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Planning Commission Packet - 03/16/1971 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. , . . _ _ _ :. !, i, , i r � 4 �', r,; � i AGEN:DA : �� !, �, Ti�ard Planning Comm�.ssion. ;� Re�ular Meeting � I�Iarch 1.69 197i P�Zember Section m 7030 ��Mo �'u,bli� Hearing =� 8000 PaMa �' �owler �7ro Hi_gh Schdol Li.brary �' 12Q80 Soti!l, Main St�eet, Tigard� Ore, �9 f; T o CAT,Z TO OR�ER , � �T a ROLZ vAI,I, ' ,� _� TII o APPROVAS, OF NTINU��S ; �1a Re;ulax° meetin.g Febru�,ry 16 fl �.97�. � i , IVo PU3LIC H�ARING `' �; An Varianoe "' LEOI�tARD CASON and WALTER W�S�4 .Applicants ?+ �W A req,uest�or an access vaz°�.ance an an ��2, � �� ML�lt,i-family �.esxderitial parc�:� located oxz th� north �s.de of SoV�7� Pfaffle �tree�t� approx= imately 150 �'eet wes�t of H�.�hwa�' 99°�'� ��p 1Sl 36C�1 tax lots �.500p 15aJ..� 1502., 1503 ;' and 1504) iji �.o Staff Re�ommendat�..or� �;; 2 o Pub�.a.� Hearing p 3� Commission Discuss�.on and Act�.on 4° 4,,, :; 3o Zone Change �< CITY OF TIGARD9 Applicant F' A request for� a change of �one c]_assifica.tzon i; �rom C��9 Neighboz°hood Gcsmmex°cial and A�29 " I�iulti-�family Resident�.al �ta C�P9 Commercial �. Professioz�.alg an parcels Zncated on the easi� �` side o� Highway 99�Wp between SoWo MeDonald Ste and S,Wd G�.n�terbury Lno �Map 2S1 l0A tax lots � 200� 203a 3009 30�.� part of 302� 4009 500, 501 �' and part of 503) � 1 a S�af� �ecommenda�tio�. � ?..o Publie Hear�.ng � 3, Commiss�.on Discussion and Action � � � V, UTHER ITEPIS � VI o ADJOURNI�IENT � s ; 1 , � , � i . .. . . ..... ... .. . .. .... ...... ... ..... ._ .:_,.. .. ..... . �. ... ... . .. ,.. ..� . ....S � . .. � � . . � � . . � . .� . , .. � . . . � .i � ' � . . . . . . . . . � . � . . . . . . . . ,. . � . � e �....� . . . . . . � . . - , � . ... � V. OTF�ER ITEP�S � � A. �ake Terrace Planned Resi�d�ntial Development ( (Potter Property, S.W. 121st Ave. ) � 1. Staff Recommendation ' 2. Planning Commission Action � B, Hubble� Zone� Chan�;e and Conditional Use Applications � (Highway 99-W and �ull Mountai.n Road} ! , l: Staff Recamnnend�tion . . 2. Planning Commission Action . i. Cd Request for Apartment Construction on tax lot 2300, �. tax map 2S1 2AC (we9t �ide of S.W. AsM Ste , riortheast � of S.W. Frewing St. ) I; VI. ADJOURNP�I�NT: {I �' + ; � i t � . . . ! ' , I i : � � � �. �!.�G�°i'G��.�.. �>'��". . �r��, � '_� .�E..� _ v'v' . , . � ` MzNU � � s � T.�.�ard Flanning Commission . Regular Meeting � M�,rch 16i 1971 I Fowler Jro High Sehool I,ibrary 1208� SoWa M��.n Street, Tigard� Ore, T o CAZZ TO QRDER a 8:00 P o PZ o , T I o ROI,L CAI,I, Ao Present� Commissioners Fleteher Nicol�. Peterson 9 9 9 Whittaker and Chairman Pa�ersono Keith Thompson9 Director of Public Vdorks; Ray Rang�.la, City Plannero ( Bo Absento Commiss�oners Goslznq T�ewis9 Se�rerson and ` Woodardo TITp APPROVAL OF MINUTES Ao !Phe minutes for the Februas°y 169 1971 meeting were approved as submittedo ` I IV o PUT3LTC H.�ARING , � A, V'arian.ce ZEONARD CASON and WAZTER WEST, Applicants A reqrzest for a,n acce�s varia,nce on an Ad2, Multa.-� family Re�iden.tial parcel located on the north side o� SoW, Pfaffl.e Street approximately 150 �eet west of Hi�hway 99�W �Map 1SI 36CA tax lots 15UOp 15019 15029 1503 and 1504) lo Staff Recommenda�ion ao The staff recommended denialo 2 o Pul�lic Heari.ng ao Mrso Duggan, resident on SoWo 7�3t�'9 asked where . the variance would come f'rnmA Ray Rangila expl.ained that the variance would be on the applicants° propertyo Ray Rangila also explained that, i� the applicat�.on was aeniea� an�ther access would have to be located befare additional apart� ,� ments could be canstructedp Spruce S�reet was � suggestad as one al�ernative, b, I�I.rs a Du�gan a1�o explain�;d �hat a number o� �he neighbors �ences had been �arn. down during the last phase o� buildingo �4, c a M;�o Cason, xoute 3 p �rrou�tdale b explained that he would be ha�p,y to replace any fence that had been torn dciwn� do Chairman 1'�,terson ask�d if t;he contractor is required ta sez°een the A:p2 zoning from the adjoining s�n�le fam�ly development, Ray Ran�ila explained that the sexeening was rPqua.red around the parking areao e o T�Irs o Mangold, 11Q70 S o«; '�8�', bx°ou�h� up the question af the fences a�aina f, Mr„ Ball�,rd9 10y50 SoitJ, 78thn wanted to know : why he was notified o� the varianceo (�hair�m man Pa�terson explainecl tha�t �he Ca.ty i� required to notify all surrc�und�ng property� ownerso g„ I��r� K:�ngP 11030 S�4Vo 78t�W asked about .fire hydrants� �hairman Paterson explained that the �'ire Department would requ�:�e 2 hyc�rants � to be located on the appl�.cants° pro��ertya ho Public hearing was clasedo 3o Commissinn Di.scuss�.on az�d Action ao Chairman Paterson <a.sk-�d. Mro Casan the wicith of access the�r c�uld provide� Mz°o Cason. explainEd that at the hattleneeks they cou�.d �rovide 35 feet of blacktop �y cY�anging the parkin� arPa, and 36 feet in the remaa.n�ng areaso bo Chairman Paterson asked Mro Cason to �how the chan�es to the Commissian or� the �lot plan, c, Tt was moved (Peterson) � S��onaea �Fletcher) and passed by a unariimous vote of th,e Camtn.i�g�.on present that the appa,ication be appr�ved pro� vided that 35 feet o.f blacktop be provided a.n , the battl�neck areas �,nd 36 fe�t in the rema�.n� � ing areaso , , ` Bo 7one �han�e CTTY OF TIG�RD, Applicant -� � A re�quest �'�r a change of zone classifica��on �rom Cw4, Nei�hborho�d Commercial and �,.°2 q l�iulta�famil.y Residential to C-�P9 Commercial Profe��ianal,s c�n �arce�s loc�,ted on, the east si�e of Hi�r�way 99�W9 � `between SoWo ,McDox�ald Stre�t and �oWo Gan�erbury Zaned (�ap ��l l0A tax lo�ts 200a 203� �p� 301� part o�f" 302, 4�49 5009 501 and �art o� �03� ., " �'a. ? -� PC :Minutes � `��1��?1- �.._ 10 Staff Recommendation. ao Sta�f recommend.ed approvalo 2o Public HEaring a4 Arthur Poula.n, 10595 SoWo 71st Aveo9 sp�ke in oppositiono He sta�ed that the C�P district was too restrictiveo bo RaST Rangila z°ead th� uses permitted outright in the C-P, co Cha�rman Paterson exp].ained tha� by zoning these parcels of land CmP it would avoid duplicatiorz c�f uses with those that are across th:e street9 minimize traffic conflicta do 1�Iro Davis, �ill Sn,yder 13ealty, opposed th� applicatiano He stated C-�P w�,s toa restrictive� e� Mro A�len Edward� stated �hat he also �'elt that the proposed zone was �ossibly too restr�ctive9 although his �ompany had not final�.zed plans fo� their propert;yo fo Mro Walter Zwingli also �tated that tk�e C�P zone � wa� x�ot �lexible enougho �� Public hearing was closed� 3o Commission Digcussion an.d Act�:on ao Commiss�.�ner Nzcol�. sta�ed that a'� the �r��ent time �30� of the e�is'ting ��4 zanin� was �eing used as though i.t was C-Po ba CYaairman Paterson asked Mr� �'ou.lin ta show the Cammi.ssion which propert�.es he owned anc� the location o� the fron-tag� roadso c, It was moved (Nicoli} , aeconded (Petersn�� arad passe� by a majority vo�e o�f tYi� Commisaion I, pr�sent that tr�e r�quest be dPnied �Chairmar� g Paterson �,bstain�.ng) d � � f Vo OTHI.R ITENS i A, Zake Terrace �lanned Residential Development i (Potter 1.'ro�erty9 SaW4 121st Aveo ) � 10 Sta:ff Recommendation ao ��aff recommended approval wa.th condition�a 2o Comm�ssion Action ao Chairman Pa�exson asked �Tim Miller of Standard Investment Cornpa;ny ta exPlain the deve�.apment to the Gommi.ss�c.n� �" b, a•Tr, �Tim Miller explained the developmerit pro�ram , and pl�;no Pgo 3 -° PC Mi.n�!'�es �. �/].?/71 � co The representative of the en�ineering firm engaged in the project explained �he final�zed stree�A drainagea utility and lake plansa d, Tt was moved (Nicoli) 9 �econded (Whittaker) and passed by unanimous vote of the Cornmission pr�sent to appr.ove the application with the staff conditions and the �ollowing addi�ional conditionsa 1a That the City Attorizey shall review and approv� the homeownPrs association ag�eement and the agreem ment from the praperty owner to tl�i� sottth re��,�ding poss�.ble encroachmen�t of the lak�o bo Hubble Zone Change and Conditional. Use Applications (Highway 99�W and �u11 Mountain Road) lo Staff �ecommenda,tion ao Staff recommer�ded for denial without prejucliaeo 2, Commission Action � a, The �romotex° of the reetaurant �xplained the i "� ro 'ect and r.esented slides of the sub 'ect P � P � property arid a similar p:roject in Salemo b, Chairma� Pat�rson explained �hat the �it;y would like one s.�te lan showin the entire P g � subject property and that this coulcl be accomplished und,er Planned Development zon�.nga c, It was moved (Whittaker) 9 seconded �Nicol.i) and passed by unanimous vote af the Commission pr�sent that they approve a Planned Development District, with ��he Planning Depa.r�ment giving final review and approval of the �ite plana Co Reque�t for Apartment Construetion on tax lot 2300, tax map 2S1 2AC (west side of SoWo Ash Street9 north� east of SoWo Frewing Street) lo Staff Recommendation aa Ray Rangila explained the request and the access requirements for multi-family zonin�o 2o Commission Discussion and Action aa The Commissian determined that the pxoperty in � ques�ion could be developed in phases�mthe first phase containing 20 apartments on approximately � one acre af the subject prdpertyo P�;o 4 - PC Minutes - 3/61/71 I i _ I .. . . � <.,. ,,_ .�,-. _ � _ ,�. , ., , � - ., .. , ... _ .,, _,-. . . , � � �.. $, bo Before the second phase �egins a Zocal Improvement District must be �ormed to extend Ash through to I�urnhamq and thereby meeting Zoning Ordinance access standard�o � D, Eytension of condi�ional use for a veterinary clinic on tax lot 500 tax map 25�. 1OA for one year by Jerry Cox, i DoVolno � �� 10 Ray 'Rangila read a letter to the Commission that (i wa9 from the applicant requ.esta�ng one year exten�iona a; 2o It was moved (Fl.etcrier) 9 s�econded (Whittaker) and �� assec� by unan�_mous vote of the Commission �re�ent; � to approve an. extensa.an o� the condi�a.on.al use far ;; � one yearo '; VI, ADJO'UR��I�NT: 11.��t�0 P�a I�I o �� , �, s � � y � � � � �i �, � � � � ; ; �; P�o 5 - PC Minutes m 3�16/71 �_ � ' �igarc3 Plan.ning Commission STAFF REPORT March 16, 1971 Agenda Item IY-A . , . Variance � � For �roperty designated as tax lots 1500, 1501�, 15�2, 1503 and 1504 on tax map 1S1 36CA. j # Applicants E Leonard Cason, Walter ��est • . ' � � Applicants' Requcst � Approval of an ac�ess variance to facilitate the expansion � of an existing apartment complex from 68 t'o 128 dwelling �, un�.ts. The Tigard Zoning Ordinaa�ce requires a minimum of �� 50 feet of right of way width (36 feet of pavement and � curbs) to serve between 50 and 100 apartment uMits. The r. � sub�ec-� site is served by a drir�way 25 feet in widths a �t . location and Zoning of Subieet Prop�rt.y . � � � mhe subject property is zon�d A:-29 Mul�i-�amily Residez�tial ` �nd is located on the nor�h side of Se W. �'�affle �treet approximately 150 fe�t west of Hi�hway 9�-We ;<_ °;; � Surroundin� Zonin� and Land Use ' �' . �--�--- �:, '�he area surrounding the sub3ect property to the weat, �' � noPth �nd northeast is zoned R-�7, S�.ngle �as�ily Residential. �; Lota located along S.W. 78�' Ave�ue to th� west are developed ,`�. with single famil.y dwellings. The C--2 an� C-�3, General � ' Commercial parcels to t:he east and �auth suppoxt a contractc►r and a lumber yarcl. ��.4 . ,;1 Applicant' s Justification y , "We request a Variance on the accompanying application for the following reasonas � ;,;�. 1. Hardship: We� wexe under the im�ression this variance `' �' had been �ranted under our first permit and have built Y on to the aece�s area requi�ed under the code. � 2, Precedentc The planne�s Por City of Tigard �vidently � felt as we did for fi'hree more� �ermit's have been i�sued � � � on the same master plan since the original permit was :•'�:: �. issued. y : �., y! , 3. Conflict: This ie nur own .access and will in no way � ` � � , cor:flict with nei�hbors. : '�.,', �_ _ � �� ;, �a �,+ Aa. �� .. . . . .. . .. . . . ... .. . . . .. � . .. .. ..��.n. 4. Uniquenese: This is a narrow piece o�f propertg arid though code access would not have been imposs�.ble, i.t would have � been ex�tremely impraeticaY. ' S. Str�et Aceese: Ffaffle Road which is our e�reet access, is pre��ntly narrower than our own. _ We are willing to comply w�.th any canditions you ma� ask �or under �he pre�ent circumstanees of the property." . , Staff Findings and Recammendation � The` �taff finding� rev�al that pr�viou� 'buildir�g permits ! fr�:r the sub��ct apartment complex we.re issued �without the ` # developm�nt having �he, mini,mum access requirement unde� Seetian 2D0-2 of the City of Tigard Zoning Ordinance. The � existing driveway meets the r�3.ni�um access standard for � on1.y 19 ap�rtment unita. � The staff furtkier finds' that� tk�e variance request is in direct �, conflict with the intent and purpose pf the Zoning: Ordin�nce, ,! and t2�at approval of the request wauld grant a special privilege ;, not ava�.lable to other propexty owners w�.thin the same Sistrict. l'; ,; ,, It is recommenc�ed that the requss� be denied. � � � � � � � k� . �! � � , r � #, t � � �. § � � � I , • � � � � � ' i s „ , , _ . -, { I � A:y i� ; . ; . ; � kg. 2 �- `Staff Report - Ca�on-Wes� - Yar3�arice - 3/16/71 � i , i _ SW STRFET . —�,�- ; � I�7 . ` - � Q � . � C3 , .,., �, �,- ,� � � . - � � , SV �C ��'1a R � _ o�, �° , �Py�\�G� 0� �(��p � � � �\'�� . � � � ` , P CZ ' � P�'Af'f'LE' STREET G��IP �� _ G�� ' ,4� C3, QP , . 5`� ` , � �.. �Ar��A�E �� "�zoo' or�o of cansla�rof/on _ .._ . ,. � ._._ _ __..__',.. . . . . , , .,_ ... _..�_. .__ .. \ for occess vari4nce , , - : . . __ _ . -_-..� . . � _ . � � . � � �. � . . ' . '�swY�. . . . � � � � � � � � C U � i, NOTICE OF PUBLIC HLARING �I f'� tl �� . � � � �� Notice is hereby given that a Public Hearing wa.11 be held iil by the Plann3ng Commission of the City of Tigard at Fowl,er � Jr. H�.gh Schaol library, 12080 SaWe Ma�n Street, Tigard, � Oregon on March 16, 1971 at 8:Q0 P,mo with respect to the �. � following: � k An application by Leonard Casc�n and Walter West � for an access variance on an A-�, Multi-family ; Residential parcel located on th� r�arth side f of S.W. Pf�.ffle Street approximately 150 feet ,- west of Highway 99-W (Map 1S1 �6CA tax lats 1500, 1501, 15��, 1503 and 1504) All interested persons may appear and �ie heard in favor of or against gaid propos�,l, � • � , �, , , � Je Allan Paterson r CHAIRi�AN , �; ;: ; �, , `; � . . .. . .. �. �:• . .. � � . . . . . . � . . . . . . , ... � ._ � ...� .. , . ..F. � � „' .� . '...-,. . '.i�' .,.� � n , � � ' � � � � � � �� .. ��., �� ! Tigard Planning Comrnission � STAFF HEPORT � March 16, 1971 R Agenda Item TV-B � . `! . � . Zon� Ctian�� . � ;; For properties de.signated as tax lots 200, 203, 300, �01, � 400, 500, 501, and paxt of 302 and 503 on tax map 2S1 10A, ;j i; App�liCant E� City of Ti�ard � • `1 Apnlicant' s Repuest � � A,pproval of a cr�ange of zone c].assific�tion f.rom C-4, • Neighbaxhood Commercial and A-2, Multi-family Residenti�l to C-P, Commercial Professional. Zocatioza and �,and Us� of Sub� 3ect Properties � The sub�ect area is located between S.W. McDonald Street ,' and S.W. Canterbury T,ane, on the east �a.de of Highway 99-W. , �,;� � The aubject parcel� �upport a real estate office, maple �' shop .and sin.gle fam3ly dwe.11in�. In addition, a building �� erm�.t w�.s recently issued for a seal es�a�e offiG� Qn tax �.ot 501 anc� e�ndition�,l l.ase p�rmi� appx°oved for � r� veterinary alinfc on tax lot 5p0. Surroundin� Zonin and I,and Use Ad,�oi.ning p�.resls to the east and �outh are zoned A-2, Niulti-family Re�ic3ential, and su�po�t two convalescent ' ; k�omes and apartment complexe�--th� a�artments lacated z� vn thP south side of Canterbury I,ane and at the southerly ternaf.nation of 5.W. 1Q5� Avenue. Zoning ta the west ' ; - across Highway 99-W is C-4, Ideighborhood Commercial �! (sup�orting the Canterbury Plaza) and C-3, Ret�,il famil dwellin s) . To Commercial {supporting single y 8 ` �I ��re n4rth along Highway 99-W C-3, General Commercial ,: zoning is developed with varioua commercial uses. � ; �:,,` Conformance with the Preliminaxy Communi�CY P�.an The Preliminary Tir�ard Community Plan designate� ths . sub�ect parcel.s for "residential-commercial" devel.opment, th� intent of which is tQ provide ints�rated and pl.anned apartment, office and busine�s development. The C-P x��' �, zoning classification would pravide a co�mpatible land use transition to the ad�oining multi-family �nne. �>:: : �� Additionally, the requested zone would mi,nimize traffic � �; � �irculatian c�nflicts aas�ci�ated with etrip-commerci�.l ;,;. �;: , . , ;� � _ __ � � . , 0 development. Exi�ting zoning does not coxiform to the� . ' Preliminary Co�mmunity Plan. � • Staff Findings and Ftecommendation � � The staff finds that the request will bring the sub�ect property into conforma,nce with th� intent of the Prelim- inar� Community Plan and that the ma�ority of existin� land uses alread.y confnr� to the requeated zonin� classification. - . , _ To reiterate the findings of the most recent zane change request for ��,x lot� 400 and 501:� . 1. The existing C-4 zone does not promote� compatible businesa-apartment develop- ment and wi11 maximize traff3c circula- tion problems alorig I�iighway 99-w• 2. A frontage road does not serve the SUb�P.Ct propert�.es. ' 3. The prelimin�ry plan designates planned office and apartmex�t development for , the subject properties. • - ' � 4. A non-retail commercial zone would i minimize �raffic problems along yy-W ; and promote aompatible dev�lopmer�t. ; � �w 5. Sufficient undeveloped retail. commer- cial zonin� is located to the nar�l� ' alon�; 99-W. , Based on the above con�ideratfons and findings, it i� r�commended that the request �or C-P, Commercial- � Prafes�ional zon'xn:g be approved. �, � „ � - � �: ' � . ,�. � , . ��. 2 - Staff Report - 2one Chan�;e = City of Ti�ard - �/16/71 � ,�. ...:.._;_ _ ; _ . , � ' :;�; 'I� . ' �'r`` ,� r� �, • , � �� i 3 oJ,� � �. 1 � s . ��Gp� Ei ' ati 0� j', { �� 'z� V`� ��i "t��.� . �;,.. �i W GAA,.RDE � t�°''.'` SW' APC DONALD a; � ,; ;{ �� w . � ;�; -; � �P �� i.: , � ,' - ��(�G �i PG � . Q � �? ' j' 5 �� „' �' i; � � , 'q�� F�� , �� ' � ;. i! �y� k $ � � ZONE CHANGE � f. r � oreo of consTdsrotlon . �; C4 io CP �' [ sCO% �"=2Q0' :�: .oreo of considerqt/on . � A2 to Ci� � ' , � �a , � __ -- __ . _ __ . � . � � � � �;,�,;�j NOTICE OF �UBI,IG H�ARING Notice is hereby given that a Public Hearing will be held by the Planning Gommissian of the City of Ti�gard at Fowler Jre High Scho�l libr�,ry9 12080 SoW, Main Street, Tigard9 Oregon an March 169 1971 at 8��0 PoMo with respect to th� ' followingo An applic�,tion by th� City of Tigard for a chan�e of zone classification from C�4, ,,�-n,� Neighborhood Commeroial and A��s Nlult�.m ��: family Residential to CmP, Commercial Pro� fessional9 on parcels located on the ea�� side of Highwa,y 9�mW, between SoWo MeDnnald atreet anc� SoWo Canterbury T�ane �(Map 251, 1.OA �ia,�C l�ti$ 2��y ��J 9 3��y 3oi 9 a,Z'� �f 3d2 9 400, 5��9 501 and part of 503� Al1 interested persons may appear and b� heard in favor of �r agains-t said proposalo Jo A11an Paterson CHAIKP�lAN � , - �� _. _ _. _ _ . _ . , ; + , 1 �... . � Tigard Planning Commission � S�AFF REFURT � Marc�z 16, 1971 ' • Agenda Item V-A ' � • � . � r �. . ' f: . • � � T�ake Terrace Planned Residential Deve].o�ment (Potter property, �: S.W. �.21st Aven�e) � ,� The re�rised plan contains 49 condominium units. ;I . �; . � It ia recommended that the �lan be approved w3.th the following Conditions: . �� l. All utilities shall be under�round, • � ;:', 2. The total number of dw�lling units sY�all be n� more y�� th�,n 49 and. shall be residential in character, constructed ;� of materials compatible to surrounding residen�ial d�ve1- C.; � op�ents �nd no more than two storie$ in height. � 3. Street tree plantinga and decorative li�hting ahall , • be required a�.ong the street $nd �,n parl�in�� ereas, sub�ect ta �lan approval by the Pla.nning �D�par.tment, 4. Plans for the develogment shall include specif.ications for storm drainage and utilitiea. r; . 5. That prior to tree cutting, excavation and bu�.lding ' �. � con�t�uction, �h� Pl�.nning vepartment ehall review � and approve individual plot and �lesign plans �o ineure � com�a�tibility of bui�d3.n� design, privacy and adequat� �� open space. �' r • 6. That final plans �howing typical elevat�ons, prapoaed ;' landscaping, walkways, offastreet parking, decor�tive ' � - li�hting, lake ar�a, storm draf.na�e and utility pro- ; vi�ion�, shall be submitted for Planning Depar�ment �� approval prior to i�suance o� bui�ding per�mita. � 7. � This conditional use shall expire at the end of one � , year from the passage of the enacting ordinance unleea �� actual conatruc�ion has been initiated. � `i � 1 � ' • a 7 ,� , . ; 't ' � ,,. � � Tigard Planning Commission STAFF R:�PUKT March 16, 1y71 A�enda Item V-B , I, • , . . i Zone Chan_;e and Conditional Use Continued frAm the December 15, 1970 Planning Gommi�sion t�eeting. Applicant Garfield anfl Ardath Hubble Staff Findinge and Recommendation � Inasmuch as there is a questian as to whetner or not the Murray Blvd. extension will be developeci, a.ction on tne ' r�quested zone chan�e and conditianal use cannot be ind�finately delayed. The �taff finds the sub�ect property not su�ted for single �� fami.ly development due to its proximity to Highway 99-W, its topography, and noise/traffic cc�nfZicts related to its . location. However, the T�.gard Preliminary Community Plan emphasizes the problem of promoting further retai� "strip commsrcia]." zc�ning �outh along Highway 99-W. Approval oF C-4 r�tail zoning for th.e subject property will unquestionably promote � � the continuation of Hi�hway 99-W retail strip development-- with its inherent laek of traffic safety and land use contro:s. The staff finds that the proposed "restaurant-profes�ional office center" ig an approp.riate land use that could be develo1�ed in confnrmance wi°th the Oommunity P].an, provided that a carefully designed site plan is ;�xepared for the � entire praject and implemented thru planned developmen� zoning., Acc�ss and design standards wou].d thereby be provided which are not available un.der C-4 zaning. It is therefore recommended that �he xequested zone chan�e and conditianal use be denied without pre�udice--and that the applicant be direeted to consider the praposed devel- opment under the City's P-D zc�ning provisions. ' r �