Planning Commission Packet - 11/21/1967 POOR QUALITY RECORD
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TIGARD PLANNING AND ZONING MEETING
Tuesday, November 21, 1967
.AGENDA
1. ROLL CALL
2. APPROVAL OF MINUTES - October 17, 1967
3. ZONE CHANGE - EULALIE M. RIVERMAN, Located at S.W. Frewing, 150'
from Pacific Hwy., Tax Lot 3400, Map 2S1 2CB,
Present Zoning R-7 (Residential), Proposed Zoning
A-2 (Multiple Dwelling)
4. ZONE CHANGE - JACK & BARBARA RIVERMAN, Located at S.W. Garrett, 150'
from Pacific Hwy., Tax Lot 3401, Map 2S1 2CB, Present
Zoning R-7 (Residential) , Proposed Zoning A-2 (Multiple
Dwelling)
5. ZONE CHANGE - JOYCE BEEMAN, Located at 11595 S.W. Greenburg, Tax
Lot 2800, Map 1S1 35 DC, Present Zoning R-7 (Residential) ,
Proposed Zoning A-2 (Multiple Dwelling)
6. ZONE CHANGE - GILBERT & YONEIVE A. PAULSEN, Located at S.W. Hunziker
and Beay.-Tigard Hwy., Tax Lot 1800, Map 2S1 1AC,
Present Zoning R-7 (Residential) , Proposed Zoning
M-4 (Industrial Park)
7. CONDITIONAL USE - ARNOLD J. WESTLING, Located at S.W. McDonald and
S.W. 103rd, Tax Lot 1500, Map 2S1 11 BB, Present
Zoning R-7 (Residential) , Request for Conditional
Use - Duplex
P. ZONE CHANGE - COMMERCE DEVELOPMENT CO., Located at 10720 S.W. Greenburg
Rd., Tax Lot 201 and 204, Map 1S1 35 B, Present Zoning
R-7 (Residential), Proposed Zoning A-2 (Multiple
Dwelling)
9. DISCUSSION OF SUBDIVISION CODE
10. MISCELLANEOUS
11. ADJOURNMENT
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TIGARD PLANNING AND ZONING COMMISSION
Regular Meeting, Tuesday, November 21, 1967 7:30 P.M.
1. ROLL CALL Present: Jack Armand, Clarence Nicoli, Alan Paterson,
Elton Phillips, Everett Severson, Members;
John Perry, Chairman; Keith Thompson, City
Engineer; Mike Gleason, City Planner.
Absent: Fred Anderson, City Attorney; Mayor Kyle
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2. M'I'NUTES, for approval October 17, 1987..
Approved as distributed.
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3. EULALTE M. RIVERMAN ZONE CHANGE - Located at S.W. brewing, 150' from 4
Pacific Hwy., Tax Lot 3400, Map t'
281 2CB, Present Zoning R-1 (Residential) ,!'
Proposed Zoning A-2 (Multiple Dwelling) (€k
4. JACK & BARBARA RIVERMAN ZONE CHANGE - Located at S.W. Garrett, 150' from f
Pacific Hwy., Tax Lot 3401, Map 2S1 e
2CB, Present Zoning R-7 (Residential),;';
Proposed Zoning A-2 (Multiple r'
Dwelling) '.
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Staff report and recommendation for approval. The staff felt that these r
two zone changes should be considered as one application.
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P:iblic hearing opened.
Melvin Ballard stated he did not receive a letter and that he
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was opposed to the zone change.
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A petition was presented with 12 signatures of persons opposed r'.
to the proposed applications.
William Bade, representing the surrounding property owners, ti'
stated that the proposed zone changes would destroy the residential
area. p
r from Norman Page stating letter g g he was in favor of the proposed V
zone changes was read.
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Jack Riverman felt that this would be the best use for this property. ;
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Hearing closed.
Motion by Mr. Phillips for approval of the two applications {{
1 requested by Eula3.ie Riverman and Jack & Barbara Riverman.
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Seconded by Mr. Severson. L
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Approved by unanimous vote of the Commission.
The Zone Changes will be recommended to the City Council. I!•'.
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5. JOYCE BEEMAN ZONE CHANGE - Located at 11595 S.W. Greenburg Rd., Tax Lot
2800, Map 1S1 35 DC, Present Zoning R-7
(Residential), A-2 (Multiple Dwelling)
Staff report and recommendation for approval.
Public hearing opened.
A petition was presented with 18 signatures of persons opposed to t
the proposed application.
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Mrs. Kondrat, who lives on the abutting property, was opposed '!
to the zone change. She stated that they would have no privacy
and that the increased traffic would be dangerous to their children.
West Broockman felt that Greenburg Road was already too congested. !I
Barbara Petrin and Mrs. Johnston were opposed to the proposed I
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zone change. ,J
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Clyde Kingly stated that Tigard was growing and that we need
more apartments.
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Miss .Beeman felt that this was the only possible use for the
property since it was too large for a home. 1.
Hearing closed. .
Motion by Mr. Aitkin for approval of the application requested
by Joyce Beeman.
Seconded by Mr. Paterson. t4
Approved by unanimous vote of the Commission.
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The Zone Change will be recommended to the City Council.
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6. GILBERT & YONEIVE A. PAULSEN ZONE CHANGE - Located at S.W. Hunziker
and Beay.-Tigard Hwy., Tax i`
Lot 1800, Map 2S1 lAC,
Present Zoning R-7 (Residential) ,,1j
Proposed Zoning M-4 (Irlustrial t
Park) jl<'
Staff report and recommendation for approval.
Public hearing opened.
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A letter from O. H. Clark who is opposed to the zone change was read.
John Davidson felt that Tigard did not need any more industry. He
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also stated that Hunziker Road was dangerous and did not need any
more traffic.
Hearing closed.
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Page 2 11/21/67
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Motion by Mr. Phillips for approval of the application requested by
Gilbert & Yoneive Paulsen.
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Seconded by Mr. Severson.
Approved by unanimous vote of Commission.
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The Zone Change will be recommended to the City Council. I
7. ARNOLD 3. WESTLING CONDITIONAL USE - Located at S.W. McDonald and
S.W. 103rd, Tax Lot 1500, Map
2S1 11 BB, Present Zoning R-7
(Residential), Request for
Conditional Use - Duplex
Staff report and recommendation for approval.
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Public hearing opened.
Mark Vincent, Mrs. Vincent, Frances Meyer, Bill Meyer, and Don
Berry objected to the proposed Conditional Use. They did not
feel it would conform to the resa.dential area.
Hearing closed.
Motion by Mr. Paterson for Denial„
Seconded by Mr. Aitkin. :'
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Approved by unanimous vote of the Commission.
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8. COMMERCE DEVELOPMENT CO. ZONE CHANGE + Located at 10720 S.W. Greenburg '
Road, Tax Lot 201 and 204, Map fr
ISt 35 B, Present Zoning R-7 F
(Residential), Proposed Zoning ''
A-2 (Multiple Dwelling)
Staff report and recommendation for approval.
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Public hearing opened. c
Del Dinehart and the builder of the proposed apartments explained r
their mans. They explained that this development would probably t'
be a 5 year project. I.
Hearing closed.
Motion by Mr. Aitkin for approval of the Zone Change requested by (•
a; Commerce Development Co, k I
Seconded by Mr. Paterson ,,
Approved by unanimous vote of Commission present.
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The Zone Change will be reccePe lded to the City Council. f'<
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9. DISCUSSION OF SUBDIVISION CODE
It was agreed that the Commission would discuss the Subdivision Code
at the Work Meeting on December 14, 1967.
10. MISCELLANEOUS I
1. Michael Gleason, City ,Planner was asked to write a letter to Vance Lee
instructing him to pliint shrubs along the property line at 10265 S.W.
Walnut St. The types of planting* was left to his discretion.
2. The Commission una nimously agreed that it will not allow any variance
in the agreement reached on the Conditional Use requested by Stan
Adkins On October 17, 1967, with the exception of a possible
dedication of a 50' roadway.
11. ADJOURNMENT 10:30 P.M.
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Respectfully submitted, !
CITY OF TIGARD
PLANNING & ZONING COMMISSION ;;
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o �(� k:1
Susan L. Bierly [j
Secretary `,
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ITEMI6 - GILBERT AND YONEIVE PAULSEN - Located at S.W. Hunziker St. and
Beaverton-Tigard Hwy., Tax Lot #1800, Map 2S1 lAC. Present
Zoning R-7, Requested Zone Change to M-4, (Industrial Park) .
The parcel under discussion is a triangular shaped lot, bordered
on the south by S.W. Hunziker St., on the north by Beaverton-Tigard
Hwy., and on the west by an M-3 zone.
A. BACKGROUND
1. On October 10, 1967, Tigard City Council did approve
annexation of the lands of Cook and Paulsen. This
action was filed as Ordinance No. 67-61.
B. ACCESS AND TRAFFIC LOAD INCREASE
1. Access would be provided by Hunziker St. The street is
heavily used, and at present very narrow. Here is also
a great deal of congestion at Hwy. 217 and Hunziker
during peak load periods.
2. It is impossible at this time, to determine the traffic
load increase generated by development of this parcel.
However, due to the close proximate of this parcel to
a ramp system (approximately 400') for the Beaverton-
Tigard Expressway. The staff felt the majority of the
traffic would use that interchange instead of the
Hunziker and 217 connection.
C. DISTURBING INFLUENCES TO ABUTTING PARCELS
1. The City Staff feels that because the property abuts a
major expressway, and because the M-4 zone is quite
restrictive, that any disturbing influences would be
negligible. The only problem would be to the home
owner directly across Hunziker Street from the parcel
under. discussion. However, the natural bearer of Hun-
ziker
Street should provide an adequate buffer.
D. STAFF RECOMMENDATION
1. The Staff recommends approval of the Zone Change on the
following grounds.
(a) Any major traffic load increase caused by development
of this parcel would be handled by the Beaverton-
Tigard Expressway.
(b) That access and egress will be no problem.
(c) That there will be no significant disturbing
influences to abutting parcels.
(d) That the land use is appropriate, due to the close
proximity to the highway and abutting M-3 parcels.
C. DISTURBING INFLUENCE TO ABUTTING PARCELS
1. Although the surrounding area is lightly populated
residential, the size of this complex will exert influence
on quite a larger radius than the normal developments.
Greenburg Road is already overloaded, and this would tend
to increase the existing problem. Residential housing
all along Greenburg Road will be affected by the increase
in traffic and the increase in population density.
Parcels directly west of this proposed development would
enhance by an A-2 zone for they are industrial and
conceivably at some future date commercial developments.
Property to the north would be buffered by the Beaverton-
Tigard Expressway and would not be adversely affected. s
Properties to the South and to the Southeast would be
affected directly for they are residential housing.
D. STAFF RECOMMENDATION
The staff recommends approval of the zone change on the
following grounds.
1. The land use is the best possible design considering
topography, access to Beaverton-Tigard Expressway and
long range land use studies of this area.
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2. Although Greenburg Road and 95th Street are not fully 1
developed roadways, future plans of this area will t
definitely improve access and egress to above average
standards. l
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3. Disturbing influences to the close lying residential
developments will be short run problems, and should be
alleviated by the long run affect of M-4 development f
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which will probably occur from this area westward. ff
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ITEM {(,
3. Elaine M. Riverman - Located at S.W. Frewing, 150' from
Pacific Hwy„ Tax Lot 3400, Map 2S1 2CB, Present Zoning
R-7 (Residential) , Proposed Zoning A-2 (Multiple Dwelling)
4. Jack and Barbara Riverman - Located at S.W. Garrett, 150'
from Pacific Hwy., Tax Lot 3401, Map 251 2CB, Present
Zoning R-7 (Residential) , Proposed Zoning A-2 (Multiple
Dwelling)
Staff feels that these two parcels should be considered as
if they are one zone change request. Development would not
proceed if one zone failed and the other passed.
Tax Lot 3401, is bordered on the south by Garrett Street, Tax
Lot 3400, is bordered on the north by Frewing Street. Both
lots abut each other in between these two streets, making (,
one congruous connection between Garrett and Frewing. Both
of these lots are bordered on the east by Commercial zone !'
and on the west by a residential zone.
A. BACKGROUND
1. The City of. Tigard, on October 23, 1967, annexed to the
the City, Tax Lot's 3400 and 3401. The Ordinance No.
was 67-63 and 67-64. When annexed the City assumed is
the county zone of residential, the property owners
now wish for a zone change to A-2 (Multiple Dwelling) .
B. ACCESS AND TRAFFIC LOAD INCREASE
1. Using the assumption that both parcels would be developed
together, access could be provided off of two streets;
and Frewing. Residents of these proposed apartments
would have to use Highway 99 for transportation to localities
in the area. This lack of circulation is caused by the dead
ending of Ash Street, which does not continue into the
centered Tigard area, but connects Frewing and Garrett.
Both of the streets under discussion have a 40' right-
of-way, and are in rather poor condition. 3'
2. Assuming that the property is entirely developed as
apartments, there is space available to build approximately
88 units. If we use the engineering standard of 1-2 cars
per unit there will be a traffic load increase of 132 cars
per day. As mentioned before nearly all of this traffic
would travel on Highway 99 to work and/or shopping.
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C. DISTURBING INFLUENCES TO ABUTTING PARCELS
1. Because of the commercial zoning on the northeast border
of these two parcels, and because of the sparce density
of residential housing on the east property line of the
zone changed parcels, the Staff feels that there would
be no measurable amount of disturbing influence.
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ITEM /7 - Joyce Beeman - Located at 11595 S.W. Greengurg,
Tax Lot 2800, Map 1S1 35 DC, Present Zoning R-7
(Residential) , Proposed Zoning A-2 (Multiple Dwelling).
Tax Lot 2800 is bordered on the north by Greenburg
Road, south by A-2 zoning, and West by vacant lots, ,
zoned R-7. This parcel is directly across Greenburg
Road from 91st Street. ,
A. BACKGROUND
1. The parcel under discussion, is located in the
approximate center of a fairly high density residential
district. This district has been intermittently salted
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with A-2 zoning. Tax lot 2800 abutts on its southern
boundary one of these existing A-2 zones. It's western
boundary is open land being used for speculative
purposes.
B. ACCESS AND TRAFFIC LOAD INCREASE F
1, This parcel is 2.5 acres, thus allowing enough area
to build approximately 57 units. There is 147' of
frontage on Greenburg Road which would serve as access h
to a proposed development. At present there is a
house located in the approximate middle of this frontage.
Some consideration should be given for contigent access c:,
to this parcel, the parcel directly to the west and the �'.
parcel directly to its south. It is the belief of the ;;
staff, that if this zone change is allowed the speculative s<
land west of Lot 2800 will become A-2. Planning for ,,L h,
access now will assure through traffic patterns in the i"'
future. {
2. As mentioned before, this parcel is large enough for
57 units, using the figure of 1 and 1/2 cars per unit, s
the total load increase on Greenburg Road would be 1,
approximately 85 cars per day.
C. DISTURBING INFLUENCES TO ABUTTING PARCELS
. 1. Approximately 30 residential housing units will be 1;
directly affected by the increase in density on this
parcel. The staff feels that property values closely
adjacent to apartments in this primarily residential
district will have a tendency to decline. If, however, '+
these residential units become, by rezoning, apartment i
units, their value would be enhanced. rr
D. STAFF RECOMMENDATION 1.
The staff recommends approval of the zone change on ,,,
the following grounds.
1. The land development plan for this entire district 1'.
is for high density residential.
2. Previous decisions in this area by the Planning and
Zoning Commission, has set a precedent for higher S?
living density than R-7.
3, Disturbing influences will be of a short run nature, F,
if Greengurg district continues to experience higher
and higher population densities.
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D. STAFF RECOMMENDATION ,
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The staff recommends approval of the zone change on the
following grounds. 9
1. The land use is appropriate, because of its close
proximity to commercial zoning.
2. The A-2 zone on these parcels conform with prior zoning ,
patterns along Pacific Highway. This established pattern
arranges commercial zoning first, (closest to the Highway) .
followed by A-2 zoning, which in turn is followed by
residential zoning.
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3. The load increase on Pacific Highway from apartments
in this area would be at some future date alleviated by i
the extension of Ash Street to the central business district. ti
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4. Access and egress on to Frewing and Garrett should be a
relatively simple matter, being that both parcels have a
large amount of frontage.
5. Disturbing influences from apartments on these parcels would
be at a minimum due to the sparce density of the existing pi'
residential.
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ITEM/8 - COMMERCE DEVELOPMENT COMPANY - Located at 10720 S.W. Greenburg
Road, Tax Lot 201 and 204, Map 1S1 35 B, Present Zoning R-7
(Residential) , Proposed Zone A-2 (Multiple Dwelling)
These two parcels should be considered as one zone change. The
properties southern boundary line lies along the abandoned
Oregon Electric Rail line. The properties northern boundary
line is S.W. Shady lane Street. The parcels lie between
S.W. 95th Street and Greenburg Road.
A. BACKGROUND
1. The two parcels under discussion for zone change are
part of a larger development to include Tax Lot's 301,
which is located on Map 1S1 35 CA, and Tax Lot 200 which
is a triangle lot directly abutting the Beaverton-Tigard
Expressway. The hope is by the developer to have a
commercial and apartment complex using all of these lots.
At present he feels it is more appropriate to request a
zone change on these two lots so that he can begin design
work.
Tax Lot's 201, 204, and 301 were annexed to the City on
September 11, 1967.
2. The surrounding area is mostly light density residential.
However, in view of the topography of this area, and its
close proximity to the Beaverton-Tigard Expressway, the
City Staff feels that residential development will not
continue to materialize right in this particular location.
There are at present industrial sites directly east of 95th
Street.
B. ACCESS AND TRAFFIC LOAD INCREASE
1. Access will by provided to this property by S.W. Shady
Lane and 95th Street. Shady Lane connects directly with
Greenburg Road approximately 100' from the end of the
parcels under discussion. Greenburg Road in turn connects
directly with the Beaverton-Tigard Expressway. The Staff
believes that a large amount of this traffic would be
directed to the expressway.
2. The load increase on the above mentioned streets would be
quite excessive. The lots are large enough to handle
somewhere around 400 units. This figure is just an approxi-
mation, because we do not know the final layout of the entire
proposal, nor do we have any idea whether planning and zoning
will allow any additional zone changes in this area. But
using the figure for cars per unit of 1-1/2, there would
be a load increase of somewhere around 600 cars per day.
This car load could be even larger assuming that commercial
establishments were allowed to develop on these parcels.
ITEM 0- ARNOLD J. WESTLING -.Located at S.W. McDonald and
S.W. 103rd, Tax Lot 1500, Map 2S1 11 BB, Present Zoning
R-7 (Residential) ; Request for a Conditional Use - Duplex
The parcel under discussion is located on the corner of
103rd and McDonald Street. This request would require
the splitting of Mr. Arnold Westling's property, putting
a duplex on the front of his lot and leaving his house
on the back of his lot. The entire area is a residential
district of fairly expensive homes.
A. BACKGROUND
1. The City of Tigard, on June 12, 1967, did annex
Tax Lot No. 2100 to the City. The county has changed
this Tax Lot number to 1500. Its present zone is
County R-7.
B. ACCESS AND TRAFFIC LOAD INCREASE I'
1. Access would be provided off of S.W. 103rd Street,
by use of a curb cut.
2. The load increase on 103rd Street would be of no
significance for the developer wishes only to put
in a duplex. An increase of 3 cars is anticipated
using the calculation of 1-1/2 cars per unit.
C. DISTURBING INFLUENCE TO ABUTTING PARCELS
1. The staff feels that if the duplex is developed with
a conforming residential atmosphere, there would he
no disturbing influence to the surrounding area.
D. STAFF RECOMMENDATION
{
The staff recommendations approves of the Conditional
Use so long as the following conditions are met.
1. That placement and design of the duplex conform with
the City of Tigard zoning ordinance.
2. That the plot plan, submitted by Mr. Arnold Westling,
be followed to the detail of including landscaping
and fencing.
3. That the design (architectural) of the duplex,
conform with the design submitted by Arnold Westling
to the Planning and Zoning Commission.
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