Ordinance No. 77-79 i
CITY OF TIGARD, OREGON
ORDINANCE NO. 77- 'JI
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ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY
STONERZDGE DEVELOPMENT COMPANY FOR AN AMENDMENT TO 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 3DD, TAX LOTS 1400
AND 1500, EXCLUDING THE EAST 346 FEET OF TAX LOT 1500, FROM "R-10"
SINGLE FAMILY RESIDENTIAL TO "A-2" MULTI-FAMILY RESIDENTIAL AND ADOPT-
ING EXHIBITS "A"AND "B" , GRANTING THE APPLICATION AND FIXING AN EF-
FECTIVE DATE. s
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THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: Finding that the lands hereinafter described have been
heretofore and are now classified as 11R-10" Single Family k
Residential and further finding that pursuant to prescribed proce- 4
dures, the above-stated application for a zoning map amendment was
heard in a public hearing held by the Tigard Planning Commission on
July 19, 1977, and all interested persons were there and then af-
forded an opportunity to be heard, and thereafter the Planning Com-
mission filed its report and recommended approval with the City Re-
corder, a copy therefore hereto attached and by reference made a
part hereof, the Council adopts the following substantive findings:
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1. The proposed A-2 zoning district is compatible with the surround-
ing zoning and conforms to the Neighborhood Planning Organization
#3 Plan, which designates these parcels to develop at an Urban
Medium Density of 12 units per acre; and
appropriate condition, the adequate
2. That with the attachment of
app p
provision of public services to serve development of the site
f can be assured; and
3. That the applicant has shown a community need for his proposed
development on the site herein described; and
4. That the proposed location is most suitable for the applicant's
proposed development.
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 des
cribed in the attached Exhibit "A", for multi-family residential (A-2)
use is hereby approved, subject to the provisions of Chapter 18.24
(Multi-Family Residential Zone) of the Tigard Municipal Code so em
} bodied in or exhibited by the document submitted and identified as
follows:
^ Fkhibit "A": Legal Description
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ZC 26-77
A.
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Exhibit "B" : Staff Report
and, further subject to the following conditions:
1. Five feet of right-of-way be dedicated along S .W. Gaarde Street
for street improvement purposes.
2. 17 feet of right-of-way be dedicated along S .W, 110th Street for
street improvement purposes,
3. A half street improvement for half of a 34 foot street section
be made on the S.W. Gaarde Street frontage. No building permits
will be issued until construction drawings have been approved by
the Public Works Department and the necessary bond filed.
4. A half street improvement to local street standards (with 24
foot wide surface pavement) be made on S.W. 110th Street front-
age. No building permits will be issued until construction draw-
ings have been approved by the Public Works Department and the
necessary bond filed.
5. A covenant be attached to the deed of any lots abutting S.W.
Gaarde Street restricting direct access to S.W. Gaarde Street.
6. As part of the design review submission, consideration be given
for alleviating the hazardous curve on S.W. Gaarde Street.
Section 3: This ordinance shall become effective on the 31st day
after its passage by the Council and approval by the
Mayor.
PASSED: By Cearumvwa vote of all Council members present, after being
read three times by number and title only this 2'�, _ day of
1977.
Recorder City o Tigard
APPROVED By the Mayor this -2,;t,, day of 1977.
1112-,/0�
9*0�/ ity of Tigard
Pi^e5«yeCu
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Ordinance No. 77- �.."
ZC 26-77
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That part of Section 3, Township 2 South, tie 1 West of tine
Willamette Meridian, in the County of Washington, State of Oregon,
to-wit: Beginning at aopoint on the South line of said Section 3,
which point is North 89 35 West 1300.04 feet from the Southeast
corner of said Section 3; thence North 30 10' Bast 406.93 feet; f
thence South 890 West to the Easterly line of a 16.66 foot road-
way (3-236 - P565); thence South 00 11' East along said Easterly
line to the Southerly line of said Section; thence Easterly along
the Southerly line of said Section, 102.3 feet to the point of
beginning.
together with the contiguous parcel described as:
That part of Section 3, Township 2 South, Range 1 West, Willamette
Meridian, described as follows, and referred to as P -
Parcel 11, to-wit:
Beat a point on the South line of said Section 3; which is
Southg 35' West 1081.74 feet from tie Southeast corner of said
section and thence continuing South 89 35' West along said South
line 218.3 feet to a point in County Road No. 411; thence North 30
10' East crossing an iron pipe at 20.03 feet on the North line of
sa6d road, a distance of 406.93 feet to an iron pipe; theme North
89 56' East 194.6 feet to an iron pipe and thence South 0 I1' East
405 feet to the place of beginning.-------------- W Portion 1500.
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STAFF REPORT
AGENDA 5.1
TIGARD PLANNING CO?9MISSION
July 19, 1977 - 7: 30 P.M.
Fowler Junior High School Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon
DOCKET: Zone Change ZC 26-77
REQUEST: Zone map amendment to change the zoning designation from
R-10, "Single Family Residential" to A-2, "Multiple Fam-
ily" for a 2.87 acre parcel
LOCATION: S.W. Gaarde Street northwest of Pacific Highway
APPLICANT: Stoneridge Development Corporation
I . FINDINGS OF FACT:
1. The applicant is requesting a zone change from the exist-
ing R-10 to A-2.
2. The site is designated "Urban Medium Density Residential"
on the Neighborhood Planning Organization No. 3 Plan . Ap-
plicable policies from the plan are as follows:
Policy 8. The maximum overall density of development will
be 12 dwelling units or 29 persons per gross
acre. This amounts to a standard of 2,500
square feet of land per dwelling unit allowing
for streets and other open space. Some areas
will have a lower density owing to topography
or existing development patterns.
Policy 9 Urban medium density residentialareaswill be
developed with paved-streets curbs and .gutters,
and walkways. according to City or County- stan-
dards. All utilities will be placed underground.
Policy 10. Development -will coincide with the provision
of public streets, water, and sewage facilities.
These facilities shall be (a) capable of ade-
quately serving all intervening properties as
well as the proposed development and (b) de-
signed to meet City or County standards.
Policy 11. ' Planned unit development will be encouraged on
tracts large enough to accommodate ten or more
A dwellings. Planned unit development will permit
a degreeofflexibility in design' that will en-
able a higher quality of development in
accord-ance with zoning standards.
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STAFF REPORT
AGENDA 5 . 1
TIGARD PLANNING COMMISSION
July 19 , 1977 - 7: 30 P•M-
Page 2
Site plans will provide for auequate open space
policy 12• properties and (b) pro-
to (a) protect adjacent p P
vide ample yard space for residents and play
space for youngsters.
Policy 13. Establish high design standards for signing
and appearance, including the landscaping of
setback areas and the designation of access
points.
Polic:, 14 . Apartments should be located to produce an oP-
timum living environment for the occupants.
Development criteria should include:
a . Buffering by means of landscaping, fencing,
ercial areas and ma-
and distance from commBoulsuch evard
as Pacific
jor traffic carriers,
Highway and Hall B {{
r,, On-site recreation space, as well as pedes-
trian and bils,
cycle access to parks, schoo
and convenience shopping
C. The siting of buildings to minimize the
visual effects of parking areas and to in-
erease the availability of privacy .
Policy 15. Apartments should be located to produce the
least adverse effects upon single family areas.
Development criteria should include:
sca in fencing,
a. Buffering by means of land P g
and distance
b. Compatibility of design recognizing the
conflicts of mass and height between apart-
ment buildings and houses.
Policy 16. Avoid locating apartments where access can be
gained only from local residential streets.
Policy 17. The Design Review Board will solicitthe
OPin
ion of the Neighborhood Planningorganization
before approving development plans for apart-
ments in this neighborhood.
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STAFF REPORT
AGENDA 5. 1
TIGARD PLANNING COMMISSION
July 19, 1977 - 7: 30 P.M.
Page 3
II . STAFF OBSERVATIONS:
1. The site is relatively flat and partially being used for
pasture, with three older farm houses with barns located t
in the southwest corner of the parcel . To the west is the
Tigard Baptist Church; on the north and south are single
family homes; and to the east is an open field. A small
stand of trees is located in the northwest corner of the
site .
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2. Sanitary sewer would have to be extended from an existing
ten inch line approximately 400 feet west in Gaarde Street.
The line in S.W. Gaarde is of adequate capacity to facili-
tate the proposed density. Water service is available from
the Tigard Water District from either a six inch line in }
S.W. Gaarde or a 12 inch line in Pacific Highway , both of :
which are adequate to serve the development.
3. NPO #3 Plan recommends that S .W. 110th between Fairhaven
and Gaarde Street be improved. Currently 110th has a
right-of-way of 16.6 feet on a narrow, undulating dirt
road. Local street standards require 50 feet of right-
of-way. S.W. Gaarde Street is in substandard condition
(no sidewalks and curbs) with 40 feet of right-of-way. The
NPO #3 Plan designates S.W. Gaarde as a collector street
and recommends that it be improved as a two lane facility '
with restricted parking. An additional five feet of dedi-
cation would be required for S.W. Gaarde Street.
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4. The proposed site plan envisions that two driveway access
points are provided to serve the property--one off of 110th
and the other off S .W. Gaarde. The location of the Gaarde
Street access presents a possible driver vision problem. i
Gaarde Street has a curve at about the point where the ac-
cess is proposed.-- Staf--f-suggests- 'that this access be de-
leted and 110th be the primary access point for the site.
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IIT.. CONCLUSIONARY FINDINGS: z
1. The proposed A-2 zoning district is compatible with the
surrounding zoning and conforms to the Neighborhood Plan-
ning Organization 7#2 Plan, which designates these parcels
to develop at an Urban Medium Density of 12 units per ac-
re. With the attachment of appropriate conditions, the
adequate provision of public services to serve development
of the site can be -assured.
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STAFF REPORT
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AGENDA 5.1
TIGARD PLANNING COMMISSION
July 19, 1977 - 7:30 P.M. �
Page 4
2. S .W. 110th is an unimproved street , and in order to meet E
the proposed density and provide the necessary access for
this parcel , street improvements would be necessary.
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IV. STAFF RECOMMENDATION:
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Based on findings of fact and conclusionary findings, the staff
recommends approval with the following conditions: r
1. Five feet of right-of-way be dedicated along S.W. Gaarde
Street for street improvement purposes.
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2. 17 feet of right-of-way be dedicated along S.W. 110th Street
for street improvement purposes.
3. A half street improvement for half of a 34 foot street sec-
tion be made on the S.W . Gaarde Street frontage. No build-
ing permits will be issued until construction drawings have
been approved by the Public Works Department and the neces-
sary bond filed.
4. A half street improvement to local street standards (with
24 foot wide surface pavement) be made on the S .W. 110th
Street frontage. No building permits will be issued un-
ti]. construction drawings have been approved by the Public
Works Department and the necessary bond filed.
5. A covenant be attached to the deed of any lots abutting
S.W. Gaarde Street restricting direct access to S .W. Gaarde
Street.
6. As part of the design review submission, consideration be
given for alleviating the hazardous curve on S.W. Gaarde
Street.
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MINUTES
TIGARD PLANNING COMMISSION
July 19, 1977 - 7: 30 P.M.
Fowler Junior High School - Lecture Room
10865 S.W. Walnut Street - Tigard, Oregon
1. CALL TO ORDER:
2. ROLL CALL:
Present: Wood, Tepedino, Popp, Sakata, Corliss, Brian
Excused Absence: Goldbach
Absent: Moore
Staff: Laws, Bolen, and Edwards
3. APPROVAL OF MINUTES :
Wood asked that the minutes of June 21, 1977 be revised as fol-
lows:
Item 5.5 - "The motion was :passed by unanimous voice vote. "
Item 6.2 - The motion be corrected to read: "Sakata abstained",
rather than Wood.
With the above correction, the minutes were approved as read.
4 . COMMUNICATIONS:
None
5. PUBLIC HEARINGS:
5.1 ZC 26-77 (Stoneridge)
A request by Stoneridge Development Company for a zone map
amendment to change the zoning designation from R-10 (Sin-
gle Family Residential) to A-2 (Multi-Family) for a 2.87
acre parcel on S.W. Gaarde Street (Wash . Co. Tax Map 2S1
3DD, Lots 1400 and 1500, excluding the east 346 feet of
Tax Lot 1500)
A. Staff Report :
Read by Laws
B. Applicant's Presentation:
o George Schenck, realtor, outlined the reasons sup-
porting the zone change.
o Joseph Van Lom, architect, stated that the majority
of the units would be one story with landscaping and
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MINUTES
TIGARD PLANNING COMMISSION
Judy 19, 1977 - 7: 30 P.M.
Page 2
berming along S.W . Gaarde Street.
o Tom Miller, developer, reviewed the type of apart-
ment to be built.
C. Public Testimony :
o Bibianne Sebeckla stated that the zone change was
in accord with the NPO plan .
D. Staff Recommendation :
Based on findings of fact and conclusionary findings,
the staff recommends approval with the following condi-
tions:
1. Five feet of right-of-way be dedicated along S.W.
Gaarde Street for street improvement purposes.
2. 17 feet of right-of-wav be dedicated along S.W.
110th Street for street improvement purposes.
3. A half street improvement for half of a 34 foot
street section be made on the S .W. Gaarde Street
frontage. No building permits will be issued until
construction drawings have been approved by the
Public Works Department and the necessary bond
filed.
M 4. A half street improvement to local street standards
(with 24 foot wide surface pavement) be made on
S.W. .110th .Street frontage. No building permits
will be issued- until construction drawings have
been approved by the Public Works Department and
the necessary bond filed:
5. A covenant be attached to the deed of any lots
t abutting S.W. Gaarde Street restricting direct ac-
x cess to S .W. Gaarde Street .
-6. As part of the design review submission, considera-
tion be given for alleviating the hazardous curve
on S.W. Gaarde Street
o The following people cross-examined the staff recom-
mendations:
MINUTES
TIGARD PLANNING COMMISSION
July 19, 1977 - 7:30 P.M.
Page 3
Herman Porter
Sharon Zumwalt, NPO 3 member
Lavern McKay
Bob Doctor
Dean Schmitz
Al Hammes
Georgia Reed
D. Commission Discussion:
Sakata moved and Wood seconded for approval based on
staff findings and with the six staff recommendations.
The motion passed by unanimous voice vote.
5.2 ZC 27-77 (Stoneridge)
A request by Stoneridge Development Company for preliminary
plan and program review of a two phase :project on S.W.
Gaarde and S.W. Pacific Highway: Phase I to consist of 66
multi-family units and ten duplex units on a 8.8 acre par-
eel; Phase II to consist of commercial and commercial-pro-
fessional uses on a 3.34 acre parcel . (Wash. Co. Tax Map
2S1 3DD, Lots 800, 900, 1100, 801, 1400, 1500 and Wash. Co.
Tax Map 2S1 10A, Tax Lots 700 and 800)
A. Staff Report:
Read by Laws
B. Applicant 's Presentation:
o George Schenck, realtor, outlined the planned de-
velopment conformance with the NPO 3 plan.
o Joe Van Lom, architect, outlined the preliminary
plan and stated the reason why apartments should be
substituted for professional office space, and -the
purpose for the spine road.
o Discussion on parking and open space.
C. Public Testimony:
In favor: