Resolution No. 88-08 :
CITY OF -1IGARD, OREGON
RESOLUTION IUO, 88--0'd
A RESOLUTION ADOPTING FINDINGS AND CQNCL.USIONS TO UPHOLD THE: PLANNING
DIRECTOR'S DECISION OF APPROVAL W11'14 CONDITIONS AS AMENDED ON JANUARY 11,
1988, SDR 87---05 (WESTWOOD CORP.)
WHEREAS, the Planning Director approved an amended landscaping plan for the
Tigard Towne Center Development (SDR 87-05) on December, 31, 1987; and
WHEREAS, this matter was called up for review before the City Council at its
regular meeting of J:nuary 11, 1988; and
WHEREAS, the City Council had before it the Planning Director's decision and
the documentation submitted by the applicant as part of the application.
NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that:
Section 1: The proposal, as modified by the conditions bo.Tow, satisfies
Tigard Community Development Code Chapter, 18.100, 18.120, and
18.150 as they pertain to landscaping and tree removal.
Section 2: The Council, therefore, ORDERS that the above-referenced
decision is upheld with amendments and that all conditions set
forth below shall be imposed:
1. PRIOR TO ISSUANCE OF OCCUPANCY PERMITS, THE FOLLOWING CONDITIONS SHALL..
BE APPROVED 8Y THE DIRECTOR:
a. The landscaping plan shall be. modified as follows:
1. There shall be 31 replacement Douglas fir's with a minimum
caliper of 8 inches measured at 4 feet from grade.
2. Minimum spacing of new trees shall be 25 feet on center. If
overcrowding would result in group 1 (east of Durham Road
driveway), proposed trees may be transferred to other location
on the site.
3. Minimum distance from new trees shall be. 15 feet from paved
area and 25 feet from buildings.
4. No development (paving or buildings) shall occur, within
25 feet of the existing Douglas firs near Pad "A."
5. The cluster of 3 Douglas fir trees near, the Pacific
Highway/Durham Road intersection shown on the plan dated
12/7/87 shall be installed. These 3 trees are included in the
31 replacement trees noted in condition a 1.
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RESOLUTION NO. 88-0T
Page 1
6. A berm with a minimum height of 24 inches and a 30 inch
average height shall be provided in conjunction with trees in
Groups; 1 and 2. The berm located rwar the corner of Pacific.
Highway and Durham Road shall slope downwards between the
second and third planter- boxes (as shown on the plans
presented at the January 11, 1988, Council meeting and
contained in that meeting packet) going from right to left.
The exact slope and height of the berm and the -xppoarance
would be a Director's decision. The hole at this corner must
be filled insofar as it would be congruent with the
landscaping pattern.
b. A planting schedule for the installation of the Douglas fir shall
be submitted.
C. A care program consistent with the Collier and Halstead reports
shall be submitted for the existing and new Douglas fir troes.
d. A care program consistent with 'c' will be carried out as well as
a commitment to annually evaluate the success of the remedial care
towards preserving the replacement trees.
e. A financial guarantee shall be submitted covering 100% of the cost
of installation and care for a three year, period. Said guarantee
shall be subject to City Attorney approval as to form.
2. All. future development of the center, particularly the building pad
sites shall conform with the landscaping plan approved by the Director.
3. This approval is valid if exercised within one year of the final
decision date rioted below.
PASSED: This Tbt day of 1988.
ATTEST: Mayor — City of Tigard
Ci y Recorder — City of Tigard
APPR E2"Yq , FORM:
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City Recorder
to
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RESOLUTION NO. 88— D$
Page 2
CITY OF TIGARD
NOrICE OF DECISION
SDR 87-05
WES1`WQOD CORPORATION
APPLICATION: Request tc amend the approved landscaping plan for the Tigard
Towne Center (Westwood Corp.) development on property zoned C—G (Commercial
!� General) and located at 16200 S.W. Pacific Hwy. (WCTM 2S1 15 BA, T.L. 100, 101
and WCTM 281 15A, T.L. 3100)
DECISION: Notice is hereby given that the Planning Director for the City of
Tigard has APPROVED the. above described application subject to certain
conditions. The findings and conclusions on which the Director based his
decision are as noted below.
A. FINDING OF FACT
1. Background
On May 61 1487, the applicant received Site Dovelopment Review
approval to develop a shopping center subject to conditions (File SDR
87-05). The development has proceeded in accordance with this
approval with the exception of the landscaping plan.
2. Vicinity Information
The proposed site for Albertson's is presently surrounded by a variety
of zo6ing.districts and development patterns. Directly west of the
site (across Pacific Highway) is the eastern city limits of King
City. The area abutting this .portion of Pacific Highway in King City
is commercial development at the northern edge that gives way to
residential development going south and parlleling the subject site.
To the north, across Durham Road, both commercial and medium high
density residential development occurs. The Willowbrook Shopping
Center, located at the northeast intersection of Pacific Highway and
Durham Road, is zoned C—G(PD) (General Commercial, Planned
Development) and contains an assortment of retail and commercial
uses. East of Willowbrook is a part of the Summerfield planned
residential development. This portion of Summerfield is zoned R-25
(PD) (Multi—Family Residential, 25 units per acre).
Two large parcels zoned R-25 are directly east of the Albertson's
properties along SW 113th Avenue. One of these parcels contains a
single family residence, the other parcel is undeveloped.
To the south of the subject site are properties outside Tigard's City
limits but within Tigard's Planning Area. ' Some properties are
identified on the Tigard Comprehensive Plan Map as low density
residential areas with others targeted for medium residential
development. At present, most of these medium and large sized lots
are developed with single family residences, a few lots are vacant.
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NOTICE OF DECISION — SDR 87-05 — PAGE 1
ac
3. Site Information and Proposal Description
As noted above, the project has gone forward and most of the parking
area has bean constructed and the Albertson's store is nearing
completion. During the course of construction 19 mature. Douglas fir
trees earmarked to remain were damaged to the extent that they posed a
safety hazard. As a result, the City allowed the removal of the trees
with the understanding that a revised landscaping plan would be
prepared and implemented that would retain the- visual character of the
site prior to the removal of the trees.
The applicant has submitted a revised landscaping plan featuring 28
replacement Douglas fir trees with caliper sizes of 6 to B inches.
Fourteen are to be located along the Pacific Highway frontage, seven
immediately north of build:ng Pad "C" near the Pacific Highway/Durham
Road intersection, and seven trees on the Durham Road frontage. Six
existing Douglas firs situated in the southwest corner of the property
shall remain.
A limit of development line has been shown at a 15 foot distance from
the existing trees and the transplanted trees near Pad "C". The new
trees are proposed to be spaced at 18 feet on center.
B. ANALYSIS AND CONCLUSION
During construction, trees that were to be preserved were damaged. The
City is requiring the submission of a revised landscaping plan that will
restore the appearance of the property to he similar to the situation
prior to tFq most recent tree removal. In a series of meetings with City
Council, the staff and the applicant received direction regarding the
necessary ingredients the revised plan must contain to "replace" the lost
trees. Based upon the direction received, the staff finds the proposed
landscaping plan dated 12/31/87 to be in conformance with the Council
position with the exception of the following changes that will be
necessary:
a. All replacement Douglas fir shall be a minimum caliper width of _8
inches.
b. The plan shows a net reduction in the number of new trees illustrated
on a previous plan and as a result a previous grouping of three
Douglas firs showri on the 12/7/87 plan near Pad "C" should be
included, bringing -;he total to 31 new trees.
C. The arborist report from David Halstead dated 12/23/87 indicates that
a minimum spacing of 25 feet should be used for the new trees.
d. The 24 inch berm along the western part of the Durham Road frontage
should be viewed as a minimum and should be exceeded in some areas to
three feet. The berm shall be of a rolling nature.
e. The limit of development should be a minimum of 25 feet- from the
existingtrees not 15 feet as shown in the plan. /�---- I
NOTICE OF DECISION — SDR 87-05 — PAGE 2 j
f. A planting schedule, care program, c:nd financial guarantee will be
€' necessary as a condition of approval.
C. DECISION
The Planning Director approves the amendment of SDR 87-05 subject to the
following conditions:
1. PRIOR To ISSUANCE OF OCCUPANCY PERMITS, THE FOLLOWING CONDITION SHALL
BE APPROVED BY THE PLANNING DIRECTOR:
a. The landscaping plan shall be modified as follows:
t. There shall be 31 replzcement Douglas firs with a minimum
caliper of 8 inches measured at 4 feet from grave.
2. Minimum spacing of new trees shall be 25 feet on center.
3. Minimum distance from new trees shall be 15 fejt from paved
area and 25 feet from buildings.
4. No development (paving or buildings) shall.occur within 25 feet
of the existing Douglas fir near Pad "A".
S. The cluster of 3 Douglas fir trees near the Pacific
Highway/Durham Road intersection shown on the plan dated
12/7/87 shall be installed.
b. A planting schedule for V-e installation of the Douglas fir shall
be submitted.
C. A care program consistent with the Collier and Halstead reports
shall be submitted for the existing and new Douglas fir trees.
d. A care program consistent with 'c' will be carried out as well as
a commitment to annually evaluate the success of the remedial care
toward preserving the replacement trees.
Q. A _financial guarantee shall be submitted covering 100% of the cost
of installation and care for the first year.
2. All future development of the center, particularly the bsilding pad
sites shall conform with the landscaping plan approved by the Director.
This approval is valid if exercised within one year or the final
decision date noted below.
D. PROCEDURE
NOTICE Of DECISION - SDR 87-05 - PAGE 3
I. Notice: Notice was published in the newspaper, posted at City Hall
and mailed to:
XX The applicant 6 owners
XX Owners of record within the required distance
XX The affected Neighborhood Planning Organization
XX Affected governmental agencies
2. Final Decision: THE DECISION SHALL BE FINAL ON January 11, 1988
UNLESS AN APPEAL IS FILED.
3. Appeal: Any party to the decision may appeal this decision in.
accordance with Section 18.32.290(A) and Section 18.32.370 of the
Community Development Code which provides that a written appeal must
be filed with the CITY RECORDER within 10 days after notice is given
and sent.
The deadline for filing of an appeal is 3:30 P.M. 1/11/88
4. Questions: If you have any questions, please call the City of Tigard
Planning Department, Tigard City Hall, 13125 SW Hall Blvd., PO Box
23397, Tigard, Oregon 97223, 639-4171.
/a -3
PREPARED Y: Keith Liden, Senior Planner DATE
William A. Monahan, Director of Community.Development DATE APPROVED
(br/25:18D)
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NOTICE OF DECISION — SDR 87-05 — PAGE 4