for future improve- ment.* 2. An eight foot wide bicycle/pedestrian path be con- • structed to Oregon State Highway Division standards and a 90 by 335 foot bike path easement be provided in the northernmost portion of the site. Actual lo- cation of the path shall be subject to planning de- partment approval. 3. That maintenance responsibility be assigned to the Homeowners Association for the cul-de-sac island in the northern portion of the site and "Tract A" and that these two areas be designated as common area. MINUTES TIGARD PLANNING COMP4ISSION November 15, 1977 Page 10 . . I 4. That a street tree plan be submitted with the pre- liminary plat. ' E i S. That combination landscape island and parking, the duplexes, and attached single family units be sub- ject to design review. 6. That a 30 foot setback from the property line along the S.W. Bonita Road frontage be provided and that the placement of accessory buildings, removal of trees, and construction of fences within this area be subject to design review. 7. No off-street parking shall be permitted in that section on the north side of the spine road, except for the parking bays within the landscape island.. 8. That the. following conditions shall apply to the temporary access point (Tract A) between Bonita Road and the southern end of the cul-de-sac: a. A 40 foot wide public easement for utility and traffic purposes shall be provided. b. P 24 foot wide asphalt surface shall be provided w-thin this easement area as a -temporary acce-ss to Bonita Road. C. Closure of this temporary access shall occur when construction of the spine road to either F Hall Boulevard or Bonita Road is completed; this closure will require removal of the 24 foot pave- ment section connecting the cul-de-sac to Bonita f Road and the "lift" of asphalt over the curb. The area between the cul-de-sac and.Bonita Road will be landscaped with sight-screening plant materials. The cost of closure (all improve- ments required above) will be born by the devel- oper and a bond filed with the City in an amount twice the estimated cost of carrying the above- i stated changes. Staff asked that another condition be added: "Sidewalks be allowed to meander and abut the curb in order to preserve the existing trees." f ; MINUTES I- TIGARD PLANNING COMMISSION. Novmeber 15, 1977 Page 11 o Discussion on flood plain E. Commission Discussion: f o Wood outlined his reasoning for permitting duplexes next to and across from single family units. o Moore pointed out that property owners should be aware that the street traffic pattern will change in the future from a through street to a cul--de-sac in order to avoid future problems. o Goldbach requested that the staff report be corrected to read under Findings of '.Fact 5(9) "Lots 1 and 46 be duplex lots and Lot 45 be single family". Goldbach moved and Brian seconded based on staff find- ings and with staff Conditions 1 through 8 and adding. 9. Meandering sidewalks. be permitted to take advantage of natural vegetation subject to staff approval. and Condition 4 be revised from "preliminary" tq "final plat". The motion was approved by unanimous voice vote. 6. Other Business: o Popp announced that Commissioner Moore was resigning his posi- tion as of this date and that the interview board for the two vacancies would consist of the Mayor, City Administrator, head of the involved board, and a City councilman. o Wood stated that the minutes for Wendy's motion should read. "Traffic flow be studied on McKenzie and Pacific Highway" . o Staff asked that the Planning Commission members determine by next week whether or not they could attend a December 20 meet- ing. 7. Adjournment: There being no other business, the meeting was adjourned at 11:20 p.m. r i � E / - t i M ' S . r Exhibit C 4 i ' 6 k ' (t W A V E R L Y M E A D O W P L A N N E D D E V E L O P M E N T Tax Lot #500 Bonita Road, Tigard, Oregon Kenneth L. Waymire, Developer Waverly Construction Company Route 1 Box 412-C Hubbard, Oregon 97032 Ar 981-6681 ts; n Harris-McMonagle Associates, Engineers 8905 S.W. Commercial Tigard, Oregon 97223 "f 539-3453 Eldon E. Edwards, Planning Consultants 30700 S.W. Parkway Avenue Wilsonville, Oregon 97070 638-8575 PLAON E. EOWAROS NNING CONSUL1 ANTS WCL ®NV P of Ev:Arz N 63 9707700 i i E. f PURPOSE � The purpose of this rezone request from R-1 to Planned Development District is to allow flexibility in the siting of the buildings and { the lot sizes to preserve the natural features of the site. There are a large number of old growth trees in two large groves on the south part of the site and along the west property line along the northerly portion of the site, including mature Douglas Fir, Cedar, and a sprinkling of decidious trees. The site rolls from the Bonita Road end, slopes sharply into a creek at the center of the property and then rises to a clear meadow at the northerly end ri before dropping sharply into Fanno Creek. The flexibility under a Planned Development District would,allow us to maintain existing contours and interest of the site and avoid recontouring the land to any significant extent which would require removing the trees. The Planned Development approach would allow us also to maintain the creek in its natural state and not force the building of a conduit which would be less attractive to the residents. H second reason to use the Planned Development approach is to provide some common open space in the areas where natural features are being preserved, which may be enjoyed by the residents in general and not limited to one ownership. Some of the ground will be usable open space Waverly Meadow/Page 2 that can be enjoyed physically, and other areas will be visual open space and not usable for activities or recreation but rather an . enhancement of the visual aspect of the site. We feel these objectives are the explicit reasons for which the Planned Develop- ment Zone was created and are directly parallel to the purpose of the Planned Development District. ORDINANCE REQUIREMENTS The Tigard Zoning Ordinance in Section 18.56.020 requires that both Plan Elements and Program Elements be outlined in the Preliminary Development Plan and Program. Ir SECTION I: LAND USE AND DENSITY The property is to be used as residential land with 46 separate building lots on which will be builtsix duplexes, pne four-plex, and 38 sing a family units for a total of-55 dwelling units. The site size is 432,191.1 square feet or.2..2217 acres. The density is 5.5434 dwelling units per acre, with 18,2% of the site devoted to streets, 50.1% of the site devoted to residences and 31°7% of the site site devoted to rnm . SECTION 2: BUILDING TYPES AND INTENSITY ' The buildings will be one and two story dwelling units, some attached, some detached, and some with zero lot lines, depending upon the contours and.natural features of the land. They will be built primarily in northwest architecture. The intensity of the land use will be one dwelIing unit for every 7858.02 s6uare feet of the gross_ si is Waverly Meadow/Page 3 SECTION 3: CIRCULATION There is a main service roadway running from Bonita Road to the A north which is approximately 1000 feet in length with a 380 foot cul desac on the north end. The main circulation system will be Bonita Road east and west; the above mentioned stem running through the property north and south; and a projected east-west alignment running northwesterly through approximately the center of the property, as shown on Neighborhood Plan #5. SECTION 4: PARKS, PLAYGROUNDS AND OPEN SPACE The area surrounding Fanno Creek which is also shown as natural area on Neighborhood Plan #5 will be maintained as well as the open space along the unnamed creek running east-west through the property. Virtually the entire west boundary of the property is in open space and two areas on the southwesterly portion, one adjacent to the creek and one further on the steep slope south of that will be left in common open space. SECTION 5: EXISTING NATURAL FEATURES . The site rolls from Bonita Road on the south elevation 183.5 feet to Fanno Creek on the north 130 feet in elevation. Moving from south to north the site drops off from Bonita Road, rises to a small knoll at 180 feet and then drops off to a creek which is in the center of the site approximately 145 feet, and then rises again on the northerly half of the property in a fairly,flat area to Waverly Meadow/Page 4 until it drops off sharply at Bonita Creek on the north. There are trees covering the southerly half of the property. The northerly half of the property has trees on the west property line. There is a year-round creek through the center of the property running east-west. PROGRAM ELEMENTS The requirements for the Preliminary Development Plan also indicate that the following Program Elements should be addressed: SECTION A: MARKET ANALYSIS Please see Appendix l SECTION B: OWNERSHIP PATTERN There will be ten (10) rental units and forty-five (45) owner- occupied dwellings in the completed project. SECTION C: OPERATION AND MAINTENANCE The majority of the property will be owned in fee simple by the residents. Thenen space will be keltl �^ F�ndivi�P romrr,on property ownersh_p. SECTION D: WASTE DISPOFAL FACILITIES The project will connect with an 8" sewer line that has been constructed in Bonita Road. i Waverly Meadow/page 5 , SECTION E: LIGHTING The applicant anticipates using Town S Country wood poles with lights placed at all intersections and cuidesacs, and spaced at not more than 150 feet in the intervening areas with the approval of Portland General Electric Company. SECTION f: WATER SUPPLY The project will connect to an 8" water line which is presently in Bonita Road. SECTION G: PUBLIC TRANSPORTATION Arl Tri-Met has provided regular service at Hali Boulevard. SECTION H: COMMUNITY FACILITIES Tighard High School is 4/5 mile south of the project; Tuality Junior Hig,i School is 2/1 mite west of the project; Templeton Grade School is 1.6 miles from the project; and Tigard Fire Department, City Hall , and Shopping District is 1 1/2 miles north and slightly west of the proposed development. SECTION 1 : GENERAL TIMETABLE OF DEVELOPMENT The applicant is setting as a '1tar_aet—date" March 32,_-L928, to have the -sewer, water, and streets completed and anticipates .star� j cons ruction t�iQ rP identiaT dwelling uniis on April 15, 1978• 1 Waverly Meadow/Page 6 FASANO REQUIREMENTS The change of zone in any district requires that the four Fasano Requirements be addressed., 4 1. Does the development conform to the Comprehensive Plan? The deadline for the submission of this application for the scheduled '} hearing on August 16, 1977, is July 27, 1971• Neighborhood #5, which includes this area is to be sent to the study session of the City Council on August 8, 1977, and is indicated for tentative adoption (if everything is acceptable) on August 22, 1977• At the present the applicant does not know if the Plan will be modified, however _ tentative plans shown to the applicant by the Staff indicate that Neighborhood Plan #5 designates the north half of the property to be developed at eight dwelling units per acre and the south half of the property to be developed at six units per. acre. The property is proposed to be developed at 7.74 dwe i � �ng units is p e r acre. The Circulation Element of the Plan shows an east-west right of way running northwesterly through the property at roughly the mid- point in the north-south dimension, and the proposal has incorporated that into the Plan. Additional right of way fias been shown on Bonita Road to allow its eventual development as a primary arterial. r The open space shown along Fanno Creek has been preserved in this -t plan as is logical considering the flood plain and the contour of � r the area. PY a q Waverly Meadow/Page 7 11. Is there a need for the proposed developement? First, the Comprehensive Plan of the City of Tigard shows the area as residential (6-8 units per acre) which indicates that residential areas are needed within the City, and are available for development. i Second, There is a shortage of housing both nation-wide and locally. Third, the cities of Wilsonville and Woodburn have building moratoriums and are not available for any type of residential construction. The City of Canby is not accepting any annexations until their water i supply is increased. i i t Please see Appendix #l , which shows additional documentation of need. t Ill. Demonstrate that this property better fulfills that .' need better than any property presently zoned. There is not property presently zoned which would allow the type of development L eing proposed the nroject known as Waverly Meadow. All P- residential land must be rezoned individually in order to qualify for a Planned Development. Illi. The development protects the health, safety, andenteral welfare of the residents of the City. The applicant and his Staff s have diligently reviewed the Policies and Programs of the City of Tigard, and have taken care not to subvert knowlingly any of the t policies or programs. We have followed the general plan, allowed for extra right of way wbere required, Shown the open spaces where desired.and required, will try to locate the stem road on Bonita Road such that sight distances are most advantageous, and are willing to cooperate on other items as they become known. Waverly Meadow/Page 8 SUMMARY The request before the Planning Commission is for the approval of a Preliminary Development Plan and Program under Section 18,56.020 of the Zoning Ordinance of the City of Tigard. The above infor- mation is intended to respond to the requirements of the Zoning Ordinance and the requirements of the State Statutes under the "Fasano" Decision. The applicant therefore asks the Commissions' approval of the Preliminary Development Pian and Program for Waverly Meadow. r I i I k pts i t f f APPENDIX- #I ROUTE 1.Box 412 C O HUBBARO,OREGON 97032 • 981-6770.981.6688 KED Nrrm l..WAYMIRE Tt� �'H0I'r, IT 1UY CO .CE'RN Re: Proposed planned develop:nient on property located in' tax lot 500, T2S11: , Section 123 on the North side of Bonita road in the city limits of Tigard consisting o- 9.85 acres, 33 lots and greeny ay. I ,_ARK7,,T ATNAlYSIS An analysis of real estate sales over the past 6 mor t'_^.s sho,;s a steady demand for residential property in the Tigard area. The sales have shos;n a need for residential properties at all price levels. s!e minimum size 1 T ...„, _.y residence wi11 be 3 be',roO ms, 2 bath, 1,400 ft. with a 2 c--,r rarR e. :rices of 1 f�:mily residences, in accord- ance ,;ith today's market, %•:ill ra.nge from 55,CCO to 170,000 v:•ith an r "0, "00. �; comparable develo ment to that vi'h.ich is pro- average cost„ o_� .,. _ p nosed is the Apache *luff subdivision in Tualatin vhich was �;.lso devel- oped by V+av,::rly Cons truction, Inc. on the 8 lots closest to ronita Road, construction is contemplated for du-Ilexes, 1 tri-riles_ and four-Flexes designed to be in conformity it?� the 1 family residences and to act as a buffer between coni to Road a.ic. e )�ln r-'oc'CuNi d y The demand for �cntai units of thi s ty- e r 7 t'in f e h17::�?J• The P the Tigard area has been, ancontinues to be, strong •, ith a minimul Vacancy factor. This development sill blend ti%;ith the area environment to -:;rovide an aesthetically pleasing groucing of homes with a sizable greenway. The general usa;e of Ian,' in the surroundinc a.rea is a combination of 1 =t.aily residences and medium, to large apart !ent units. The property is located so as to have a. relatively close access to and from I-5 and 217 freeways. The Tri-Met buses' are available on a regularly scheduled basis on Hall Street ar, ro:,.imp.telt' 2 blocks away. The property is within a 5 mile radius of numerous shopring centers including 17ashing- ton Square. It is also centrally located near major industrial arks and other manufacturing, and commercial firms of the Ti ;ard and Lake Grave area. All utilities, such as sewer, water, phones, electricity and gas are available to the property. II ^L. RAL TIIsIMT BLS OF DEVELOP _tTT --30-77 )1_rtTi approval. 10-30-77 Engineering, water, sewer approval. . -30-78 Completion of streets, sewer and water lines. e-15-78 Start of construction. ;lAVERLy CONSTRLCTIONT, INC. r ' In May of 1977, the Columbia Region Association of Governments published a report called the Planning and Adoption Process which related to the Land Use Framework Elements of the Columbia Region Association of Governments Regional Plan. This was published approximately six months after the adoption of the Framework Element of the Columbia Region Association of Govern- ments Regional Plan. In that report the various population projections are quoted. Table 1 shows the projections of various areas' by agencies that would be most closely related tothepopulation needs of the future. It is indicated that V by the year 2000 we will need an additional 177,015 units. This assumes a 5% vacancy factor and a household size of 2.6 people throughout the Columbia Region Association of Governments Region.. If we divide the 177,015 dwelling units by the 22 years left between now and the year 2000, we will need to build each and every year 7,696 dwelling units. This is net a small undertaking, and the builders and governmental jurisdictions will have to cooperate and work diligently to be able to reach that figure. Bacfc_oLzd Information A variety of forecasts have been made by industry and govern- -County SMSA, and the three Oregon counties and Clark County separately. These are sunt- marred below: SMSA 1990 2000 ' rarzcastir.�n,� - C12AG 1, 398, 000 1,608,400 Bonneville Power Administration 1,380,900 "_a Pac:`ic Northwest Bell 1,318,800 --` U. S. Department of Commerce 1,287, 500 1,391,300 OREGON TRI-COUNTY AREA Forecasting Agency 1990 2000 CP-AG --- 1,214,900 1,362,400 Bonneville Power Administration 1,183,500 Center for Population Research 1,149,600 1,221,200 and Census (PSU) P acs N;ic orthwest Bell 1,117,400 CLA.RR COUNTY Forecasting AQencv 1990 2000 Washington State Population 207,500 248,500 Studies Division Regional Planning Council 183,100 --- o. urban Population Forecast: The population forecast was cistributed on the Framework Element map by census tract and traffic zone according to existing densities and with consideration of local jurisdiction esti'nates of growth. This distribution was generally consistent with the Interim Transportation Plan and the 1208 ' Water Quality Planning Project. T , An JR AN . AREA D1-: . 1,201400 FwL2. FORECAST UNrrsStaff ESTIMbED avoFOPLATION NOusING utvrTR HOUSEHOLD DEMND7OJ0Assumptio s YEAK 1000 SIZE (NOT ACU,.OR,vA4"CY ,, Y---AvZ 2000 URBAN VOPULA110N 112011CG0 +61.423 UNITS .q5 4e6,235 vNTs waTIMATr� FOAECASTED AMUSTMENT 10TAL -EeMAND HOUSIN6 UNIT FOR r R USING VACANCY RAT OE•AND VAC.aNG GRATE °��Y YR 2-CCO p>p (NOT AaL FoKYAO-1cy) (ADA.FCR VA"IJCY) i HOU6=-.woLD Srz= -- ��o.dr35 UNITS '°" '3d 22.0 UNIT5 r 177,015 U.J17's 2•G rdrsay9/ �7 C TOTAL NEW UNITS }Is Tt7TAL. DEMAND _ [:5T• aA6TING NEED6U TO MEt3T FOR HOUSING UNITS HOUSINb �VPPLY Y". 0sQ DEMAND 8Y YR 2.= IN URBAN AREA. No F20t L."C25S t � '(. r�VE7• cADJ. FOiiVAC1,NGY) �0.e fQ=c�„c'29 FrE—V OG NTIAL N< c 6.5 un1 177,015 UN175 UNITS 177,415 :NITS ' Sf UlIIfSa'!F, Tara.NEW UNITS S*a AZIPs M-"r P'R • +-' CEM C Y1C 2000 yA4Aur'uNo F_T Y.CUSING ��ITS j 14 '�:1J111I�dy� (NOT AW. FSR cxmusCHAN©��jj �N SEV. NEEDEs7 �++18A VENtITtE5�L^f�I IN p@Y£LG1¢D/Vt EJ'� OF N RN.Gaps 6.i•�/� S uni W OR$EOMs A9Wt•15TH OV"d'�' 36� m.f•unit8 t'avG-.�?135ac.�5�arx� 177,015 Urns 6.� JNITS/ ET 5 act. _ N.. AG7..a5 cG To'AL NEW =ST. Ave.. HCUgINO UNITS 2SSIDcu?tAL. NEW NEHDED DENSITY LANG tE5^''s0 TO �..� 2M,1.00 6 ng50F15AN .:' 43 ,143 JNfT� Al1wwr+�e•1Pot'� Fo?uLATIGN ESTIMA7ED AVG. it cr W + FORECAST FOR HOUSEHOLD C HAN0a 1Nrr 1 1• }"�pq� YEAR 2000 SIZE NOTA01, fR.200G Assumptio s (NOT.aLll•F.r,Z IAL,�i:CY; UNITS FORECASTED AQ USTME, TCTAL CEMA.SO 96TIMATHD HOU5tt�5 UNIT FOR ;=-_g5�'OUSINS CEMAt lO �C BYY,Z. ZCCO VAGSNGY RATE' (NOT:&,L FMVACM CY) VACANCY w'«TS (5,W.FoK VA4.%NCY) 3�0 AVE AC= vo.OP 5951 UIMS}R$1$1 11CUScHCt.O SIZE (032 UNITS jkA,2aO UNIT5 14a-+12 UNIT ,� n5( 7CTA1s DEMAND =5T• nAiSTWG TOTAL, NEW UMTS Fl$�G1 FOR ;0UBINc3 UNITS HOUSINds eVP piy NEEDc_D TO MSST ay YA 12 IN URBAN AREA YR. Woo „Fu,NO o.,..-0 QST. AvG• �AOJ• rOR.VACANCY) (NOT . 4 �wwoes Mw'e =r eco Sa'�s r'Lc SI D e NTnA1- w5rrY ' untGg 2O 1' --- 140,411- UNI;S —�� UNITS =:. 1.4•/1,wq•�2 .•NITS 'C�S �.fj Sj.UYU�&,cGLs T=AL SEX UNITS Y-S DQm �+D�US ..E T'fzC DSv. TOTAL- NE:w a TO !aE? YR $000 OF �/rS56D ov?R HOV5ING '.)NITS 1°3 m•J�•;Init.locre OSMANO LN_wr ✓Na .eT CYJ.N3_ N BEV• VEE0C j (NOT AOJ. F�RCNMZES o•tEA NSITI FS C.Ed 's.�.wits IN GEYJiiLDYED AAtfJ.9 OF tZ�,N ,rN siwe4 OR SLav t.. .�Bave 2STw Ov = -16% M.?.urlitS (AVG. ;61 --;MS's7•/9), 140,412. UNITS 7, uNlrs/4 ' _ 17.774 -IcR TC'AL MEW =qST. Av3. NET AG�oS Y;CUSINO UNITS AF-siDSWIAL NEW T.SICcvT:AL NEcDED C=N$ITY LAND N42^<C MEET YR.ZZ40!,I:-$ • f _42_ i TEMPORARY - T1UiV�GU1�1'urca,�l:vim LO`E CHANGE - COAIDITIONALf6E _ VARIANCE ,-. USE REQUESTS AV'\ File yr _AlrPLI CA_T I ON Fee Re+�'d. .�__..,-------- Receipt , Tigard Planning Commission 639-4171 Date Rec'd. 12420 S.t'i. "lain St . , Tigard, Oregon 97223 By —'- t PLEASE PRINT IN INK OR TYPE Action Requested Zone Change from R-1_ to Planned Develo ment District Applicant 's Name_ Kenneth L. Waymire, Waverly Construction Company Phone 981-6688 Hubbard__Oregon 970 2 i' Applicant 's Address Route 1 Box 412-C (city) (state) (zip) (street Pbone 639-1976 owner ' s Name_ Adr i an__S_Genevieve A. Kroese r Address 65 S.W.---Bonita Road Tigard _ Oregon 97223 Owner's 80 -Bit (city) (state) (zip) (street ) Applicant is: O�%nerr_— Contract Purchased— Developer XX Agent f Otber�_ _ AlLft ner Recognition of application : -- 4 signature of owners) y for application—Eldon E Edwards, Planning Consultants Person responsible Wilsonville Oregon - — 370L0 30700 S.W. ParkwaGAvenue (638-857 — (city) (state) (zip) (street) _-- ___------ Tax Map �` Tax Lgt(s)_ 500 PROPERTY INVOLVED: ------ Address �$Qf�S__ w.-Bonita.Road Tictard�Dree�on Area 9.85 Acres _ (acres) '.Existing Buildings ( and type)_0-ne s1 en1ia.L DwelIin Current Use__ Vacant_ and Residential Current zoning. — Applicant 's Applicant 's Proposed 'UseSingle Family Residential Proposed Zoning _P.D._- -- -- r --~ ''Fasano Title Report " Requirements ,�IB1+9ISSION _ y REQL',I REN+ENTS: Legal Description Vicinity ::Sap --__ --Tax 'Mjap _ Site Development Plan __—_ Site Plan t WAVERLY MEADOW The following dimensions are scaled from existing map systems. They are not surveyed and are approximate. The dimensions listed below are in square feet. # 1 . 7,600.00 [duplex] # 24. 4,180.00 2. 4,662.50 25. 3,00-00 3• 5,112.50 26. 4,320.00 4. 5,100.00 27. 5,550.00 5• 5,525.00 28. 3,400.00 6. 4,250.00 29• 3,825.00 7• 5,525.00 30• 5,785.00 8• 5,190.00 31. 4,696.50 9• 5,562.50 32. 3,300.00 10. 5,330.00 [duplex] 33• 3,300.00 H . 5,100,00 34. 4,161 .50 12. 3,300.00 35. 4,843.75 [duplex] ' 13• 3,300,00 36. 4,950.00 [duplex] 14. 4,400.00 37• 4,375.00 [duplex] 15. 4,400.00 38• 5,468.75 16. 3,300.00 39 5,100.00 17• 3,300.00 4o. 5,250.00 18. 4,400.00 41. 5,700.00 19. 4,8o0.00 42. 4,625.00 20. 3,300.00 43. 7,656.50 21 . 3,300.00 44. 9,175.00 [duplex] 22. 3,300.00 45. 8,607.00 [4-plex] 23. 4,800.00 46, 19,125.00 The average lot size for the northern portion o'#- the property is approximately 1� square feet. The average lot size for the southern portion of the property is approximately 66 1 ZO square feet. The .ayeraae lot size for the total parcel is approximately t1J1�1CS�. ee t