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Resolution No. 90-07 r CITY OF TIGARD, OREGON RESOLUTION NO. 90-07 E iiER OF THE E anTION O_ A FINAL ORDER UPON CITY - UNCIL REVIEW OF AN He'T_'S APPEAL OF A PLANNING COMMISSION DECISION TO APPROVE A SITE DEVELOP24ENT REVIEW AND VARIANCE APPLICATION (SDR 89013/V 89-21) PROPOSED BY JOHN AND FLORENCE DOLAN. WHEREAS, a Director's decision was appealed to the Planning Commission by the applicant for further consideration; and WHEREAS, the Commission reviewed the case at its meetings of August 8, 1989 and December 5, 1989; and WHEREAS, the Commission upheld the Director's decision with modifications to the original conditions of approval (Final Order No. 89-25 PC); and WHEREAS, this matter came before the City Council at its meeting of February 5, 1990, upon the request of the applicant; and WHEREAS, the Council reviewed the evidence related to the applicant's appeal and modified Condition No. 5. of Planning Commission Final Order No. 89-25 PC so that the City's engineer/surveyor shall be responsible for the locating and marking of the 100 year flood plain rather than the applicant. THEREFORE BE IT RESOLVED that the requested appeal is DENIED and the Planning Commission decision is upheld, as amended, based upon the facts, findings, and conclusions noted in Planning Commission Final Order No. 89-25 (Exhibit "A"). The Council further orders that the City Recorder send a copy of this final order to the applicant as a notice of the final decis' n in this matter. PASSED: This =F' day of Februa a990. fivy ld Edwards, ayor City of and ATTEST: r; Tigard City Recorder DOLANRES/kl RESOLUTION No. 90-07 PAGE 1 CITY OF TIGARD FINAL ORDER NO. 89--25----PC A FINZIL ORDER INCLUDING FINDINGS AND CONCLUSIONS WHICH APPROVES AN APPLICATION FOR SITE DEVELOPMENT REVIEW (SDR 89-13) APPROVAL TO RECONSTRUCT A GENERAL RETAIL SALES FACILITY WITH A NEW 17,600 SQUARE FOOT BUILDING, PLUS A VARIANCE (V 89-21) TO THE REQUIRED PARKING STANDARD FOR GENERAL RETAIL SALES TO ALLOW 39 PARKING SPACES WHERE 44 ARE REQUIRED (DOLAN). + The Tigard Planning Commission reviewed the above application at a public hearing on December 5, 1989. The Commission based its decision upon the facts, findings, and conclusions noted below: A. FACTS 1. General Information CASE: Site Development Review SDR 89-13 and Variance V 89-21. REQUEST: To construct a 17,600 square foot retail sales building and a variancs to allow 39 parking spaces where 44 are required. APPLICANT: John and Florence Dolan OWNER: Same 7344 s.e. Foster Road Portland, OR 97206 LOCATION: 12520 SW Main Street (WCTM 2S1 2AC, TL 700) COMPREHENSIVE PLAN DESIGNATION: Ceritral Business District ZONE DESIGNATION: CBD-AA (Central Business District, Action Area) 2. Background No previous applications have been reviewed by the City with respect to the subject site. Two freestanding billboard signs and one large roof sign on the property have been considered nonconforming as of March 20, 1988, and property and business owners were notified of this prior to that time. A voluntary compliance agreement 'aas been used to provide affected downtown properties an extension of time until a City Center Plan is adopted. The voluntary compliance agreement was never signed. The property and business owners have been cited for the following nonconformities: 1. Roof sign, a violation of Section 18.11P_070.H; and FINAL ORDER 89-G`� PC - SDR 89-13/V 89-21 DOLAN - PAGE 1 2. Two nonconforming, amgrtfaed billboards (illegal violations of Code Section 18.114.090.A.4.a. The Director issued a decision approving this proposal subject to 14 conditions. The applicant appealed this decision to the Commission due to objections over 5 of these conditions. 3. Vicinity Information Properties immediately in all directions are also zoned and developed CBD-AA (Central Business District - Action Area). Property immediately to the west contains the Fenno Creek floodplain and is designated in Tigard's coaemunity Plan to be included as part of the City's greenway/open space system. 4. Site Issformation and Proposal The subject site is approximately 1.67 acres in size and is bordered by Fanno Creek on the southwestern side. There is a 9700 square foot building and partially paved parking lot which has been in its present location since approximately the late 1940s. A freestanding sign with a readerboard stands along the Main Street frontage of the property. Two large billboards, which are subject to the City's sign amortization program, stand on or near the property's northeasterly boundary. The applicants wis:z to raze the existing structure, currently used by A-Boy Electric and Plumbing Supply, a general retail sales use. The site will then be developed for a larger, 17,600 square foot structure better suited to the nature of the business. The applicant is also requesting a Variance to City parking requirements for general retail sales businesses to provide only 39 parking spaces when the community Development Code requires 44 spaces. 5. Agency and NPO Comments Neighborhood Planning organization it has reviewed the proposal and has the following comments: The tree near the sid~walk on the proposed landscape plan could block the view of eastbound traffic. Also, the air con•litioner should be provided with noise/sound screening. Finally, the NPO expressed concern that a fence be constructed on the site after the existing building has been removed. Northwest Natural Gas has reviewed the proposal and states that it has an existing 4-inch steel main 14 feet north of the centerline on SW Main Street and a service line to 12520 SW Main Street. The company will require notification prior to demolition. FINAL ORDER 89-2.5 PC - SDR 89-13/V 89-21 DOLAN - PAGE 2 The Consolidated Rural Fire District notes that fire flow requirements w___x.-3 3000 gallons ler minute_ Automatic sprinkler protection or some other means of built-in fire protection will be required. Portland General Electric, the Tigard Water District, have reviewed the proposal and have no objections to it. The City Building Division states that an 8-foot tall solid plywood fence must be installed behind the sidewalk/public right-of-way along SW Main Street (from the southwestern property line to.a minimum of 20 feet beyond the new building) prior to start of construction and must remain until all construction is complete (Uniform Building Code section 4407(c). A demolition permit will be required for the removal of any or all of the existing building. The City Engineering Division has reviewed the proposal and has the following comments: a. Main Street is a major collector street and is currently fully developed with curbs and sidewalks. A plan developed earlier this year by the City Center Plan Task Force calls for reconstruction of Main Street. However, this plan has not yet been formally adopted by the City and design details are not yet available. The improvements proposed by the City Center Plan Task Force can all be accomplished within the existing 80 foot right-of-way. A 1986 engineering study of the condition of Main Street recommends that the pavement be completely reconstructed and that the storm drainage system be replaced. it appears to be impractical to perform the proposed reconstruction of Main Street in a piecemeal fashion on a lot-by- lot basis; instead, the reconstruction needs to occur in larger segments beginning at Fanno Creek Bridge and working uphill. Therefore, we do not propose that any reconstruction of Main Street be required as a condition of this development proposal. This development should be required to replace any existing sidewalks which are damaged or in poor repair and to reconstruct any existing curb cuts which are being abandoned. b. As part of the Tigard Major Streets Transportation Safety Improvement Bond, the City plans to replace the Main Straet Bridge over Fanno Creek. The bridge replacement is tentatively scheduled to occur in 1990. The bridge construction is expected to occur within the existing right-of-way and should have little impact on the subject site. C. The site slopes toward Fanno Creek; therefore adequate storm drainage is available. FINAL ORDER 89-Z PC - SDR 89-13/v 89-21 DOLAN - PAGE 3 d. The City's Master Drainage Plan recommends improvements to the Fanno Creek channel downstream from Main Street. The proposed channel improvements w.,..l.. _in, ude widening and slope stabilization. These improvement would move the location of the top of bank approximately five feet closer to the proposed building than the location of the existing top of bank. e. If a pedestrian and bicycle pathway is to be provided along Fanno Creek as proposed by the Parke Master Plan, a minimum of ten feet will be needed between the future top of bank and the proposed building. Typically, new developments along Fanno Creek are required to dedicate greenway to protect the flood plain and to provide for the pant pathway system. f. Two sanitary sewer trunk lines cross the site in an existing easement. One line is 24 inches in diameter and the other is 60 inches in diameter. Therefore, adequate sanitary sewer service Is readily available. The new building has been designed to stay clear of the existing sanitary sewer easement. g. The applicant has requested a Variance on the parking requirements, arguing that the proposed usage of the building generates little parking demand. However, it is possible that the usage of the building will change in fixture years. It appears that there is adequate room oil the site to provide parking in accordance with the standard Code requirements. In fact, the applicant indicates an intention to provide additional parking in the future. Therefore, we recommend that the variance be denied. No other comments were received. B. ANALYSIS AND CONCLUSION Section 18.120.180 lists the standards whereby the Commission is to approve, approve with modifications or deny the request for site development review approval. In addition to those contained in Chapter 18.66, Central Business District, the following sections of the Tigard Community Development code are also applicable. Chapter 18.86, Action Areas; Chapter 18.100, Landscaping and Screening; Chapter 18.102, Visual Clearance Areas; Chapter 19.306, Off-street Parking and Loading; Chapter 18.108, Access, Egress and Circulation; Chapter 18.114, Signs; Chapter 18.120, Site Development Review; and Chapter 18.134, Variances. In addition to all of the above approval criteria, this order will review the proposal in light of the Parks Master Plan for Fanno Creek Park and the natural resources element of the City's Comprehensive Plan. FINAL ORDER 89-25 PC - SDR 89-13/V 89-21 DOLAN - PAGE 4 Permitted Use in the Central Business District The appli.:a.nt intends to construct a new and larger structure suited for a general retail sales use. Such a use is permitted outright in the CBD (Central Business District, Action Area) zone and therefore the use is acceptable for this site. Any use in t__- CED—AA zoning district must meet a 30 foot building serback requirement if any side of the property abuts a residential zoning district. Since none of the four sides of the property abut a residential zoning district, no other - .s,-.g arc r2y.ara.d. In the CBD-AA zoning district, maximum site coverage regulations allow up to 85 percent of the site to be covered with structures and impervious surfaces such as parking, loading and pathway areas. This will be analyzed during a discussion of landscaping and screening below. Action Area Overlay The "AA' portion of the subject site's zoning designation indicates that an additional "layer- of zoning regulations has been imposed on this property. The purpose of the Action Area Overlay designation is to implement the policies of the Tigard Comprehensive Plan for action areas which include provisions for a mixture of intensive land use. Since permitted uses in the Action Area Overlay zone must be those specified in the underlying zoning district, in this case, the CBD, this requirement has been met. Code Section 18.86.040 contains interim standards which are to be addressed for new developments in the CBD-AA zone. These requirements are intended to serve the use and to provide for projected public facility needs of the area. The City may attach conditions to any development within an action area prior to adoption of the design plan to achieve the following objectives; a. The development shall address transit usage by residents, employees, and customers if the site is within 1/4 mile of a public transit line or transit stop. Specific items to be addressed are as follows: i. Orientation of buildings and facilities towards transit services to provide for direct pedestrian access into the building(s) from transit lines or stops; ii. Minimizing transit/auto conflicts by providing direct pedestrian access into the buildings with limited crossings in automobile circulation/parking areas. If pedestrian access crosses automobile circulation/parking areas, paths shall be marked for pedestrians; iii. Encouraging transit-supportive users by limiting automobile support services to collector and arterial streets; and FINAL ORDER 89-Ty PC - SDR 89-13/V 89-21 DOLAN - PAGE 5 �r Iv. Avoiding the creation of small scattered parking areas by allowing adjacent development to use shared surface parking, parking structures or under-structure parking; b. The development shall facilitate pedestrian/bicycle circulation If the site is located on a street with designated bike paths or adjacent to a designated greenway/open space/park. Specific Items to be addressed are as follows: 1. Provision of s£E ci—t- __________nt and bicycle transit circulation�Asystems, linking developments by requiring dedication and construction of pedestrian and bike paths identified in the comprehensive plan. If direct connections cannot be made, require that funds in the amount of the construction cost be deposited Into an account for the purpose of constructing paths; ii. Separation of auto and truck circulation activities from pedestrian areas; iii. Encouraging pedestrian-oriented design by requiring pedestrian walkways and street level windows along all sides with public access into the building; Iv. Provision of bicycle parking as required undsr Subsection 18.106.020.P; and V. Ensure adequate outdoor lighting by lighting pedestrian walkways and auto circulation areas. C. Coordination of development within the action area. Specific items to be addressed are as follows: I. Continuity and/or compatibility of landscaping, circulation, access, public facilities, and other improvements_ Allow required landscaping areas to be grouped together. Regulate shared access where appropriate. Prohibit lighting which shines on adjacent property; IL. Siting and orientation of land use which considers surrounding land use, or an adopted plan. Screen loading areas and refuse dumpstere from view. Screen commercial, and industrial use from single-family residential through landscaping; and iii. Provision of frontage roads or shared access where feasible. The submitted development proposal satisfies the above requirements for transit usage, pedestrian/bicycle circulation and coordination of this plan with the actiuii area. Screening of the truck loading area can be accomplished with either a fence or tall vegetation. Outdoor FINAL ORDER 89-2-< PC - SDR 89-13/V 89-21 DOLAN - PAGE 6 lighting should be specifically addressed by the applicant as to how it might be provided. Landscaping and Sereening The applicant has requested that in return for the dedication of property along Fanno Creek, all other landscaping standards should be waived. These waivers primarily involve use of the dedicated area to meet the landscaped (158 in this case), provision by the City of the area requirement g�gt,:a£(15% for the building on the west and south sides, and trees in the parking lot and along the street frontage. The commission finds that the City has allowed the inclusion of dedicated Flood plain/park land for the purpose of calculating required landscaped area for other projects and such an allowance is appropriate in this instance. The provision of a landscaped buffer, by the City, along the east edge of the dedicated area is justified because the maintenance of this area will be the City's responsibility and the future storm drainage and pathway improvements will cause the destructio:i or removal of vegetation planted now. The Commission finds that the waiver of other landscaping requirements for the pro--Ct are not warranted and that the applicant should submit an amended landscaping plan which is consistent with code standards with exception to the items noted above. vision Clearance The ornamental pear tree intended to 90 immediately to the south of the proposed driveway need not be relocated out of t ee may grow to athis area because lmature it is in a vision clearance area, this type height of 15-25 feet. So long as none of the branches extend below eight feet in height, this tree, or similar type, will not pose a vision clearance problem. Off-street Parking and Loading The applicant proposes to construct 39 standard 90-degree parking spaces, one of which will be for handicapped customers. The spaces meet the parking- Five landscape islands are dimensional requirements for off-site pa also shown. A discussion of the Variance requested pertaining to parking space number follows later in this report. The Code requires one secure bicycle parking space for every 15 required automobile spaces- In this case, a minimum of two bicycle parking spaces are needed. The site plan indicates a proposed location for the bike rack but does not indicate how many spaces will be provided. The bicycle rack design should also be submitted to the Planning Division for review prior to its installation. Access Egress and Circulation The requirements of the Access, Egress and Circulation have been uatisfied. FINAL ORDER 89-2t� PC - SDR 89-13/V 89-21 DOLAN - PAGE 7 Signs The applicant has proposed no new signage in conjunction with this application. The existing freestanding sign will be removed. All new wall and freestanding signs must be reviewed by the Planning Divisiop_ prior, to their erection for conformity with the City Sign Code. The two billboard signs and roof sign are in direci- conflict with Code -- Section 18.120.180, which requires than th, _ov•al s -a envelopment Review be conditioned on the proposals ability to cOmply`with all other applicable provisions of the Code, including the Sign Code in Chapter 18.114. These signs are ncnconforming, amortized-signs. Since neither the property, business owner or sign owner signed a voluntary compliance agreement with the City, their removal should be required as a condition to this approval. Compliance would include complete removal of the signs. The applicant indicates that he is subject to a contractual agreement with the sign company and is not able to order the removal of the billboard signs. Site Develoomert Review Code Section 18.120.180.A.8 requires that where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain in accordance with the adopted pedestrian/bicycle plan. A path is also required as part of the Action Area overlay designation (Section 18.86.040.A.l.b.i). Therefore, dedication of the land area on this property below the elevation of the 100-year floodplain should be a condition to any approval to this application. The Engineering Division has noted that an adjustment of the building location will have to occur in order to accommodate the pathway and the future City-initiated relocation of the floodplain bank. This should be required on a revised site plan. Parkin - -.ante The applicant is requesting approval of a Variance to allow only 39 parking spaces where 44 spaces are required by the Code_ Section 18.134.050 of the Code contains criteria whereby the Director can approve, approve with modifications or deny a variance request. They are: (1) The proposed variance will not be materially detrimental to the Purposes of this Code, be in conflict with the pal=I..es of the Comprehensive Plan, to any other applicable policies of the Community Development Code, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. (2) There are special circumstances that exist which are n_anuliar to the lvt size or shape, topography or other circumstances over which the FINAL ORDER 89- PC - SDR 89-13/v 89-21 DOLAm - PAGE 8 i applicant has no control, and which are not applicable to other Properties in the same zonin- district; (3) The use proposed will be the same as permitted under this code and City standards will be maintained to the greatest extent possible, while Permitting some economic use of the land; (4) Existing physical and natural systems, such as but not limited traffic. drainage= dram-,xra_ 1W_d r--a or parks will not be adversely affected any more than would occurifthe development-were located as specified in the Code; and (5) The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. ~' Special circumstances exist which are peculiar to this lot. The applicant Proposes to construct this project in two phases: the first phase consists of construction of the new building on the southwestern portion of the Property- The existing building would then be demolished. The applicant- hopes to attract a complimentary busIness(ss) to build on the northern Portion of the lot as part of Phase 2. Should additional parking be required, the applicant suggests that a shared parking arrangement could be worked out with the adjacent structure. HIar6rver, the applieant•s own tax lot 400 to the southeast, might also be used for parking purposes. The applicant points out that the store does not attract "browser or window shoppers, in that the business constitutes a retail/wholesale type of business which sells bulky merchandise. The latter fact results in the attraction of customers who decide in advance of t needed and travels to a specific destination. ra=.�e1 that - o product is The applicant cites the fact that the existing store rarely has more than six or eight vehicles at any one time. Staff notes that employees of the business will also require parking spaces and perhaps delivery trucks will need to park and unload on the property; however, it is clear that the existing store use will not need 44 parking spaces. The City agrees that the present use is similar to a general retail sales, bulky merchandise" use. If the City were to employ the parking standard used for retail sales businesses which sell bulky merchandise, namely 1 space for every 1000 square feet of gross floor area but not less than 10 spaces, it is clear that the proposed 39 spaces are well within City parking requirements. Although the use of the building may later change, alternatives are availaile in conjunction with the future phase of construction on this Property. If a new use, which h:s a higher parking demand, occupies the building, a new site development review and evaluation of parking would be required. The iwRue of parking space number will also be evaluated as part of the site development review for Phase 2 of this development. The use will be the same as permitted by City regulations and existing physical and natural systems will not be affected by this proposal. Therefore, the Commission finds that the variance re Tomes ;_ Condition 3. noted below. �`:`��-_�- _object to FINAL ORDER 89-_Z�LPC - SDR 89-13/v 89-21 DOLAN - PAGE 9 Master Plan for Fanno Creek Park Fanno Creek Park is a community park located along Fanno Creek between Main Street and SW Hall Boulevard in the Central Business District. The site lies within the 100-year floodplain and immediately abuts the subject op t property along its southwestern property line. It is hoped that: theentire park will eventuaily contain 35 acres. The dedication of the land area within the 100-year floodplain and the eventual construction of a pathway In that area on the subject property is consistent with the City's park plans for the area. In the City'a Master Plan for Fanno Creek Park, it ie stated that Fanno Creek Park is intended to become the focal point for community, cultural, civic and recreational activities. A paved urban plaza, an amphitheater, an English water garden, pathways, a tea house, a man-made enlargement of the existing pond, as well as preserved natural areas are all components foreseen for this area. The proposed development presently under review will abut this planned community park, and at its closest point, would be no more than eight feet from the outer boundary of the 100-year floodplain. The Engineering Division has stated that the proposed structure should be at least 10 feet away from the relocated outer bank in order to accommodate an eight foot wide pathway and the planned reconstruction of the storm drainage channel along the flood plain. This indicates that an adjustment to the placement of the building on the site would be necessary in order to adequately accommodate the path and vegetative screening up to the relocated bank of the storm drainage channel. C. DECTST_nU The Planning Commission approves SDR 89-13 and V 89-21 subject to the fulfillment of the following conditions: UNLESS OTHERWISE NOTED, THE FOLLOWING CONDITIONS SHALL HE MET PRIOR To ISSUANCE OF BUILDING PERMITS: 1. The applicant shall dedicate to the City as Greenway all portions of the site that fall within the existing 100-year floodplain (i.e., all portions of the property below elevation 150.0) and all property 15 feet above (to the east of) the 150.0 foot floodplain boundary. Al monument boundary survey showing all new title lines, prepared by a registered professional land surveyor, shall be submitted to the City for review and approval prior to recording. The building shall be designed so as not to intrude into the greenwa_v area. STAFF CONTACT: Jon Feigion, Engineering Division, 639-4171. 2. The applicant shall obtain written approval from Unified Sewerage Agency of Washington County for connection to the Unified Sewerage I Agency trunk line prior to issuance of a Building Permit. STAFF CONTACT: Greg Beery, Engineering Division, b39-4171- FINAL ORDER 69- - SDR89-13/V -21ZDOLAN - PAGE 10 3. The applicant shall submit a revised site plan showing= 1) building plans which show the proposed design and location of outdoor lighting and rooftop mechanical equipment; 2) the nrn-a_ior at feast two secure bl ycin parking spaces -- the rack design shally be submitted to the Planning Division for review and approval; 3) the location and screening of the trash disposal area; 4) the relocation of the phase one building outside of the greenway area; and 5) a minimum of 39 parking spaces. STAFF CONTACT: Reith Liden, Planning Division, 639- 4171. 4. The applicant shall submit a revised landscaping plan showing: 1) screening for the trash disposal area; 2) the installation of street trees along the Main Street frontage; and 3) the provision of trees within landscaped islands in the parking lot at a ratio of one tree per seven parking spaces. For the purposes of calculating the required landscaped area (158), the dedicated land noted in Condition No. I. above may be included. The City shall be responsible for landscaping the land dedicated to the public. STAFF CONTACT: Reith Liden, Planning Division. 5. The agp1syaastts engineer/surveyor shall locate and clearly mark the 100-year floodplain boundary prior to commencement of construction. Floodplain boundary markers shall be maintained throughout the period of construction. STAFF CONTACT: Jon F=igion, Engineering Division. 6. A demolition permit shall be obtained prior to demolition or removal of any structures on the site. The applicant shall notify Northwest Natural Gas prior to demolition. STAFF CONTACT: Brad Roast, Building Division, 639-4171. 7. The applicant shall install an 8-foot tall solid plywood fence behind the sidewalk/public right-of-way along SW Hain Street (from the southwestern property line to a minimum of 20 feet beyond the new huilding to the northeast) prior to start of construction and must remain until all construction. is complete (Uniform Building Code section 4407(e). STAFF CONTACT: Brad Roast, Building Division. UNLESS OTMUPWISE NOTBZD, THE FOLLOWING CpNDITIONS SBALL BE SATISFIED PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT: 8. All landscaping materials and other proposed site improvements noted in Conditions 3. and 4. shall be installed or financially assured prior to occupancy of any strut Lure. STAFF CONTACT: Keith Liden, Planning Division. 9. All new signage must receive approval by the Planning Division prior to erection of the signage. STAFF CONTACT: Keith Liden, Planning Division. 10. The two nonconforming, amortized billboard signs and support structure=s shall be COMPI—L. ly removed from r e property prior to occupancy of phase one of this development OR the applicant shall FINAL ORDER 89-;'7 PC - SDR 89-13/V 89-21 DOLAN - PAGE 11 *Amendment per Cuuncil action (Resolution No. 90-07) on 2/5/90 C. Wheatley, City Recorder .k submit any applicable legal document which prohibits their removal_ STAFF GVH ACT: Keith Liden, Planning Division. Z 12. As a condition of the occupancy permit, the applicant shall be required to replace any portions of the existing sidewalk along Main Street which are damaged or in poor repair and to reconstruct any existing curb cuts which are being abandoned. STAFF CONTACT: John Hagman, Engineering Division, 639-471. 12. The existing roof sign shall be permanently removed From the subject Property within 45 days of the issuance of the occupancy permit for the new building. STAFF CONTACT: Reith Liden, Planning Division. THIS APPROVAL SHALL RE VALID FOR EIGHTEEN (18) MONTHS FROM THE DATE OB THE FINAL DECISION NOTED RELOFT. It is further ordered that the applicant be notified of the entry of this final order. l PASSED: This/�/�5 day of December, 1989, by the Planning Commission of the City f Tigard. Milton Pyre, esident Tigard Plann ng Commission l br/SDR89-13.kal FINAL ORDER 89--25 PC - SDR 89-13/V 89-21 DOLAN - PAGE 12