The URL can be used to link to this page

Planning Commission Packet - 04/06/1976 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. « p ^* ��TOTICE OF PUBLTC HEARTNG AGENDA �' Tigard Planning Commission April 6, 1976 - 7:3(7 p,m. Twality Junior High School - Lectur� Room 14650 SW 97th Ave. , Tigard, Or. 9722j 1. CALL TO OP�DER: ' 2. ROLL CALL: 3. APPROVAL OF MINUTES: 4. COMMUNICATIONS: 5. PUBLIC HEARINGS: 5.1 PRELI1�lINARY REVIEW ZC 2-76 (Kjelgaard) A request by Orland Kjelgaard for preliminary plan and program ' review of a proposed residential plann.ed devel,opment in -the � vicinity o.f 13778-1�840 SW Hal1 Blvd. (Wash. Co. tax map 2S1 2DD, tax lot 500) . � (tabled from March 2, 19'T6, meeting) 4 �� 5.2 ZONE CHANGE ZC 8-75 (NPU �#3) Request for approval of rezoning of lands within. the boundaries of ��N1'0 �#3 Plan. �'or Derry Dell-Foot of Hull Mountain Area�� to � conform with the adopted Comprehensive Plan, as amended. ' 5.3 ZONING ORDINANCE AMENDMENT ZOA 2-76 !! �, ;i A proposed amenrlment of �he Tigard Zoning Code, amending Chapter �� 18.20 -to include a new zoni.ng classification for 3 dwelling un.its �'i per acre (R-10) . �� ,: 5.4 ZC�NTNG ORDINANCE AMENDMENT ZOA 3-76 �� ,, A requ.est by the City of Tigard, amending the landscaping stan.- �� dards of the Zoning Ordinance (Title 18, section 1.n.58.050� , �� requiring that security be pasted with the City, equal to 110/ ?; o�' the cost of the proposed landscaping as determined by the `� �''�. City Planning Di.rector bPfore the issuance of any buil.ding per- �; mits. � � ��r;: r;, 5.5 CONDITIONAL USE PERMIT CU 5-'76 (Kessinger) �;ti, U�d A request by Earl Kessinger for outside storage of wood produats � on a parcel of land in an M--3 (light industrial) zone at 12560 � � SW Hall B1vd. (Wash. Co, tax ma.p 2Sl 1BG, tax lot 2401) . j (tabled from February 17, 1g�6, meeting) � �'z � .�, :. . _... _, __ -- .—.... _. ____ :; ,, ,; . _ . _ , ,,.. . _. . �� 4� 5.6 FLOOD PLAIN FILL PERMIT M 1--76 (Bartel} A. request �or a flood plain fill permit to fill lands �� presently situated within the 100 year flood plain, located `t 660 ft. south of Bonita o � n 7+th Ave. (Wash. Co. tax map 2S1 12A, tax l.ots 1100 and 1200). 6. SUBDTVISTONS 6.1 S 2-76 (Summerfield Phase IV) A request f�r approva�. of a preliminary plat for PhasP IV, �I Summerfield Planned Development, located east of 98th between SW Sattler and Ihzrham Rd. (Wash. Co. tax map 2S1 11C, tax lots 1600, 1700, 2000 & 2h00; tax map 2S1 11D, tax lots 900 and 1500) . 7. NlISCELLANEOUS An in-terprEtation of use to determine whether a Shaklee Home Produ�ts distributorshig an.d salesroom is similar to �ther ou.txi�ht permitted usPS in the C-3, general commercial. zone. 8. OTHER BUSII�SS 9. ADJOURNI�NT ��.. �. Publish TT 3025/75 and 4/1/76 � � � ; _ w _ . �.. ... _. . . .., ,� ,:.-�-., .�,_.�,. ..� ,.:,.,....,_ � 1/� ( ��a��`. � `�u_' �: f� MINUTES Tigard Planning Commission � ; April 6, 1976 - 7:30 p.m. : Twal.ity Junior High School - Lecture Room 1465o Sw 9'7th Avenue, Tigard, Oregon � � l. CALL TO �R1�ER: Meeting called to order at 'j:38 p.m. by Com- �� missioner Popp in th� absence of Chairman Porter. 2. ROLL CALL: Present: Moare, Nicoli, Sakata, Popp, tidakem; staff: Bolen, Laws Excused Absence: Goldbach, Porter 3. APPROVAL OF MINUTES: Min.utes of 3/16/76 were approved as submitted. 4. COMNNNICATIONS: Staff informed the Commissioners of the resig- nation of Ray EYns, effective �+/1/76. 5. YUBLIC I3EARTNGS 5.1 PRELIMZNARY REVIEVI ZC 2-76 (Kjelgaard) A request by Orland Kjel.�aard for preliminary plan an.d �ro- gram review of a proposed residential planneci development in the vicinity of 13778-1.3840 SW Hall Blvd. (Wash. Co. tax znap 2S1 2DD, tax lot 500) . �, (tabl�d from March 2, 1976, meeting) A. Staff Report: ` Bolen reiterated the reason for �this matter being ' tabled from the 3/2/76 meeting in order that NPO" , ,�hould have time to resolve street location questions � in the area east of Hall Blvd. and north of Bonita Rd. Bolen read i.nta the record a motion which the NPO #5 had adopted at their 3/24j76 meeting with re��r�d to the Kjelgaard multi--.fainily rFguest. B. A�plican.t Presentation: o Win Stuckey, engineer .for -tYle proposed Planned � Developrnent, stated tha�t he �:ad nothing new to add ; to those statements which had previously been given in his presentation at the 3/2/76 meeting. C� Public Testimany: o �Tohn Havery, Cn�irman of NP0 �5, reiterated some of the findings made i,n the staff report and stated that ; � when this propexty and additional surrounding property � - . _...� .. -.<, _ .,.,�.� , .,. �i�t'�� "' page 2 �`` PC Minutes l 4/6/76 ��. were developed, other developers should be aware ' that they would have to provide for the cost to '�, construct an additional spine road system. � o Walter Durham, NPO #5, asked Mr. Stuckey the approxi- li mate ground f.loor area being proposed. ;� o Stuckey r�sponded approximat�ly 1/6 �r 1�30,000 sq. ft. I; ; D. Staff Recomrnendation: �� I� Staf� recommended that the Planning Commissaon accept I the applicati.on and hold a hearing to con,sider t�i.e zone '� change request� �� E. Rebuttal: j R � o Stuckey stated that it was difficult to perform an ! adequat� job on a small segment and asked that the j gradP and alignment of the spine road be pinned down before the applicant is required to do so. x � F'. Commission Discussion and Action: R o Sakata asked staff�s opinion as �o the number of � I units bein.� proposed. f ; � o Bolen stated tha� he did n.ot want to be critical at i this titne, but was cancerned as to the amount o� c�pen space and its �arrangement as shown on the con- cept plan. � o Nicola. made a motion to proc�ed with preliminary � plan review. � , � o Ssc�ncied (Wakem) . o Unanimously approved. r � d 5z2 ZQNE CHANGE ZC 8-75 (NPO #3) � � Request for approval of rezoning of lands within the b�undaries of °tNPO #3 Plan. for Derry Dell-Foot of Bu.11 M�untain Area�� to canform with •che ac�opted Comprehensive Plan, as amended. � A. St�ff Report: � o Bolen stated the reasoning for the zone change request� �- in order that the zoning be brought into conforma�ce with the rece�.�tl.y-adopted Comprehen�ive � Plan (NPO #3) . � ..._ _ . _ __ _ , _ _ , . , 1 _ ^�. �. �. na�e 3 �«.; ; PC Minutes 4/6/76 �1. � B. Public Testimony: none �' r 4'' C. Staff Recommendat�.on: AI'T'ROVAL. �!,I D. Commission Discussion and Acti:o.n: �� o Wakem asked staff if counsel for Mr. Pollock, Lou `�I Fasano, had contacted staff regarding this matter. �' o Bolen stated that he had tal.ked to Mr. Fasano con- ;; cerning the possibilities of developing the Pollock .', property and that Mr. Pollock waul.d have the option of developing h.is property under a Planned Develop- ment density at 4 units to the acre. i'! o Moore stated that due to the recent St�preme Court '; decision regardin.g Baker v Milwaukie, that by law �{ we would be required t� br.ing the zon.in.g into con- formance with the Plan. o Motion for approval (Sakata) . ' i� o Seconded (Moore) . t°I i' ( o Unanimously approved. �; ` a I 5.3 ZONING QRDINANCE AMENDM�NT ZOA 2-76 A pro�osed amendment of the Tigard Zoning Cade, amending ;, Chapter 18.20 to in.clude a n.ew zoning classification for �� i 3 dwelling units per acre (R-10) . �� ;, A. Staff Report: read by Laws j; r; 1�. Public Testimony: none. i' l.:� C. Staff Recommendation; APPI�OVAL, recommending the ;;,' f.ollowing amendments to be made to Chapter 18, TMC: `; ,, Chapter 18.20 shall bE amended to read: ?� I;i' r; Single Family Residential Zones (R-7, R-10, R-15, i, R-30) • �;, ;; Under the heading of Sections, a new sec�tion shall �,� b� cr�eated: 18.20.035 Zot -- R-l0 zone �{ �r The following secti:o,ns shall be amer�ded to includ,e �3 the new R-10 zone: � a � � L. ;� '-;� pdge 4� , ,:. �"° PC Minute s �`�' 4/6/76 � Section 18.20.010 Permitted Uses. In an R-7, R-10, R-15, R.-30 z�ne. Section 18.20.020 Conditional Uses. In an R-7, R-10, R-15, R-30 zorie. � A new section shall be created to reflect the lot area and maximum coverage. 13.20.035 Lot -- R-10 zone. In an R-10 zone t�.e lot size shall be as follows: (1) The minimum. lot area sha11 be ten thousand sqo ft. (2) The maximum lot c�verage shall be thir�y-five percent. Section 18.20.060 Setback. Shall b� amended �to readv , R-7, R-10 or R-�15 zones. Except as may otherwise be provided in Section 18.20.100 the setbacks in an R-7, R-10 or R-15 �one shall be as follows. . . Section 18.20.080 Building Height. shall be amended to reado � Except as provided in S�ction 18.12.11Q, no building in an R-7, k-10, R-15 or R.-30 zone �ha11 exceed. . . D. Gomma.ssion Discussion and Action; � � Motion for approval (Wakem) . i ; o SPCOn.d�d (Moare}. � o Unanimously approved. 5 r 4 ZONING ORDTNANCE A1�IENDMEIVT Z0� ��76 � A request by the City o� Ti�ard amend�.ng the landscaping ' standards of the Zoning Ordinance (Tit1e 18, Section 18.�8.050) , i requiring that :secura.ty be posted with the City equal to 110/ of the cost o� �he proposed landscaping as determined ' l�y the City Planning Director before the issuan;ce of any � bui7_ding permi-�s. j � , A. Staff Report; Bolen stated �that he hacl �ontacted o-�her jurisdictio�s re�arding this ma�tter an.d � had concluded. that the present mPthod is 1 both the most effeetive and i�,volves the � lea�t staff time. � �. � , i , , , . . �: ._ �, ��:- pa�e 5 �.��: 1' PC Minutes "' 4/6/76 f, , �, l; � B. Public Testimony: None. y C. Staff R�commendation: Staff recommended retaining the �':I'' present system as stated in section ` 18.58.050 of the TMC. �` � D. Commission Discussion and Actian: o Popp asked. if there has been any dif�'iculty in having applicants meet their landscaping requirements. • o Wakem stated that he felt that this matter could be rESOlved betweerz the two departments -- plannin.g and building. o Wakem motioned for denial. o Seconded (Moor�) . o Unanimously approved. 5.5 CONDITION.AL USE PERMIT CU 5-7� (Kessinger) A request by Earl Kessinger for outside storage of wood j � products on a parcel of land in an M-3 (L:�ght industrial) �� - zone at 12560 SW Ha1'1 Blvd. (Wash. Co. tax map 2S1 1BC, ; �tax lot 2401) . (tabled from February 17, 1976, meeting) �i A. Staff Report: read by Laws. • �: ' B. Applicant Presentation: ` �� , o Mi^. Ted Nelson, stockholder in Highline Porest ,' Pro�ucts, stated the nature of his business, emphasiz- + ing that it was not a retail, but a wholesale lumber " bxokeragea Ne•lson further stated that you have to �' '�loc�k hard�� to see the lumber stored on the premises f7 and that the building serves to hide most of it. �� ;, C. Public Testimon�r: None. 1; Do Staff Recommendationz Staff recommended APPRQVAL, on �; the condition that the apFla.cant submit a site p�.ar� �' tc staff which effectively screens the st�rage �rea. �„ �. C. Re:buttal: �; �: o Ne?��n �±?+�� 'i,�:at he was a lessee of 1�lr. David Trumbo � and that this 1ea,e was on a 90 day basis,r.that lum- � s ra a 4�..; ..- ��: Pa�e 6 ��.� � PC Minutes 4/6/76 � ber st�red mn. the premis�s is not own:ed by DBA Highline Forest Products, but that they are :on1.y a sub-lease tenant and that Herb Morisse�tte Builders , rent space from Trumbo for storage of lumber as well. I o B�len stated that perhaps the person we should be talking to is Mr. Trumbo as he is the own.er of the property and that Mr. Mo�issette pays mnney to Trumbo to store material �n the site. F. Commiss�:Qn Discussion and Action o Wakem stated that, when drivin� by the site, if he had not known about it, he would not have been awar� of the lumber storage. o Nicoli stated that since there are additional par�ties invalved in the �torage of materials on the sit�, it does not say what they'11 do in the future as to in.crease or decrease in the amount of outside storage. o Wakem asked staff to find out how many parties were involved in the outside storage an.d that, at this time, it �would bc diffiault to take action. as all � the in.formation is not available. o Wakem motioned to table until all parties could be present to give input, in that they would be subject to �,earing the cost of some type of screen,ing device. With all parties present, the Commission. woul,d then be a�le to find out what the impacts would be. o Moore sec�nded. o Unan.im�usly approved. 5.0 FLOOD PLATN FILL PERMIT M 1-76 (Bartel) � A r�quest for a .flood plai,n fill perm,it to fill lands presently situated within the 1.00 year flood plain, located 660 ft. south of SW Bonita Rd. on 74th Ave. (Wash. Co. tax map 2S1 12A, tax lots 1100 and 1200) . A, Sta�f Repox°t: read by Bolen, B. Applicant's Presentation: o Ray Ilartel, �rchitect for the proposed appliaation, stated that there were two issues involved -- one, . a concex�� for developmeni; of proper•ty along rT4th � and �two, that ther� would be na advers� e�fects on propertie� bath up anci downstream. ... : <;r . � � ,'. �:.� pa�e 7 PC Minutes �, 4/6/76 Bartel stated that the proposal was in keeping with �the Comprehensive Plan and graphically illustrated the anticipatPd effects the land fill would have on. the velocity .�low to Fanno Creek. o Nicoli asked Bartel how the fill would be obtained. 0 13artel responded that he hoped he would not have to � haul in fill, but to provide it on-site. C. Public Testi.mony: None. D. Staff Recommendation.: .APPROVAL, with following conditions: l. That a detailed engineering plan be submitted to the Corps of Engineers for their review and commen.t, which complies with the floocl plain ' fill concep�t approved �y the Planning Com- mission when the applicant wishes to. proceed . with the project. The submitted detailed plan should provide � . adequate bank stabilizat�.on techniques and con.cern for maintenance of the floodway. 2. That a publi.c access easement for pedestrian and bike paths be pro•vided on all land west of Fanno Creek and for a distance extending 50 ft. frorn the stream channel on the eas-� sid�. o Nicoli stated that someone qualified, e.g. hydraulic engineer, review th.e application and make recommend- a-�ions. o Bolen suggested taking this matter to the Corps of Engineers for their review. E. RPbuttal: None. F. Commission Discussion and Action: o Sakata moved to approve the fl�od plain fill permit with staff recommendations 1 and 2 and added a 3rd condition that a non-remonstrance agreement be fiTed �nTith the City Recorder for an LID, upon whz.ch. time 74th would be developed to full City stan,dards. o Wakem stated tha't the F3owe E. Lee app�.ication, wh�ch �; w�.s before the Commission, was tabled for es�entially F.;` -� � page 8 t�,:, PC Minutes 4/6/76 �. the same reasons until a Corps of Engineers study was made regardi.ng the impacts the filling would have on surrounding properti.es. o Nicoli seconde�. the motion. o Motion carried 4-�l; Sakata, Nicoli, Popp, Moore - yes; � l��:kem - no. 6. SUBDIVISIONS 6.1 S 2-76 (Summerfield Phase IV) A request for appxoval o:� a pr�liminary p1.at fo�r Phase IV, Summerfi.eld Planned Dsvelopment, loca�ed east of g8th between SW Sattler and Durham Rd. (Wash. (;o. tax map 2S1 11C, tax lots 1600, 1700, 20U0 & 2600; tax map 2S1 11D, tax �ots 900 and 15Q0) . A, Staff Report: rPad 'by Bolen.. � � B. Applicant Present;ation: ' ; i o Bill McMonagle, engineer for Tualatin Developm.ent � Co. , stated that meetin�s with repr�sentatives � �° from Summerfield Nlen°s Assoaiatic�n had produce�. some uompr�mises as to the layout of the 4th and 5th holes. o McMonagle stated thE increases and decreas�s in y�.rd- age that would occur on �Lhe 3rd, 4th and 5th fairways �. ' as shown on the preliminary plat propos�i. He �; r�espor�ded to staff's report, addressing himself to �: staff fin.din.gs oanc�rnin� ��conventional subdivision��, � raad network access to Durham and placement �f houses ,' on th� subject site. �; �, o Wakem asked McM�nagle as� to Tualatin D�velopment �� Company�s inten-� in alteririg the 5�h hole„ f� � o Moore asked McMonagl.e if he had been iz�volved. with �� the master plan. from the beginning. ;' � o Wakem a�ked the differences between o�attached�� v. �x "detached°� uni�s as they relate �o the mas�er plan � and concept proposal. �; C, Public Te�tiznony: �;� r! ' o Larry Krau,se, Cen�:ury Oak Circle, Suimmerfield,, `'� � �tateci that the p7.�n, as proposed, daes not adhere to �R' the concept �s depicted on the master plan and he �b . � � � . . � . � ' . y:J � .... . .. .... ....... . .. . .., �.'..-.'�. ... ... ..... ......._ . . .. . ... . . � . ' . . . � . . . .. ��- ,��;.� ��, �: �; page 9 PC Minutes �. 4/6/76 questioned the access anto Du.rham because of the future widenin.g plans for this street. Krause stated that �'the roac� system is an abomination for access onto Sattler aN proposea�� an,d that there was not enough green.s space d�picted on the prela.minary plat as opposed to that being shown on. the master p1an. o Mr. Jeff Harris, resident of Summerfield, said that :he had confidence in TDC developin.g the property. o Mr. Scaller�on, Century Oak Drive, Summerfield, a�ked McMona�le about the proposed road system, st�ting that he opposed the road n.etwork as shown on the - preliminary plan. o Morry Hellser questioned the prn�aosed alt�ration of the 4th �airway. - o Erskine P. Wond, Summerfield resident, concurred with Mr. Krause 's statemEnts an.d further stated that TDC is using the original layout to sell their pro- duct and packing the phase 4 proposal with less ( apen space and sma:l.ler lots. , . I�. Staff Recommendation: o Sta�F recommEnded. that the applicant either rework the submitted plan, using the adopted development plan as a guide, nr apply for an amendment to the adopted Planned Developnien-� Zone. E. Rebuttal: o McMona�le defended the preliminary plat concept and reiteratec� the propose�. stree� system ancl lot configurations. o Robert Waterman, Century Oak Dr. , supported Mr. Jeff Harris ' sta-�emen:t concerning his canfidence ir� TDC in doing a good job. o Stewa�t Hi11., �entury 0�,k Dr. , asked McMonagle if anjr of the �ots facing Sattler were less than 50 ft. o McMonagle ansznrered that none of the townhouse lots were 50 ft, in size. o Mr. Ripley, Swnmerfield resident, asked why the � townhouses along the east side of the 4th fairway � _ ^ z �: ��r 4 � page 10 '�::,: �C Minutes 4/6/76 �` could not be separated further apa.rt so that a better view of �he cou.rse coul.d. be made available. `'r o Bo'b Santee, Summerfield resident, asked if homes on. the east side of the 4th fairway will have a path- vJay to the course. o Mrs. Slanker stated that she was concern.ed about access to the golf cours� from the east side of the 4th fairway. F. Commission Di.scussion and Actionc o Moore stated that he was concerned with the tr�.ffic pattern and its access to Durham Rc�. from the site �nd that the preliminary plan was rnaking ma,jor changes fxom the original concept plan and that he would like �t;o see an amendment to the conaept plan. o Wakem echoed Moore 's eornr.nents regarding traffic patterns an.d was ca�.cerned with ��Ze two en°trances onto Durham an:d the modifi�ation in this area, and modification to the preliminary plan was needed in this area. Overall, Wakem stated that the pre- limin,ary p1.an was a decid�d departure from the �� ori�inal p�:an and that he would like ta see an amendment to the or�iginal concept plan. 0 5akata s+ated that the two en�rances proposed onta Durham and Sattler will help to alleviate pot�ntial traffic problerns, but woul.d like to see some change� � in the other portion. o;f the street system. She further stated that she would like t� see � break in the housing patt�rn, possibly being accomplished , �hrough a cu1-d�-sac systern. o Sakata also stated that a walkway access from the triangle shauld be �rovic�ed and that a reconsideration, of the pool coriaept shown to be located in the ��tri- angle portion�� between �the 3rd, 4th and 5th holes :; should be reconsid�r�d. 0 1�T'ic�lz µs?��d sta,fl as to the next step -'this matter would take and a.� another public h�aring wou�d be held on this application. o Moo:re made a motion to deny the pre�.iminary `plat ' and variance wi.th no recommendation, in that the' prel.iminary plan was not in keeping with the original master plan as approved. � �� > �: page 11 PC Minutes 4/6/76 � o Seconded (Wakem) . , o Approved unanimc�usly. ' 7� MISCELLANEOUS 7.1 An interpretation of use to determine whether a Shaklee Home Products distributorship and salesroom is si�nilar to other outright permitted uses ir� the C-3, general commercial zane. A. Staff stated that they saw no problems with th.is use and that in staff's opinion, it was similar to other uses permitted in the C-3 zone. B. Commission Discussion an.d �cl;ion: o Nicoli maved to approve. o Moore secoric�ed. o Unanimously approved, �+,,. 7.2 SIGN �ODE APPEAL SCA 3-76 (Masonic Temple) A request by the Tigard Lodge 207, A.F. and A.M. (Masonic Temple) to erect a ternporary ,��.�n. adv�rtising a �und raisin� i 8 6 reakf�. �L on Ea ter Sunda A r 1 1 b s � s �97 . Y� � � � A, Sta�f Report: o Staff submitted into the record a letter f.rom Mr. James Hargrave, Secretary for the l�asonic Temple, requestin.g that a temporary sign be erected on the church premises from April 14th to A.pril 18th, to b� removed on 4/1£3/76. e Laws informed the Commissioners that staff did not have the authority to is�ue a permit (sign) �?ecause of the type of sign being proposed and that a variance would be rec�uired. o Motion for approval (Moore) . a Seconded (Sakata) . o Unanimously approved„ � 7.3 CONDITZONAL USE REVI�1 CU 21-7� Conditional use review o�' Gear�ia Pacific Corporations's � ____. _�._ _ _.. . _ ._ _ _ _ _ ._ ..� _ - __ ___ __ .: �� r �^ i`' ��. �- �..'' page 12 PC Minutes 4/6/76 � bak�-out oven. (Tabled from Planning Commission meeting of 3/16/76) . o Staff informed th� Commissioners that no deleterious effects from the bake-out oven operation had been �I brought to staff's attention. o Popp stated that he knew of no problems being created by the operation of the oven. o Popp moved �or approva•l. o Seconded by Wakem. � Unanimously approved. 8. OTHER BUSINESS: None. 9. ADJOURNNIENT: 11:�5 p.m. . �._ . ;� � �, � �, � � � . - ' ', ' ( Y w �.�V��h � . � �.ti �4�� , � t 2° ji � �x�, ! � Memorandum I��" f "`r� To: Planning Commissioners �; Fron1; Planning Department Staff !- Subject: ZC �'76 (Kjelgaard) �� Date: April 6, 1976 � ,; At the March 2, 1976, Planning Commission meeting, this item was ` tabled for one month at the request of NPO ;�5. This tabling was ;"I sought to allow the NPO time to resolve str�et location questions ;i in the area east of Hal1 Blvd, and north of Bonita Rd. The past j� month has been spen.t on this issue and �tY�.� NPO at their March 24th � meeting adopted the following motion; ! "With regard to the Kjelgaard Mu1ti-Family Planned Develop- i ment Request, NPO #5 an,ticip�.tes comprehensive development ; o� multiple and sin�le family dwellin.gs in the area whick� ; inc'ludes his property. The NP� recommends allowance of : multi-family development o� the Kjelgaard property at the reque�t�d density of 10.83 un,its per acre. However, approval � of this request by the Planning Commission should. be con- ditional upon the project being desi�r�.ed in order not to '� �r�clude the deveTapment of a spine roacl system bisecting ;: this and adjacent prop�r�ti.es. Acce,ss from Ha1�. Blvd. j shoulcl be provided on an inzerim basis until the spine road { � can be connected. �� ' � Th� NPO has schedulec� a meeting for ThursdayP April 8, to discuss � th�ir development con.aep-c �'or this �.r. ea witn affected property owners. A�ttached are the two primary conc�pts being considered. A1so attached is a eopy of the applicant�s resporise t�o the March � 2nd staff report concernin.g his prelimin.ary submission, � �; �, �, �: F s � i` r � �... � :. ... �,.. . _ � . . . . . . . . � . .-- . . .. .,. ,.... __ . . .... .,.,.. .�... . ......... . ... ,..�.,.;_. . .'.. � ' ' � � I � ; ! . , :�. ; � ��;_. . �• j-��s ;,� A :r. , ,, .,, :. ._� :;,'":, �.,�:�.,. - .--- � � �� .•:��:=�'� CONCEPT � ;;:�r;:,.�.\ :.,:j� — I '��. ��1 t<i �i`„•� . j�' '.�'•'�s� �, , :n:..�� .:'�l•"•� . --�-- I •��-�. � `. =� ?i•',�'::l::: ,�� !'.-.��?'-i'�-i�� ?' :_'`.� �s� �'.,""�a ' ,'1�,�� ,. .•7.. _.':��7��';'� •''+°i� ,`'"1.:•< ...... �:. �;:� • '�:';��=°•-:,•• :��;;�=;�'=� -�'�,, � �?:;:<::�:��:;;:::�. Single Family ,.�;-'.�: . ,� ,. 7•� �c, � .; ::•;::;:•..�... . , �.-:,ir1 .�.r;_ •,s;'a•'• `'a•:;c��`,;,,. �00000c �`��'��;:'i,�.�_ %,;;:?.-;�;:��'.;7��.�,;��.�J�;,;;� F �a00000 Multi-Family �•115.•.�.� .;Zj1:'" _:S 1::��ti:�.�'.��:�°il.^s��;-� � ?':i::;t,,�•:�:z;`:� ':;t'-;,;'�,;�;��;;:,�,�;� � �� Residential-Commercial ,- �'°' . '�' ' . �i ' ��'i ;S :�. ,� ::;,�c;::;:c�?::x ��i R— �boodac.�-` , ,; z � ,,} � ,;.;, � � .----------- •��-�� Flood Plain _ �QO000£}�:•-••�j.' :.:�'�_%:�. i.j'�" t'ji� �� i�I�%� OOOOO Gt;~...�.�:�'+-�'7':`)�,.�t''.t•i::!i.��y i i�lv 00000q-;�:'�;��:=�''�'-;:�'-?;:;^1;:?.`j,?'.>�A�i - 000000'��:r't ��i...•��.�.>° ;,• ,;,, x � 000000��`.�,;:;�;:%�o� - ', .;,..;�;>�;;-�:.�2:- . 0000oo�--t,:=r',000c.;=:?�:�:.•_r:;i;..;;i C� - - .._ . . ., .�000000�:;�0000c: ;.,, % --. � � �f;_.;::�=t:: � �'`��-i ?�Of7.'OOO000000oE�°�,�: •,.: ••,r . .7�..i � ��0��(�-,��1�"�.:;.i��. �� L.� .. �_ �'�� 1..•�..�._� 1 �� . �D��C�l.�.:, ;.1:,�•.. '1"j.111�. �_� .��0� ��0��%�:�'Tl�.•J�.}",�::ti.��,� � py __' '_"�'_.' '_ .....- _' �000�000000 3'�r.'-.._, ' .. ♦�1 'k�i 70000 000oo°o`i:�.�:.�':'��:-'"`';.'' �_ �0000 �oo�ao�� ; :�.•� -: �:�•�:,,; �� f:F�'�Y� _.._.._. �0000��000000�- . • `� '=. . �-----1`� -�. �0000 00000 '`,�,:,.�'', ,,;,':� � _ -- -- _ �_ �`��^'�t � ,,^ ;:''�`ic�?,: / �0000 ooa�•_�;.�.:- �_-'��'; '�` ,'•ti � �00000c�k�c :,�:, .��',��?'.^` '.'� � / .�_. ' • �� _., / , � �000ao of��:,-��;�;�:�:--.,.�,:,�•-�•:';:�_^, a000000�v�-n-;:..,.��;:,,:,;',;.;.:� .:;:� � � I i ��:r, t � --.__.-'----- -.__.�- -j-- �00000c�. 0000'ti:?�,;;:t::':-.:;:'',. ;� -• �000000 o�000a:;5;.:,:::;:,: �,;�j:, ,,� . �00000c�00000�.;:�.^-=•_.::• Z� ��•� S•.;:•?"�;,.::t.4 >000000 7 00000 •:= :t;?''r.:.;:{•• � :�? � . >OOC1000' OOOOCi::;r$'.'^;'%.'.:`)<'7Z`;'�!��. �000000' >OOOOC,;.-?'�t^=;'i'.-_''��';f': _(. �i_, _.� ..?._s c� )000000 `. OOOOC'-,S':.. ,,ti,., s'� .,'�._{ � --- -_- iOdU00G�0000C�;•�-a,`.,�s�,�.`� �., _,�� r . _ 000000 0000�:��,`i:':;;:;;�'='_:�;�.:�,. � I ,., . 0000000 OOUOOOOL. ��.'��i:::ryy:;�!, � 0000000 00000000��:''-;,;'j„-.,?.-,._•.•:'•�Y 0000000 000000000'.�`;;-.�'.:��,`':;%';�•�:.,t; � ' OOC�0000 OOOOOOODOc"•;'�-j;,.:;'��:;'::;;'+�: 000000 i�000000000(�'_:•••.-��+;:�.)q•�•'?�...`�;,,' <� OOOdO00y OUC1000U00(( ��+ � o � �,� � --•---- 0000000 00000000( ` � � . �_ QO00000 .' 000000001 � ; �} > >�. ' � : �' 4� �----'"--- �000000 � OOOOOOOCK� { � � � , � ' ' ��s. v� �000000� OOOOOOOOcy � .i.t. �'i, ?r` � �;,� 1 -------------- 000000U�t OOOOOOOG , � �� , , �\. �`• - -- ------- - --- • --•—° -- _ _ �n�.�„r,..,.,..� -�.-u. JO000000 y-� >:� ti �.�� . a. i� � .� � �.,� � � .� �; � i t .> '�- .; t i 1t� 0000000 ` ��-1-� �1� .��. �� `tir 15� �� 0000000C. -T•• � t�� . t ° � �1,� �ni�� i � � �'� " 00000000� = � • ' � � •• � ' OOOOOOOOOt. 1 i t � t '-: ' '� � ' '�' � _1„ . ' ' t ti OOOOOOOOOC., � � , ��. � ' � � .•:•:`• � �. + �� '�t 7 ` 0000000000� � �� \ i� < �' � ) t"'i � • � �� ? ; 0000000000 < � .� �, . ��` .� a.< �' �. � � � �,1 � :, � �;� '�0000000000; �� . . � � ' > � �:,'i.�'•.7�"� � .� ' 1 �y '''y .i - --—....�. ._. i :� -i� i � . - ---.-__. OOOOOOOOC ) � � 2- ) � ,i.;'.:•,:;•`., �� . +' '� QOOD'OOQOOc � ' , t � •" •' � �i'n . � • � �'� w. 1,.: •.c:..,..� •�. ��: >> 1 �. h'.�' � � OOOOOOOOOOOt�...,_ . , � . ••:.•. t'_•.:: � , , ��j . � � `1, < � 000000000000000�, '��y� . ,� � �: ,', L�'�:�=r"" ?,.�> > , ;t ; '+� �i� . OOOOOOOU0000000 � � >a .- "------ � � • �t OOOO00000000000 �-� + +:•'':.��VOO UOOOOOOUi, � � �,�00000000000000 ;.� .'ti,.; .�U000000 OOOOOOOOOC. � '� '`�� r3'.t �', � 00000000000000 .��..��vvvv U000000000 0000000000� _, i �� ,�, D ��0000000000000 000000000 OGO0000000 0000000000 i^ rt� '�7O ' LJOIIOOOL)000000 000000000 0000000�00 0000000000 t w � ' ,r?:=-:.^Y _ � � 0000000000000 000000000 OU00000000 0000000000 C -,�� a � � „• x µ tL0000000000000 000000000 0000000000 0000000000 C - •> �'-..> > i � � t 000000000000 OOOOU0000 0000000000 0000000000 O , - � �"' �` 000000000000 000000000 OOOOQO0000 0000000000 OC ,•�, , •,(,�7 +" >�� ; OOOOOOOOOOOC OOOOOOOOOCOOdO00U00U 0000000000 OC . , _ • ' ' �" ' �, 00000000000 000000000 0000000000 U000000000 00 .T.`�"� � ' ° �'-:' �, . - OOvuO'vG'vOvv "vOGGOvO000000000000C COCCQO00(:O 00 � ' , � � � � ' "� ��0000000000 000000000 0000000000 OOOOOOOOpp� VO � ' �� . � pO0000000000000000000 OOOOOOOOOU OOOCOOvU00C�C �?. i , � „l�vz .;, �� '(�000000000 OOOOOOOOOOCO000000000 0000000000�� 0000000 OOOOOOOOOOC 0000000000 00000000C�; ., �;�'-a' !� 7� 't ' e ^r '. '� �I�,s_�00000 0000000000 OOOOOOOOpO 0000000��,-,� �'' l , }a .,'^ '� � � ., ,.��'k'�L�00 OOOOOOOOOQ 0000000000 OOOOOC`;.�' v "'i � � � �i ,� � r x��.`�-��k ��nonq�n��+�nQ0000a0000c_ uo ooc � � ,� � � • ,- r � ta�.�:, �... '�'^,�M�r'._`'�1-a nia�a W�'�>�xi�,�i�;.!�r�OVO00C�qC�00�yOQO � t y � :1 ��.t�� i'7 ,�a�s �"' ,. -�x:.�;:r�" OQOOOOOOC'OOOi � � ?� • � � � � �� ---_._ ��,�' �� ilOOV000000 OOC •. ,��.� . " �w" � Y � � � uo.�� OOOOOQL�G10j�p0C�(�pQOOI y, �,', .-• -. � �i, � t.;1 ` ' `,� _ , � .�.. ; ..w:. �� °OOb1Jt700�00C�G. '��' � � -. � ti a� * t;� ti . ' '. >: %` % - � � ; � O � U5�'JO�0000 �00000000� ,; , ti i � � + '• -;, i: ' i. t : •OOOOO�O��CI;OOO OOOOL �� 1 4 ) 00 0000(Ji_ '+ �. ; ; o0000 000 o pbo 00000p '�} '1 t' ) ', i��' > � � i ra . _ � �-'•. ; ' 00000 000 OUj,�O 0000 f fi.)'1 '' �ay� -� '�i, .. � •' --- ---— ' ' ' ` - - , . ; f, �, ; :� .' ,' �lr',�1 ,i i��1�` { . . , 't � OQ�� Q� Q��O � '•%j �. f1.:� '�? � �� 0�� Q�OQ ., j OQO00 000 000, 00000 U1.U00� ' A � 00000 000 000 00000 OOOOOOt � ' � . ., "�' � 00000 000 OOQO 00000 0000000(, '� ' j� � { c ' ` 00000 000 00 00000 QOO " OG r i' � i '� ,,. �I 00(?OG 000_00� Q_0_�QS�.�4i��g�aaoo� . -- -•• __- - �,.,,,_,_.,..�_<;�,�...,.,.. .. ---.,«.,,,. _,.,._.. . ----'--- —. ~—— —--^_^ , ---• --- ---�--— --'' ;^ �1 ----- - ---�--_ 1 . � 1 � ' � ----- � �--�� _ j �-�-- ��_ .. ii'-- �--.., ..I __ _ -.,_._- -- - -.-- -----. _ _ ; �'" ;� �� !��_ ------------------- �� , �,�- ---_ _ . 1 . . � 't� +?l._,E,� ' L . - t \ / � I I ' � .I ( �', 1 1 ' L {Y �. � — i:l'J ;` l�' .. ' . +. . i�.:>,�\� ,�).,� � � � , - '" ��'� '^'.l"��' CONCEPT •�;'�. :•�i ,••.;,:�"�,'j•;,. _ � ':y�,\ ,:.:��<=;. •,::.��' �- `„�i :�>'ti?`:� t f rr�` %::.;�.�� °..-, , ---- ��'� , .�.��:. + � "-'3'•,�ir�:.� . � �':�.-�,�,.:i�:i�..f;5..`.�_ .:�).1.. i;, o'� � '''�;,''�'�.;a7�'-:;��`��- ':��;'_�,.�;.�:..;::; � . .... Sing7.e Family �?fai;;:a;';E::r%`" ; � �' yr :i"��% •':J:�'l � , , �. �;i.��',�} }.��::�..:r._,.•�'�:;;?�� a,7��"�.:tJ .(' )OOOOOC �:` ��.- - '�',� �'::. ,�•;` Mu1ti-Family ,�i 1.�� •'t:?i::•:'.'i'��.i� i t i�{.�?.�j��ii C� )000000 �•.,..1 ^,:i, ��•.i,;i�:E��;�';��'',�':�:'.�.,.' '''_�' �i��`;:� '•:l:i:..�. .h .�,�%i��.� ,. ��.�l. C� ....::::::::. Y;,. -�,:•i,�: =,' '�:,:?..,;..� ;��.�;:?i'� ��:,;. �. ::�::•:;:•::�•::• Residential-Commercial -irz i'y�'t) � . �, ` .-� �.�� '-.,�'�,•.•a. � {ti{�"'v�'•'ti ' '.- �1'� ; � � � � �� T)�'(��.5..�-?:z� "� .,-'-..__-----�— � . �.�- ��:� • = �. �,� �'•a3 Flaod Plain jODpUO�:}� :%�;;'.��_ �'1,;��;'/":'-:.��r4 C ��1:'�%�,e . ��pO�p4,_ ``�';�';- - '�`� ��1�•j'1,`��'�f � QOO�pO� 'S��• . ,`'�`1)si.L+.:'�::��. 'i>>y . . _ • :'�.;�,_ ` ?,7r, ..; ' °°°°��:!:�`�.4� �;" "1�-'.;�'�:'i .'`''''l � �O QpO�;,r'�`�:'3%j��.;:�:?�;�-��,i`�?`?�,`�.•'.,;.�t�':. C+� . .�i.� ). 4�i p��p0 OpC'�. O�pC ',';.�:; ,�, ,*j :;� - _- - •- ,� - S$�,.., O.ppO�pS)�Gl i.y;�.,�.:.•;,,;:r:��=i�-�t ! ��si O�pO�pO��-;'==v '''��'?.'�;;•�� ' I �- - �� p�p' p0 pp0 p0 .;`�"=y�''�'�:��.!-'�. -- - _ . . )� O O p0 p0�-.:''"��i`"7'-,ti -- �O�p O�p0�pC:i�;ztr;??�;';'�;`�^�,`,'.j' . r� .� __�_, ; i� '-�p�0�p��Odp�O��j�,��_'"�� ti:`^,_`.",�: � _`Ci-:Ei _�Yf, _ . � , , . �O�pO��O�O Gp`?t '�r r ♦� ��ti� �:�'�° � . 1 OOO OO ` OOO f,` , / "+ ' i ?ry,,' _. �__..� •� ' �pO��p�O� � � : �i ; + z i-• ,.. ^3_q � s �+ � p p0 C?' .,, � � , ,:Y / '1_. .l--- � � C? Q Lt0 pG�'C: '` +'�,' h ! �•� y �.+ __t—" O�p Op�'�p O�p L;i ti!'��,,,:.,':::;�::::i;'�� . - - - O p0�p .O pp0�� '' c°��'�' 1 T�ti � . j��O�� x p��O��a � `.+ )�r�4' y,`�"? � �O�p0� , �O OpC 1 �t)''-.,� -��:�='f i d . �O pp0�O.�O�p�r �� > , i lti:;.°�F-i• -- . .. ._ �O p��p0 G ., ,.,:?.:`q � Opp�O�p��p��p0��::;"i1�,�;;}:�,�_?.:�,�.K . p�- O Q',,, p O �:.'';=;:�>c,.. e-:,:::��=?i � p0O O O�p0 p �_ �' , � �,. �p0�b: p0 pp0�pl. �i ? �. �„ � i OO�Q�p� .O�Dp�O�C}�r � . �� .�;'.r :�=,t^�.s �� O�O�pO��.��p0�ppnp00�� , . ��'+t ' '� 'r.�,. � _ . _ O Qp�pp p'L,' pOO�pp��p0 x �'o "� �•, ,� n mL.i O� � ___- --- W� j0�O��pO Op pC �f!�� ` `,•:•1-.Y,�: o n�l.a � ' �A "'_"_"'.___'_� � T�pO�p� ��i�_��ti �.,�>��} 'i� �,',. - '•�?s�.'�_�.',--- ------� ------� ! _ . � � > ti t i ,a }_ '��j �' � (�,---- — w � \;` � ,,i� . �-. 1 � � �.1'1 v� ��x� � 11�0�1..?+`� '�•' � �:1.�:�1� : � 'L'::�. y � �l > > 1. . � 1. e�� -� ' 1 . ! >> ,��3' r , � � �, �a Y >>.. 1 . Y� �';. , � :1 �'d�.'y�-r1 5 .�, i ,- l . � �. - ) 1 , �� 1 1 1 � � 1 � ,:f?1,� �� )� t . } 1 •'�. �1 . 1 .� iy �� ` � ' S o� �� . � � .i . , ti�.t ��J, f -! �• �. n { � } -, ' '? r � ,: ,-, . � -, ' , Jr--_---- - -- -... , . .. f ��. '1. `. f . } ,i L , .1 .+ i .1� . ' � ��.y � 4 �� t 1 r � � � �.- `��. ,�. 'i�..� -.ti 1 ��. � ir a � - � � / �� t :vUU000b �l?_ . . -C ,� ' ''i;� '�� : � 5 ti p ,. :� .�-� �'4 000000000�G' � . ' � � : 'i . > 1 ; OOOOOOQO00 O ?•' �d � �'`�uv ��, 11 � +OOOOOO�OOQ�C t ' + j;;:rl� ��O �—` �� OnO00000001�rJC� . ; � ' � y 'OOOOOGO000 Ot� , ,� �'``4 ._ � ; � ' � ,A �� 0000000000�00 ' `' , '� �� 0000000000� � : j , 1 `" `� ; ` OOnnnqnnpn_ nn� i , �4 • � • �00000000000}�OOC ,^ � - f'' � �� .� i�000000000c�r�oc�, •� � � �1 ° ` . ,. }a �000000000c,�C' �, ' ,�. ,' > �- , �OOOOOOOOOC�" ''�� , � L L � , : . pr� .-, +� �l � , � , � � �v,, i �0000000 : � �-� ii ti � • -.. � � .;r;,,� � ,.,�i•:.,� � <�OOOOOOC` � •� 1• }i �-• -��_ o h, ��+" �.h,4 ' �00000� ,. �vt,� -� ., � , -, � ,,, + :.✓.* '" ' '�w is,3��as'.�,c:i,�-'xF�-'�°''+� , -°�%� T^ �j000000000�000'.> >si�.•� r i:�,.0 i � = i��' y' i � °k,'*-:_. : •� r i�� -t , •--' - W �r� � y' �� I �t v+,��OG�'�0000 OOOG i � � �� "" � � tL . . s'°�rt� � �x ' (`}) �� O�b�b.•000 0000� � � � . �R z ,` 5;� ` , .' r- � �.�� T c�oo °^.� o 00000..t �' ' ..:;i ,: ' '. •. �� y s��.,.j. o000qoc, � �, , , ,, • -, , i � M ` .....: _ .a ti . ,•\ _C��i�00Y'3�JOOOOQ000'�1 t � -� �` � a � �` ' 00 OOOO�qO00�OOD0� i? � � t ,! • + . � OQOOOODO00 '�p00 OOU00}. i ; 3 }��s .�3 S��:� {� 00000 d0 � 00000 (.� - � ' 00000 000 O b GOOnO O�,}: � °�', s� � `; i� •: �� OOOQOO�OOU O 00000 0� � ; ,^"" . _ : 000000 000 00� OOOQO O 'i.} 1 f� x•� �� Y�r� , i .._._.._._._.. ' + 000000 U00 00� 00000 O� ' ' "� s� � '~ �'�� 000000 O00 00 O 00000 OOOOOOG ,'' �'a , : {' '.� " 000000 Ooo oOCf;� ooC�oo 00000000 ' �i .• �' � i ' '�: : ` '' '- > ' O .----° _ �--- _ l� : . .. _ _ 00000 000 00q l;+ 00000 0000000�00�� "; 00000 q00 OOd^� OOU00 O�� U, 00t� ��. ,��' � •�" 00000 OOV OOC�� OOOOOQO C7 qUg _ _�� ; . �� .., g � .... _--- ---- - _ _ -- ,--- . . _ , . .: __..� _--- _--__ -- - - . _�:. -- - ------ :: � __. ------ - z�- - - _._ __._-�--__ . _ ,__r__ , -�.�---.� - -_.-- . , _ _ ----�__.__----- � _: �----- , -------___ __�__ , �..._'_ _.� � ` _ t t__i---� _. � _._�...___ '�.- j � /"_ .._� _.�_. _ -- - - -- ----� _ ... � �r .-- - _ __. ___ _°____----._.__-� c.o �... .1 �: t , ��-- �3 ,$fi:f = 1 i . ' ----------- ' �' � . __ ._ � _ _J _ �.._. ___ - ___ _ ;1 1 p v �...:.. �.��, KLEIN 8 STUCKEY CONSULTING ENGINEERS �, 211 EAST FIRST STREET NfWBERG, CIREGON 97132 With Offices Also in Forest Grove PHONE 538-4980 March 19, 1�7& , ^�,.:,i,i::.:i..�l�.,llµff li�.�� Tig�.rd Planning CommiNsion. -' G, Tig�rd �7_ty H�.11 `, .',�; �:, ;,� 'j�+f�., u � Tiga.r.d� OrEgon � � c»�r a� TR�r;�z� u � ZC 2-7b Kjelgaa.rd P1.anned Developmen� at 13778/13��o S .W. I�iall B�_v�d. �n � ' This Statement responds �i;o a number �f point� raised in the � StaF�' Memoran.dum to this docket i.tem D4arch 2, 1976. �'he .item �; a numbers of that memorandum are used below for tho�e points. 'L W � � �, mhe concep� o�' a co�.lector street passing through this 7 � propert�t and neighbouring properties has �he suppr�r.t of the devel.op- �- � er and his en.girz�er. However, such a s`treet must exist as an � -.a en.tity be�'ore any segment of it can be of value to any �.ndivid.ual � > prap�r�ty o��-ner. Liliewise, it is c�unter-productive to attempt �, " to -revise plans fa,r �he Kjelgaard property unti.l the collector �'� strset °s future existerice is assurPd in texms o� location� r.ight- , � o�'--w�.y th�augY� all. proper�ties, �rade, aligrimen�t and services. F � `=-' �. �'our sup�rflous units cauld be deleted fxorn the �resEnt ° � layou�t;, to simplify sorne of the 1�t bourYd.aries. The aomment on a °'overbuilding" is di�'ficul� to understand in that thE density � � shov�m is 10 .83 DU pe.r gro�s acre, in an ai ea. desigiZated i or 12 DU V� `-' per gross acre on th� �am�re�.en.siv'e �'lan. �n �, d � � � � TYle intended own�:rshi� �attern is tha� any par�zcular lc�t Y '� fY I « �-� and �he units therein wi_11 alwa,ys be under one ownership. The ; ° , � covenant wiii provZde for this £eature. We prefe� to explore �this I a c5 a,n r? n-I-y, r :;0:r��;�r� ,�`..r,,; ,-.s,,,,�.,.,+r. • i .s- .i..v., .a.__._ � � ali'f.'�- � u.+�� .+.v�u.i.i. c..auvai�o iit "a. �ciiG�.L4.1. YVd.�I dlr �1A1� a�i1,�C� i � �, � before set�ing �ut the envenant :1�.nguage in legal form. � !� _, � � F�- ;x 5. In a �elephone discu�sion wi.th thP PZ�.nning Dir�Gtoro � �; � � Niarch 18 it w�,s agreed that in view of the major revisions to the � � z z layout which could arise following injection o�' a collector ;' �, � stree•t into the p1.s.nning� tY�a� responses to these five poa.nts � '� ;;; `� would be �r�rnat�ure. Hov�ever� �he s�tandard ratios (AIA) at this y �x .� time are: t- t..y ��, � <_ Usab�e Area 8�f �., t c� 17sab1e Area pex UU 3718 sq. r�'`t. M ;� � OFen Space Ratio 3.6Q `� - Tota1, Bua.ldinp^ .�rea ^� t'�('�/� c 71,y� �� k.3 w . � O .J�1 (.7\J IJ�. t'��li. . . .. , � f_, Living Space F�atio 2.7 � '; u l�ecreation Space Ratio 1 .01 � , .� C:(V1L - SANITARY •• M11P71C:!@Al. - S1U["fE5 - tVALIlA'I'1(7N5 -. REf'QR1'S WATLR C�t1t�LITY h1ANAGEM�h�T & CON1t�ql. H'Y�iF�AGit_IC5 - STRUC:rURAI. NU4� & P�1I�E'R � lNUU5'f RIAL Pi.ANT cNGIN['FRING . . __. .. _, _ _ > 4 � ' ��:: Tigard Planning Commission pag� � � n7a�en 19, 1976 6 . We read the Comprehensive Plan as providing "Urban 114edium-Density Residen�al" , at 12 DU per gross acre, in this area. The Zonino Ordinance cal.ls fnr R-'� singl.E family residential, which corre�ponds to abau.� �. 5 DU per gr.ass acre . Sn the sense that a hypothetical R-7 develapment would be a permitted use in the UMDR c�esignated area without violating �he Comprehensive Plan, no con�'lict need devel.op. Howev�r, we do not s�e this as conf ormity b�tween the two documents. 7 • The developrnent will discharge stcmm drainage direc�ly into Panno Creek. Stormwater retention is not a universal.ly accepted solution. A better solution if a problem �xists, is to improve the hyc�raulics of Fanno Cre�k. 90 The intended park area is entirely eas�t of Fanno Creek. Very truly yours, � W.S . Stuckey, P. �. � pc . OCK 601-9 i , I , 4 � � � . ° �� b � � t nr � ,, STAFF REL'ORT ��, �: ' ' T�_gard Plannin� Commission T�Zarch ?_, 1976 � ��' ZC 2-76 (Kje]_oaard) � Ag�nda Itezn 6. 2 � PRELII�SINARY PZAN -- PZANNF'� DEVF,T OPi�1rENT A r�quest by ax'land Kjelg�,ard for concept appraval of a ' propose�i r�sidential plar�ned developmen�; in t11e vicinity of 1377°-�3�40 S�� Hall i31vd. (!��ash. Co. �ax map 2S1 2DD, � tax lot 500) . • S1AFF FIN�IrIGS ' � 1 . `7'I�t� requested concept approval is for q.3 unit A-2 � (medium density) P.�sidential P�ar�ned L�eve?op�ent in -- an area presen�ly zoned R-7 (sinole fa�ily residential) but desi�nated �ned5_um density residen�ial on the Tigard Covmunity P7_an. i2. The �ite, and those both ATOrth and Sat�-�h of it are 7_or_g slender Iots extending from a narro�v (in relati_on- ship to leng-�h) frontage on I-iall Blvd. to the ap;�roximate � alig�vnznt of Fanno Creelt. , � 3. NP� ;r5, (?'ecently� forn��d) has requ�s�ed -tbat concept appz'OV2.1 z�ot be granted, but be deferi ed for a �noiith C �y to a_llow the lVPO fo finish deliberatioz.s, now in prooress, on access provisions to be made for future develop�ent l�etween Hall Blvd, and. �'a�izo Creek. At this �oint, tl�e NPO has determined +�at a need ex?sts for st�ch access, but has �=et to de�termine the _feasability • of acquiring ri�h� of t.ay and oULaining developmen� of the need�d s-�reet. Fr�liminary inqvir�r reveals t}�at ' other lai�d o��r��ers, int�r�s�ed in dPVelopment, m�y Y�e W1111.1�Tj;0 commit themsel�es ��o b�ar the cos�s of such a project pr�.or to d�v�lopr��nt. 4. The developm_ent proposed, i3�om a conc�p�uel �oint of a �i- n..nm -!'� n'FfAY• '%}'1P �tT1P7'1;�,'�,V 11St7�llly vIC�Y.'� llCl�.�7 11V N .=�t:i.i.0 � sougjit in a Pl�rned Developr�ent. Perhaps uh� area devoted to "sUre�t" surface is a factor in th?s. zt is alsn po�sible �that �he dcveloper is sinply �r;�i�xg �o over build the site. A1so, tlie dev��!opers indic�t�d intent to sell the "lots° in� tl�e develop��nt on an indiviaual basis for n�ultiple dz�aellings � that. appear to b� cor.�?aon wall bui�d�ngs whicli �nak�s staff somelvha�t appr�he»sive of oti,:ners�ip p�t��rns. V�ithout more e�plicit dr�tail of th� cover,an�s x��strictior,�, and/or development controls the dev�lon�r expects to be able � to �xe.rt, st�.if feels +his a�Fect i.nsuf#'ici�ntly expla?red. �� C� , � � , . . . _ .._ _ _ .. .._. ,_ . � . ,�� ,. .. _.., .r.: . ....�� ' n p • � � ` � • , • �, PC �..:;af.f I�epart • p2ge 2 � z�rrM ��. 2 (zc 2-76) �� . . 3/2/76 5. There are several infornational ri�ficiencies which s��ou].d be corr�cted before t17is proposal is considered fur�h�i,: a. �'loor eleva�t;ions of the d��elling units - n�cessary tn deterrnine lzo�y the proposed buildings "sit" . on the site; � b. fl_oor area rati.o - for cor�parison to simi]_ar ' pr�jec�s; �' � c. de�ail (cross sect?ons and e7.evations) of propos�d r etaining �vall in f.lood p.l�in; d. pedestri�n circu�.ation; e. �inal grading (or apprc�x?z�ate): � �,. ��-�e �p�],�cant t s s�a�ement �,rith respec� to comr�rel�ensiv� P lan conf.ormance is in error in sta�in� t�zat tize pres�nt R-7 (single f.arnily) zonin� does i�ot cor_�orm �to tl�� . ' -� ccmPrehensive plan (pa�� 2, _Applic��t° s Sta�Lmen-t) • ', � 7, ."-��p�r�ntly t.ne derTelepmerit wi]_1 disc�zarge its s;orzn � � draira.ge d.i rectly into Y 3I7T10 �z��e�. �'ome Frcvision �,. far re�ension and slo��d release of stoz,m runoff �,: ou�;ht to be considered. . �. �he Proje�t exp��essly inc�ud�s a request for varian�e � of' street st�.i�c�ards for trie �ppi�oxir�a�ely 400 foot , ��priv�te roa.d" and of �he pl�tt�ng rG�ula�ians for lots � �n a subdiv?sion (access to public R/�4, "centerline � description"). �' � 9. 'i'he R.Y. sterage a .rFa shown izi the floc�d plane is a � ' !; good use ordinarily �o ��.at fl�odable land Lo; 1•:a�-�cver j; �:�h� si�e cho.sen happer�s to be in• �h3t aY�ca off�r?ng the � raost �meaiity f.or Enjayment of �he site, �nd con�')_icts �? dir'�ci:iy ia:i�ii accc:s� �� ;e "p�rlt" sl2o�,�f�n. � . Ia � �TAFr P�r�GO?m�N�A�PION _ ;' Staff recom�er.cis t�1at Lh�s mattEr i?Q �abl�d for, one r�o4�th � to a11�w �h� d.eYe?_o;uer�to �enerate addit�:ona_l informa�ion ; to al�ow for possib_le desa�gn modificatioi� and to al�_ov�► the � I�I1'0 to finish• i�s d�]_?.bcrations eoncei�ning access in the ! area and caznrunic�te �Y�eir conclusions to �he c�ev��!oper �nd the pl�:n�nin� corr�niss�on. �� . � . �' T _ , , _. . . ., . . , � . � �� _� � _ _ _ . _ _ .. _ _ __. _ _ _ M �rbt�., .� _:� . . ... ... ... . . .. . . ... ... . . �.�In.ryc��,,,/�...y � 1'. " 7 � �� . �� STAFF REPORT ` Tigard Planning Commission �, ,��, 19,76 u�-� �, 1 y�y I t �``'` Agenda Item 5.2 • j, . � . �: ZC 8-75 (N,P.O. #3 - Rezoning) � !' � il !, Applicant ;j �. City of Tigard . � i''�, � i Applzcant's Request • � �I�I !I The City of Tigard proposes changing the zoning within the 'I limits of N.P.O. #3 Plan. ; - ; . Staff Findin�s � � The proposed changes in zone are necessary to bring the � 1' �I zoning map into conformance with the 1V.P.0. #3 Plan. � 2, The proposed rezonings are proposed only for those proper- i ties which meet �,�ao condi�;ions: i _ � a. Their aurrent zoning conflicts with th� adopted land ' � use planr ' i i (�� b. The existing zoning will allow a mox�e intense use of � `�w= the land than pro�rided for in the adopt�d pl.ano The effect of i;he above statem�nt is �Lhat -i,h� staff is recommending that the Planning Commission r�zone where necessary to protect the adopted plan. For instance, a piece af R--7 (sir_gle family residential� pxo�e.rty �alanned for 3 dwelling u.nits per acre must be rezon�d R-10. Con- � versely, a piece of H-7 (single family residential) property planned for eventual apa.rtment development may r�main zoned � R-7 without endarigering the Plan. In fact, prap�rty �pro- `; posed to be zoned to a mor.e intense land use must be evalu- i ated to ascertain if the "timingi� is right for deve�opment � of the su'r�jcct property, F�r example, is it adequately served by public faciliti�s and streets? Does a communi-Ly i need exist, etc. ? , � I 3, The proposed rezonin.gs are grouped below according �to the ' current zons and the zone being proposed to replace i't:�: a. R-7 to R-10 -- These pro�er�,i.es consist of the single family portion af the Neighborhood. The lot sizes in this area vary greatly with devel.opment which pre- ceeded sev;rer service being cn 15,000 sq. ft� an:d i larger lo�;s and s�wered devel_opment being on 7,OOC3 � � t0 9�� SCl♦ f�s ZOtS• . i � ' � � _ .' , a . � �a . � . � . / �w�..�� t ::.. . pelg@ 2 pC Staff Report • � March 16, 1976 � � , Item �.2 : . U. A-2 to C-3 -�- �is change affects the two propexties at Park and Pacific �Iwy. Th�se�,parcels' are vacant and zoned C-3 for a depth of 200 �eet back from Paci��ic I-i��ry. and the remainder is presently zoned �_2, The N.P.O. #3 Plan proposes zoning the entire � parcels, in addition to a long narrow parcel fronting . Park St. , as C-3, general commercial. Sta�f Recomnl�ndation - ' -� To be advised following public testimony , � . � . , � � .. � � . � � • . i i ' i C_� I ,i �l�v � � �� e ♦ �� .♦ y � ..��i r �j♦ + �'�' � . � I� • ,'' ,,�� 5�•��: � . � � R i�� g��/�� q� � �� N� �� . 'd�1��P ' �y � 'C�� a, �# '`r, ■ ° �,�� r � �r� ,�� o �,,,�� ..a V :.. � �:e° ��.�.� ��y. t1'� �' � 1, .,,,,..,,� .�r a1�1NSaM +�i i ��l�.�,�,� �! � ` , .��I �� n'� � � � � � r � .rw�r� r�� ,.�ia.•� ►� � �m�• ��:�.� /I � �� .�i�1� o a... � "� �O ,�+ .r��1""'��«�.r _ r+ � .'� . � � � r. ��.�e Y itr (�� . � � .� ��.. �.,�. � .��'• �r.we�^ � 'y�'� � � �±!Y�r ��'�'" ,,,, � �a, �� v:.. ', - � � . '�ri1l�•_ �aon r��fi��!!!��M�� , .r . �� 1!lI�M�IIK=�� r�� , er�r�unaeo�r.v,.�l a � �� o � _' -~ .�OI'Y iiMi d��` v'" r pt� ��y�'�� r� �a�l��, ' e��, � � � � ,� � .� � ��!�,�a'� ' � "4'� � � �_� =��l�lC�� w:�� a�I�` � � � � .i� -,� �dr�r°{� � �r� �`'��'1�'� ..__ �i�a �� mr � �,�r rnl� � ~ ~ 0�S� � �� M�i�i� ��W�� '�r�. i`�d■ ��`��_ �'i.� ��;� � �� a� ��ue .� ��E�� o �� W Lf�� /t0��'�e We�'�� ° J: � .•u �` 4 - _ ��M�� • � a f ��..� . � • . 1 �' . �, �' 1 � r ", ` . . s _ � . � ��: .��: :. . � : �ir �� . � � � � . � .. _ - . . . a� � �"��'� `�.' STAFF REPORT Tigard Planning Comrnission ��` April 6, 1976 �" ZOA 2-76 Ag�nda Item 5.3 ZONING ORDINANCE I�NlENDMENT A proposed amendment of the Tigard Zoning Code, amendin.� Chapter 18e2_0, tn include a new zon.ing classification for 3 dwelling wn.its per acre (R-10) . APPLIC.AN'I' Ci�y o.f Tigard STAFF FINDTNGS l. The adopted NPO #3 Plan for tYie Derry Dell - Fo�t of Bull Mountain Area has departed from the 1971 Communi�ty Plan by depic�ing an area approximately 230 acres in siz�, pre-- viously designated on, the 1971 Plan as "urban low density resid�ntial" of 4 dwelling tanits per acre to a n.ewly-created densi�ty for suburban. density .residenti.al, at 3 i:a.n:its per acre, unless a planned development application is made, making 4 units to the acre a possibility. 2. The proposed rezoning is proposec� for� only tho�E properties �-` which meet the followin.� twa conditions: A. th�ir current zonin.g con�licts wi�th the adopted land use plan B. the existing zoning will allow a more intense use of the land thari provided for in. the adopted plan. 3. The change in zoning from R-7 (single family residential) 4 � units to the acre to the proposed R-l0 zone (sin.gle family � residential) 3 units tc� the acre, is necessary to bring the l zon.ing map in-to conformance with the NPO #3 Plan. These ; properties being affected by the zc?ne change con:sist pri- ; rnar•ily of the single family portion of the n�i��:borhood. + The lot sizes in this area vary greatly with development '; which preceded sew�r service being on. 15,000 sq. f.t. and � larger lo-ts and sewered development being on 7,000 to ' 9,00o sq. ft. �ot�. . l 4� The f ollowing excerpt from pa�es 11 & 12 0�` the NPO #3 Plan text states the zntent o�' designating thase areas on , i the plan map for suburban density residential developmen,t, � ��The r�maining pprtion o.� the neigriborhood I designated far single �amil.y residenti�.l use � �,. is titled '�uburban den,�ity development''. This i � � 1 l � � � ' �' ��. �;. ' �,�; page 2 PC Staff Report April 6, 1976 � item 5.3 �` area is shown at a slightly higher den�ity than the 'foothills ' portion, of the neighborhood because the �exrain is more suitable to the proposed higher den.sity development. Pol:icy 4. Protect the existing suburban character of this portion of the Neighborhood from encroachment by higher density developments. The maximum overal,l density of development will be � dwelling un.its or 9 persons per gross acre. A higl�er density of 4 units or 12 persons per gross acre is a possibility within an approved plannec� unit development, The planned unit development c,oncept ca�ted in the above policy allows deviation :from the normal zoning standards when it can be d.emonstrated that a more desirable development will result. " � STAFF RECONIMENDATION � Statf recommends the foll.owing amer�dments be made to Chapter 18, TMC, �ase� on �'a�:�d.a.ngs above: Chapter 18.20 shall be amended to read: Single Family Residential Zones (R-7, R-10, R--15, R-30) . �, Under� the heading oF Sections, a new section shall be created: � � 1£i.20.035 L�t -- R-10 zon� r i The followin� sections sha].l be amended to includE the new ; R-1Q zone; ; ; � Section. 18.20.O1Q Perinitted Uses. In an R-7y R-l0� R-15, � R-30 zon.e ' Section 18,2G.02U Conditional Uses. In an R-7, R-10, � R-15, R-3,0 zone - i A new sectio.n shall be created to reflect the lot area and � maximum coverage ; � 18.20.035 Lot �-- R-10 zone. In an R-10 zone the 1.ot si.�e � shall. be as follows: � t ; i � I. ,:. � � . � .Y �' ��.-,, � � f page 3 PC Staf� Repor '` April 6, 1976 , item 5.3 ' � ' Iu.,.. (1) The miriimum lot area shall be ten thousand sq. ft. � (2) Thc� maximum lc�t caverage shall be thirty-f.ive percent. Section 1£3.20.060 SE�:�back. Shall be amended to read: R-7, R-10, or F2-30 zones. Except as may otherw?se be provided in S�ction 18.20.100 the setbacks in an R-7, R-10, or R-15 zone shall be as f�llows: . . Section 1.8.20.080 Building Height � sha]_1 be amended to read: Except as provided in Section 18.12.11U, no building in an R-7, R�10, R-15 or I�-30 zon:e shall exceed. . . � ��:' . � � � � • � r► � �► � � • � . � �:�Z■ au �� /�� 1 1i� � ��3,i A�� ♦ � � s�.a � �f _ �,:.:.�..„-.�....... �� 1/� � ��., � a.. �.�� ,'�*r � �I . r � �� i '�i�`� . � �I: ' ��C �i��1'�� '� e`�f �� °^,,.�1 a� �a.�i4 :� �I �� .�•�� /�� 4� . �r'' • ,� . �.,��/� � . +�� _ . a.�� 6��_ �/t� :. �; C �\� :;� I�� *� � a. a �� o�1`�� [� ,� � ce�� =��9�Ai � �' �i�,e�' g � � a �� '' �4'+@° ��'I`,, � ,'-� � i�� 1'' �F� �'f;r; � �L� �� , ♦ �, � �� . ■�:�,■■,%a Q�� P�� ,, � ,,{� <fi; �� ;� �� a�, �� S�� '�'�;�' .� �s��11�t :d�� 1�...,.�,. ',., : �� _'.�.� `��!�� ,� �] �t �. � �� '� �� em�� s�� :q�� y �;tj`,��'• � ��I A � ��. � ��`� � �, ?y�O��r v�� R�'�9`�'r� "l �� .� � _ �,-� _ �� Q9�_�� A .� �:��ae,t�� 6�, �;��' . ' i �� :��a�� .�� m � e� e� ��P�� B��+� t��a ,• .:g3��, � � Sr � `< . � �` = �s c�aa �� Vr� �°�' ��s- �s��d��' @ .��ai, � I�r 7�� t��i�� ,�� `� � .,��.�`,�r��i� �� i�� "�,"`` �j� ,� ��f � �� .�� _.s,. � �,�, :� , �-: � �o a�� R�� '' �� 1��'�� a� � < M� � �� w� ` �� ae t�� g'[�q�9 F> � ''r� �� ''�@ �' `�4R�e �iiw ! r �t'�c�.��R:��t �'� ��i�� ■�� ; �. ; � � �-��e■� �. : �� /� � �� p� ■ �� . :3 i � �� m ��. ��ry��*��f ?: ;., � �R' a !E+� �� a1 �� '�� :�� =a .R e�,�:� _ .� �� ■�r tF � � � � �.�� •1� Q?��l� � ��a�, ��°'o'�a ~ �z`'�'��, � . � �" �� a� �., f '��: 91i0� Yv; r � . . � � =�q �_: � :lt� � :;;'' ;��;:''• '� ��i�l i: �.:� � � i� �� E� L .�� k `t u, ��,::: I � �� d 2-''"��i � _ ".. �` �� ' '� � '� �� '1; �� . ,.. � '�c" ,r 1, •'�� < �� ;:F.��:' � •• �: :,� „h�t�� f�,� � ��::::;i�:� �� r�"` .. � t �� e �: e c � � fr'•,:;:�✓��: titT� Y�s::��. :� �. .: � � �a�;'' � C'i'� �i 11� �_,, � �s ��.;c. a�:t�, ��I �li � ��.::'=' �''�!e � �'i �� . '�, f� .�:``:: � �' �� ..� ..L�: �i�. � �f:`:�� s �. .�:a�. � � f.:. � I ' ' �<�� . � ■.� _ � � .- -� � �,=�:F,:�:��:;� � . ,��,;,::;;:�: � �,� ��,�: � 1�i� �� :��:�_:,.. ��`a`�'�' — :�,-. :. •� C. :s ' �, �'i►�11! ,�•�$, �. �i`io �- �'. ,•;��:. , .. _. i . . . . . � . . . .. � . . � . � . . . � � � :d.�.� . . .. ��t �� .,�� , STAFF REPORT �'_ � Tigard P3anning Commission April 6, 1976 �.�M1 ZOA 3-76 Agenda Ttem 5.4 ZONING ORDINANCE AMENDNiENT A request by the City of Tigard, amen.ding the landscapin� stanclards of the Zoning Ordinance (Title 1£3, Section 18.58.050) requiring that security be posted with the City equal to 110% of the cost of the proposed landsc�ping as d�termined by the City Planning Director before �the �:ssuance of any bui�ding permits. ST.AFF FINDINGS 7.. The Bui.l�.ing Official. has requested tk�e Plannin� Dept. staff to have the Planning Commission review meana of insuring th� installation of required landsca�ing. The purpose �f this request is to lessen the work load .for the l�ua.lda.n� Dept. Presently it is the res�onsibility af tYie L�uilding Official. to determine that required landsca�ing has been installed before issuance of an occupancy p�rmit, The Building �fficial is concerned about the amount of time spsnt zn this area. As an alternative, he has suggested allowing the posting of a bond. covering �the amo�unt of the landscaping required. In this way, the lack of completed �.' lan.dscaping �v�ould not Y�e an issue .for his c�nsideration whe.n issuin� an occupancy permit. The present code c�oes allow a �uilding to be occupi�d before landscaping is inst�lleci, pz ovid.ECl a bond ia posteds �.ssurin;� tha� installation wi11 be macle wi.thin six months. 2. Other jurisdictions jnrere contacted regarding this matter � anci the staif has concluded that the pres�nt method xs both � th� �:ost effective arrci involvea the least s�taff time. The City of Beaverton, for example, has had con�id�rable legal r�d tape to deal with when attemp�in.g to collect ori larrdscape bonds. � . . ...._��_.,,.�� . . . . . . . . � . . ,_ .. - . . . �. 4�� . i��i^�l�� STAFF REnORT �"' ��A . Tigard Planning Commission � ��=1, 1976 Y CU 5-76 A�enda It�m 5.� Conditional Use Permit A r�quest by Earl Kessin er and others for outside s�torage of �NOOd products (ltunUer� on a parcel of land zonea M-3 . at 12560 SI�d Hall Blvd. Staf'f Findin�s 1. The outsic�e szora�e subject this rec�uest is for- storage of lumbex� adjacent the Zoss Manufact'uring Comnany's bua_7_ding and on -the same site. Mr. Kessinger is a lumber broker, DBA Nighline Forest Products, r�enting office spac� z�om ��Zoss11. Othex�s storin� ltizmber in the same loca�tion are ind�.viduals and fi.rms who hav�e purchased Mr. Kessin�er's lumber and are unable to move it con- veniently. 2. Land use sou-thwest, southeast and nor-theast of the site . is manu:f'acturin� and �there is �. good deal of au�i;side storage already adjacent. Lar!d use northwest of the site, acr. oss T�al1. Blvd. , is residential and coznmer�ial. �� . � . 3. Applican-L's sta-tement of public need, impac-l;, etc. is attaclz�d e 4. The Tigard Cornmunity Plan of 197�- desi�nates this site, and the adjace�.t areas to -L-he east of Hal1 Blvd. as indtzstrialo The west side of Hal]_ Blvd. �s d�signat��i "medium densi.ty resid�ntial". Ha11 Blvd. itself is c�esignated a majoz• ar�terial street �and is thP pr?rnary access to central Tigard �rom i�he SOL1�Y1. 5. No site plan is available. � 6. Tigarc� code (s�ction 18.12.080 (b)) do�s not r�quii:e a11 �� oul;side s�orage to be screened, but provides that the City � may requix�e such screening. .S � Staff I�ecommendation � i to be aclvis�d at close of public; testim�ny ' � �.�:.� . . � � � . � . . . . . �� . . . � . . fi � .�.�. . � . ... .. .. ._ ; � . �... , . .,.. . . '. �.. — iil`Wriwrn � !S r. �e"' ',;_': .� � :: . •'• a � , � s �� , . � I s , V 4 � � • 9 � i .Q .� _ ' � � o• .�• , � �• ' •� . �• � •' � .. `�� • �.� `�s �� r ♦ a'+��s��rs�sN • • • ��rC.�'�p�r�Z�s�i��ss��r�*�A�s � , �Q �i°pw��°��MG ��• i�i+��s��i��r��+ • ».ss��'��rfs��v�sC �s�� w��s� • , � � r*p�a*��r•��+'��sr� o�sr�s �dr�'ss�� s�* �►��+�� '��i�pr��i�s��s�`�i��i��i�� • c�� •��ts•'°��e��`�'e N��•'°��Z�� •��` �� •: s�'`i��sr��Q•��s��:��t s�s �� .� �� * �� • �� ssy;�.��•��.•�:��s��.��+�s•:��+Lrr�a►��s:s��.vi��S►�.s��M��i��:��` N �• •`Z��+�.��..�.�esC��r��;��s�r��i�.i��ss•is��i�s*�i�s�i��`i`�� i�N • �� • s• • Ms • �� •�� '``e�•s.• ��••v�;:s:�se'`a►�r�i�.ii�'i:.`i:s��ii��i~i�i�i�:�r��oi�Sy�►�.�N�..�+� �• `s�:.l�� to�'i� •� r� �+ • s� • � • • �s �� s �re s•� ��`s�� s�� e ��r�`i• •� ��`��.��'i °s��'is i�''s�s�r'i►r�`i�r.+��`e��C'��s��''i°''':��•��°°j''"'�•�`��'`�+'j'��`�� .:.�.:�Ni+;.s o��s:;�ii:,`i`�:��+��.+`i�is�.�.•=��'s�•��.:.rsi:�•NQ`,�•:��•�rg�'��`r .i�`��rie��.�r�,s�*d��si��i��s��w��es �� • • �� w �� ase�rs�� ses r� s ., ��s `v+ �ss �� s+ �� !� v`p*i e� e� v e �sres� s� • s� s;•s�,�s�!�s�so•s:�s.iN��i��v��"r �• �`i�*i��°��°��`t��s ��° ��°•�•� : . '�:i:°�°s��"'��R�L''�'�•"��s�e��°e`Mie�•��°�s"��►�'�`��°+'s�e�*�s��`�o9E:s�'e. r 1 .�r.��r�;ss�irsi i••i��i��R�aqiti*Q��e:R''�S�r��i��i+�e�y�i�ss°'�i��:� ,~,�•�,*�`ii�°%f•`��••��'��o`�e��•��'��°�•��e��••`•� ♦.�:'r:.:��.�.,��.C�:esss�`:.��s.��i+►*�+s�.�:sr�s•��i�sit`� ' '�:.•;:.`r..•:..�`.�'r's�.�e�s`�'•i��':��`:�'.��i�;p°�*.� . a:e��+�•�tY•s.�s.'j'e��ss ��:•r��i��'Y•�i��►' � +e��:`�,*��:�s�`A�.�r��s��.�es•ei��`��• . � +��•+tr.r�.��.:�`'s``�.+��a�6`��y�'.'`�s`�•�`F' ♦��`p�r��s��s%�es�i+��±s: .��•�A��ss�� s��e ��•��+.'�i��•��►.�s�!��v •M•�+r��'i�ei�i '`ri�•�fs��s.,. �� _ . •+�:s : , _ _ . .. ; ,, •; ;. , } �� .� �� ,- , Staff Report �^ TIGARD I'LANNING COMMISSION April 6, 1976 M 1�-7 6 Agenda Item '� t f�'� FI�OOD P'LAIN FILL PERMIT A request f�r permission to alter the flood p].ain and coxistruct a building in the flood plain of F'anno Creek at 14855 S.W. 74th, so.utli� of Bonita Rozd (Tax Lots 1100 and 1200, Washington County Ta�x Map 2 S 1 12A. Staff Findings 1. 'I'he subject site i.s presently vacant--the vicinzty is "rural residential" along S.W. 74th; and new development of Multi-family and industrial sites is progressing southerly along both 74th and 76th form Bonita Road. Staff is aware of pending development proposals across S.W. 74th for industrial use, however no permits have yet been applied for. � 2.. The zoning east of Fa.nno Creek is industrial (�Ir3)-- including the subject site. Zoning west of. Fanno Cree'k-- betwee�i the Creek and S.W. 76th--is County Multiple family> 30 'The Tigard Community Blan shows industrial develogment to be appropriate in this area. The plan provides also ti�at site development �hould be carefully controlled in areas along Fanno Creek to assure compatibility of the residential and industrial development to be permitted adjacent the greenway. 4. Staff sees twc� distinct areas of legitimate deliberati�n for the planning conunission here. One is the impact of the development on the use of the neighborin� lands and on the � greer�x�ray-sthis is in a sense a 1an� use qu�stion. The oth�r ` area that should he adciY•essed deals with the impact of the � q proposed physical changes on the stream and the adjacent i properties along Fanno Creek--particularly those downstream. f . i 5. The applicant's submission provides the informatinn that the ! hydraulic characteristics of the creek are not advers�ly , ; affected. The apglicants claim that an increase in stxeam ; velocity and elevatic�n is "of no concer.n" is rejected by ; staff in thati:those conditions are very much of 'the ,publics ' concern. Howeuer it seems to staff that, 'providing the appropriate �ank stabili.zation and concern for flood way �; mainte�ance, the ad'verse effects that would, and will, accompanh those cond`itions can easily be amel.iorated. : , � � .�::� �, . �,:; �_ . r,� _�' .�.�.,w.;,.,__ � -- — , ,i .; �- � ' Planning Comm�r�s?on Staff Report .. M 1-76 ' . Page 2 ' �;, I 6. A concerYi that staff does have which is not add�essed by the appliaant--but should be considered by the planning commission is whether, by approving t`his project, the commission is establishing a precid'ent £or approval of � projects that do, in any way, affect the floodway. If � �uch proj�cts are to be'approved, then high standaxds' foz impact disclosure by the applicant and for design excellence of the project ought to be maintained, perhaps in, Caritten form to make them less susceptable to dexerioration. _ �: � [ 1 ^ � � . � , � i i , i i i �! I � I i . .. . . � . � � . . � � .. . . � . � . � �.�I . .. , � ... . .. . . . . . .. ... � . � .. . . . , :� .. . . .. ... � . . . . . .. . � � . . . � �.! 1 I I �' i a J _ \�_ . \_ _ _ _.,._ ..: _. _ _ ,��- ��., ,-..,.�,. � � ,� ��.. � y �. �', o -. m 0 '' � \ ,� �µ o 0 � VI�I �1 I N A�F� o s�z ` V' ` o � 0 � S f34°i9 E �, � � � 4 ---•---- -----'—(8fi3.2 MLl�EE�_._ " _,_ . '-��, � G �^ 30I ; �� _. �� V W � 1�� ' �1 )� � :3.�OAc, � 240 �w �t1 4.50Fc. �, � ,� ri �� 230 � �,rr��„�j , � � � ( �, ��„'4:�" `+� ''�"� � 3GNiY�A UNDAY SLHOOL \ - �LFQ(� $ � ¢�, ,�:� � �`� k{I SEiS°57ti4 � � m I.OQAc `� iAl ��; C S, 6155 in I o° F � 5A' � "� N � o N N � Q � �a � � � � i o'--•� � r °� / �, A� b o l9 'a �� - 7G4`�,,: °-:�ri�!� ° ------- I sav°?i'w�z� _ __ __ , .L!Zdc.f b�0 $88°5)�4'! � � 1 w_S1 731 4 . . . . � ~�. . N 4� __ .___.__._._ ____- / t' �6_F�_. _ J_�� - ___.E..3A...,3�. _ �.. � -�- n� -y /� -� ..OEGIN C R,7�6' }M! �� _._.-- - � � ._._. u� ..�v L -> .aa �Q IV� 1 ,�-A ��—� -e---TERM C r�63a �i; `f` � � q�j^..�� ;': ` ._,,.,...�..--- _^ 250 ----_ —� 7Gb. _._--�45?�^ InL�Q� � jin�� C� 1 �� — � _ � � I 2 I E, ._--_ .�_"__._�y 4:�i� "`i"'�'i;.e=;-t'r �� • �„ � 19U1 � oc�rr,��, s,:� � 8nQ m �� g �, r.oia�. _ -� �;� 2t3C�0°!�I �j • I' ' " IB�.�^ " NI �< �� , I90I-AI � �N IoU - � �,� F! � � P00-AI �. i�,z�a J u; z i� � ' -�� ii N { ti -��I �y ; N wr � � , �� ... 209� . � , ,�«.. .I 9 Q,I�,,,,,..� — -- . _. .� % , , -� _..4 2 A�? •: u,..>. - '< ,: � ....; �.......,_.._.__._... �_ .::-,....... � � � h�39°32E 381.4 ��.. ��10U (C S.�V o.I 12 I 5) , �; � :��90� � . r�� • L 7.67A�. /-' L� i� CrU "\ xs�s°s2'w 3a�.z� �: ;� � 429.70'__ _----- .Q / .o,1� � (�UO 1' ��." � �` 1.67Ac. �� ',+�% / p �� / . � �1 h \ � �, �.in � \ �mrtc,•;r �'�n��"�'�'�"v'"� ..•--'.. �Ne9°57 E i; � .�� ' `-,\ ` � , �.:':�a �� . , � • fl�.s:'1t, ,an-..3 `�';ti+� ,,� �� h m ,.^ � � ,�" � 2802. �. � _ �w.�� . a;.ft� �r.��> �.�. �r.. - .�.o�a�. �i '�``' I100 '\ ,,, �, �., �.9s a�. m W .� `/ �_ � : `�� ... p� r �„pf i�r1< � •iri i `� Nz° . /i �rii i ^",c?,'i�i/i�i/ �,,�ir i'i�o�, ,r ��i i �r i.��,��.i./i�i i i . i . .i i r� 4 i r „ � '''/.l.✓,,�/.',k,l'�"/!%%��../�(.1,,./„//�.>Ir/.i�>.,,1f,7� ��•,. .�,�1',;.�� ,//' /i/.�'��,�/�i'�'/,�..�7r.��'t�,fr'y�nr.,°�„°.,``�t,rr.t�',�;�r.r,�,/,�,fii.-� `�s.,v.cca. �; �i7�. �}'�G. ��yy 1 � O�l7► ..�Y�� iT� \. • I� JOSEKN F6UGNT � � � ��.�L�Q 1.2d�Y. I, �7 c. � \�,�' i 47../3C 9� --- 5:�,'. 3.5.3:�c U N y ��. __-- 2 5 4 � k�, �o � N �, �� 27oa �� ' "�, 2 I 'N P '' �, � `2ou ' 'I r i:9�ra�. ��'; � � � �•� 4 B 2100 � - Z�� -� � 496. 75� 4� � \ .�x M,�,p�� -- "_' � _ — N '� � .53,4c. ��j i� ry�.� Ci � ao ra a �'�� . ,� - - �' � .._ - lz�z e__��:�z��E..��? 233.Z5� ! a� �'} � m.::m._...__..__ . _�. . . .r... -+ I9 � ° 220t1 ��" � .98Ac. (C S.No.II 216j �', , y' • 1, , — � zsa.aa� w. �. ,__ ___ __. � _ �;i ._-- -..._ ._._._.___ . , ,,, - � I 700 - -------.._r�.._._.�_ .—: s' .. t �� %%%/%%//,i%/%%%/%////:"/i%��; , ` ,:3 o c� , r�� v o�30��. N ` � --: �� x C.s.i3oo2 �p 4 � - ; (" osdAc. , ... /.B3As. � � a }-- � N 2 2 � o �� ;`,�.«^... aw;��:c+� �°..."'..r �<y :.�s :� � �� ° N ° �rr��rr' � � `�� Z�ao , -` � � . _ � ��l , , . � -�i o.z o' 3 i s Z o �.� �o.Te.a c. ,, �`; . � _-- ._..�..__�_.______._._ _ � �: �: �.: � . _I.4�0 ._ I��J ��;r-�' -"�60�_.___ �i� 250G��ia'� � � , � i, a r.,�4r.�. r :.�a ��., '� ,,� � ��,,, �`.�. m; � , , �j� �1 . �..\ � . , r'. I 7 W� /.Bti�At� .. � . N �� . �.:`, .:�� : rz a �� k `4�� ff��/��` i5 JAiAES H �kHIGKL.iN DtL G. 43 +�', C.S. 13Q02 0 \y� ti%i%��%�%ffir�� //�:./'•,''n; c — u� � �� '�c,.r/� � �_,_. 5��__"`--.-.�.�. ^� ' N 2 3 �t'�� ^G ,�' •� b � -- --- G,. \ .-_^ . , .._J / � v, .� �i'V �� .� . �'`� .�y!��oo� ,� 1 r��--�r~r,..� t ,�, x y .�� ;`�.; � �,�6Ae. 1 6 � _ s e sy2 5' �a. t �« � , �' �(� . ..ti-_ � . � ,Q1, � �?�� ...o,w.. "x"�y'�.tw.a..�u�"�'..,.�;�7, � .36 �� p�,,. q � �'� 3? ��0 C �n 6 2 3,3��3� i;�2 3 4 C�+ �._..._._.._._...� .� �~ �� S��``� �y •� w �� ; \ j 'i �� ,:��.'�3 t�'�'�� °��" � \ �-k' a +u#.iSt �... �� . t \ �� \ . 4q 50� � 'r;, l�lU� N� ��l� ~, . �.'''�� (V'�:!`: �� , � '� .l` � ;' _..�,_ - . -� � x ; - � �<� ��e �;� � , . .. �.. , ... .: .... . � : ,� _ . .,. ,. .. . .. ... . . . . . . . . . .. ,. , . ,.. . .. . .. . . . :i �;: i B[j�J" "' h �. �� Sk.aff Report � TIGARD PLANNING COMMISSION Agri1 6, 1976 S 2-76 (Summerfield Phase IV) Ag:enda Item 6.1 SUBDIVISION PRELIMINARY PLAT & VARIANCE A requ��st for preliminary plat approval of phase IV of Summerfield and a variance of the suUdivision code previsions grohibiting off-set street intersection� of less than 100 feet. Staff" Findings 1. This fourth phase of Summerfield com,pra.ses 75.44 acres and the applicant proposes to construct 257 detached dwelling uniks and 107 attached townhousec (4 plex) units for a total of 364 units. TYre or.iginal development plan which is the exhibit _ adopted with the Planned Development Zone Ctlange, proposed 177 detached units and 222 attached units for a total of 399; 35 more than the present proposal. The increase of detached units over.�attached units is st�ted by t�ie applicant as being the result of prevailing market conditions-�detached units �4 proving a mare marketable product than Ghe attached tQwnhouses. In order ko provide for the larger lots required by the detached units, s.ome fundamental changes have beeti made in the original plan (see attached mag). The road system has been altered and some changes are propos�d on t.he existi.ng g�1f fair�ways. The ado�ted plan provides more o�en area around the gol.f tees �rtid greens than shown ot� the prelimiiZary pl.at. The fourth and fifth tees are proposed to be moved elo:sar to tne green. The area adjacent the golf cou�se retains the ba.sic development cox�c��t (clustered units se�arated by open s�ace). However., the areas ; east and north of the golf course are actually a conventional subdivision but �n smaller lots than Frould n�rmally be requ3red. 2. The submitteci plat empl�gs long blocks rurining a.n a north-south direction� T.his arrangement frustrates east-�aest pedestrian movements; khe direction of travel mast commonly re�uixed to utilize �he recreation facilities. `�he or.iginal plan dPSignates a system af pedestrian pathways (in addition to sidewalks), Therefore son�s of the long blocks should be bisected by pathways ko avoid the necessity of traveling a long distance in a north or south direction, befor.e a person can walk or bike in an east or west direction. 3. The 'approved plars included two major streets (titl.ed parkways and having 60 feet of right-af-way) througn this portion of th�e � Summerfield develQpment. A #�orth-south spine road Uetween S.67, Durham Road and S.W. '�attler Road and' an easterly extension of Summerfi.elc3 Drive to intersect wi�h the north-south route ' Flannin, � �mmission ��. Staff Re��rt S 2-7b Page 2 � The street system on the original plan confines the majority of traffic to the spine road system (Parkway). The submitted plat would spread traffic out over. the street system. Tt proposes an easterly extension of Summerfield Drive at its existing 60 foot right-of-way for a distance of 350 feet where it branches into r� "Y" pattern. F�rom this point, both stieets are d�picted as a 50 foot right-of-way. The Parkway shown on tYie concept plan has been eliminated from this point. ; 4. The applicant has submitted a variance request to allow an intersection havin� off-set of intersecting streets less Y,han 100 feet (TMC, 17.28.060) Th�se streets are in the southern po•rtion of the plat near S.W. Durham R�ad (see enclosed pla:f�. and the applicant's letter of justification). The westerly street serves 33 detached unit lots and 43 townhouse lots. The townhouse area has a secandary access point to Dur.ham Road and the subject intersecti�n will therefare noi: be the singular point of access. 5. The str�et proposed to serve thz townhouse cievelo�ment adjacent Du�ham Road has a 40 foot right-�f-:way, this being the anly street hav�ing less than a 50 foot right-of-way. This street also intersects Durham Road, a featu're not shown on the concept plan. � Staff agrees with the c�ncept plan which minimizes the num�iex of access points with Uurham from the project. 6. Departures from t�e original glan have been permitted in the first t�hree phases af Sumcnerfield. These were to build detached units where townhouses are shown on the original plan. This was p�reviously deemed appropriate by the Planning Commission because the density was being decreased rather than increased, However, in this case the proposed changes are of greater magnitude. Sta£f concludes that in order to accompli�h t.he propose3 departures • from the original plan the applicant shai�ld make application f�r amendment of Che original Planned Development Zone Change. Staff Recommendation 1. Staff recommends that t}►e applican.t either rework the submi.�ted p1an, usir�g the adoptPd dev�lopment plan as a guide or appl�r £or an am.endment to the adopted Planned Davelnpment Zone. � r S. I Tigard, Or�gon March 16, 1976 Mr. Richard C. Bo1en, Planning D�.rector C�ty of Tigard � 12420 S. W. Ma�n Street Tigard� Oregon 9722� De�r Sir: OY� Friday, 1Karch �.2r 1976, Ken McCarthy and I call�d on you to ge� �.nformation regarding a possible ch�nge in the golf course '' at Summerfield. 0�.� ia�terest i:n this is generated by the fact that we bu31:t our homes here because we liked the �.ayout of the course. No ment3.on was� made that the course would be alte�ed ! or shortened sametime in the future. � h After lavkin,q at the �7.at proposed by T.D.C:« , it appea�s tha� ' a substan�ia�, portion af the 4th and 5th tPes in Phase 4 will be `lost, n.�cessitating moving the '�ees fqrward taward the ` g�een, tYaLrs shorteMing the ho2�s con.sidersbly,. We think this ' wou].d de'tract �'rom the charaeter a� the cours� andD therefore, di,�cour�sge �he �ub�.i� from u�sing i�. '; r It als4 appeaxs t,hat a great numb�er of cak trees wouYd be los� � on �t�e �.ef.t �ide of the 4th fairway. This also would spoil �a � the, ��a,uty and �he ch�lle�gQ of th� 4th hoJ.e. � In view of the tact th�t the resident's purchased or built � :�; , th�ir ,hc�mes here wi�h the idea that this wa� just the Icind of : golf course we want�d to play and tk��t some day the residents � ;, a�e o3.n ta own ,Su�nmerfield a� toTd to us b T.D�C, we ' 9 ' 9 � Y � ; - Feel that inforr�a�YO� was withheld from us. W� stronc�ly object �' to any re—pla�tting �hat would �t'fect �h� alt�ratian of the gol� �our�e from i;ts present at�tP. : We ask �nr your care£u1 cnnsidexation of this matter at your ' r. � � � � � � _�� .pcqming me��ing* Apr�.1 6th. '; '� ; ,,.� Sincerelyt ,�a � ",%f _.,.�'�";�-x.�-� ��,�!'.�,�,�,,. Mc�rrie ,H��1s�r :� CY�a�.rman of the Greera� Committee� � ,` °= Summ�r�i�ald a � i , ; ��' eX �<, j; �'; � . � � . . � . . � � . � k>i �`�� : . . . . � . , � . , ` ■ � 1 . . : . . ..�-.�� __.�,.4. ..>�, . ...�.;. . _ ,..;: .... r..� � Y .� ,..F;. )!� .., t - .�, _ , _;,. , . . -�� _ �r ..� �. . y , � ,. .:.. - . . :-,:. � . __ ., ,. . � ...:.... .:._. . . ..... �_. . .. .. .. . ..>. , . , .-��: _ . ,. - �,... . . ., .':�:., ., ... ... . ,-. ., . .._�; , , .G> '. , ; � .�, ._. �=I � ' a � �� '+�,�, i i . �+�.'-,s' ti�a". `. ��. HAR.RTS-MCMONAC3-LE A;�ISOCIATES �� E.;" �� ffi27GLYNFPIR9-BIIRVZYOR6 [ 4 ' BAOK�.W.COMMHSROZAL 6TR�EaT �_. TIl3ARD,ORID(�ON 97'223 �`� � TffiL�PfiONE (608) 639-54lS3 ` �` Marc11 31, 19�I6 ��' G�. �; � Mr. Richard Bo1en P1ani�a.z�� Di.rector � ' City of Ti.gard �;; City FIa11. f ` Tigard, Oregon 97223 '' � �; �� e: �ummerfield Phas� IV : � Prel3.mixiary P1a� " In��rsect�.on Var3.�nce �, Dear Dic�.: �: �� I�i referemce t�i oizr con�rersati.on on Marc� 29 y 1976 can,cexni.�g i . the distane� separa�ion b�tween inter��ctions for the 4�� right of � way ro�ad West af Summerfielc� Dr. ��r.ving the tawrzhoixse area, we are 5 reque�ting a varian�e from the Sui�divis�nn Coc�� to all�w tha.�o t. � The di�tance �.iewt�en S. W. Durham Rd, and the 3rc1 �reen toge�her �� "°' witY� t�ie lot siz� required for the townhouses fairly we1�. c�etermines ��' th� :1.ocation o�' thi.� r�oad o f� �� The sepaxat�i.on of the inter�ectians in re�.at3.an to cross traf�'�.c �A m�vement wi1�. sti�..]. x�quire �iefinite turn�.ng actic�n:s to cross k,' Sumraer:�3:e7.c� Dr. �`. The �etire�en�t deve�.opment of SumrnPr:f:i.:oZd, rasing Rin:� Ci.��y as a �_ campax�.�0n. la.as about �./3 of '�he trips �er day as campared to a stan- �, dard R-7 family arz�rxtea �ubdiv3.sic�n. , � � � �.�h� Tn iny opin3.o�. the public h�al.th, safety or wcl.fr�x�e will not be �:i� jeapar•diz�d by al.lowirag this variance. ;`� , :� V er.�y tr 3.y f-� __.,M. , � , . A. � �:.� � � �ol f �� ,�� .��'��" ` ' � �1 W. L.. �cMonagle ��; �� WLI�:d s R.�� `� �. . . . . . . . h� � � � . �. � . .. . �. � r ss i ..'� . � � � s i . � . � •. !►� . i • - r � � i�. R . � ��. �r � /�. � 11�Y� � �� D / �'�, , r . � �. � / :' I e,., ��s i.; � �r i � �' a� M G��B� r' ,- ui � �+• � �Y n. . � �pC a. . 1 : ' ' 1 r � ' .,� �.��°l. '(yy� ''�rf? e � ?� ' ♦ t ,I � �,l� O� � � ' � � �� .�,��. i =� '►at,.. ,� ` } �r� ' ' '�� ? �'�,��ii ll: .,�� • .� ;`,�!�a� . �.� �C � � � �p! �' �• , � ��!l�� ,t� ; (� � , . . �} , �� , � . 1� ��'�:� ��-- '�� „a�i"� ^� .,a . •; ' s �� - � �� r� ' �� .�•�y` �_.. � " �...•„��i �` ;-�' � :�t� 'C��J .� -,�„ � , ,� f � (i% � _y� �'' 1 7 �, ` �I{ r �� ; i ��r �d., rD.a�: �' � '�f,el�I l. � � �, � r� � � 1�' I� � • �i �� ;► " � � r ti � •`,L • .; �%�'' �t-I�I � �, 1,� � y�,� fd�� .�,.s'�!�N;� j+I �" r.. ■ ? �` �• �=,`L' ► �.. s� �,.�' �'e. ~� ��' ' �+�5��%,��;�%; ��` �,f � rQ �'�t1� i�� •• � ,� �i '� ,r�+1 � I. •'r �I-�• �.��.. i r�/ J��n'6 I�/�;�� qJ b� � \ .�j ;'�-��r' ��. � � �� 1��•" \7� �� " �.��" .� ■:. �.�q�' � . �' �r �� • �`� o �j ��oE <�� -� , ,. • � I►f �•�• . � ._ " � . ,�, � �� . . <: .P � � 'r � � �/ �� • g a�,� � r. 7 � r`i�� I� �":Y' � , � � r�1 .� �� ° � ''� �+ � � � �� ! '�` t�.!.,.�4 �� t''��'';� � �1►r ` ,r i��.; .. =x j� �� r y � �,-R_ �..�» . « �,, „s��:i� � r �� .' '� .�, ,; ' �.� ��fi s�e � �4�� .9�"�s �i7�'� �� f � J�:� �^-_ ��`�..�: � , �L, �jjl jr ,r '� (t��'��,/ � � �=, � ,, _ �� ' 1, � "�� i . � � � .. � � � ' Se,. .�.-��r�'� � � �, �.� ►F r � ►.r,��i � n` �i�� '� ��, �„��, j �„�:>i�u� �.,+t> �:p .,,S ,� � i �Ia ',��' 1�° C n�!�c1�7 �Y. -.. � !P � � n� + ;�4 Y >1 ,� � � .� � �� r; �= � e �,�. , b� - �. �� . �- f� �� = v .� ��= f� � �� l�,,�� M t 4��. .�a 1 u � � g� I �`i�. �� :�� II hd=�'. � � � ; r��,� � .7 ��P r _� � I�,�`' �< <-, ° • '�` � � �- - . � � ��` :� �i,� ,�•&.: �. �, ��y f►'��...�. ' � p 1��€ .:��,�� , � O.v,Mi �'-y��p v'��A, "�� o h • �' ..� {� 1 �f� ��' I��.L� � , ��• �f� ii �.�' � . � �� +��,/ �., � • ar � � �� , ��„ g � a. (... � , e�.o. /%.�"'�� i �� :,.. - 1 �.�.,��. �3 � � . w�,P�.�.C�. �:�s. /r.��.�� Y � � ,` ��N� � , 7� •�� r:, ��:�;�"- .; ,,� �-�:�, �.-. ,�,� �:�;�, ,��► IA �� ,,� �- � ;�. �� r ' � � 1�� '�!d. �3�� F� 'm�',. ; .�/ ��iD s � � r �'; ��-�"' �� ( r�= 1 � �..u:t �t t.. i0v1 o� ►+► L i . `-�I '� �, � e► .i -1�� ,� �� y � ' p �� - '� s •� �ii ,/ � 4: � �;�� !►� > � qr �� , �,- �: , �` � . i� �`� M� ° , -,;�. � �. i � , � V r �f� . 1 1 :�ii ,. �� 0.'�'�, .q+ �`"�'�' • �, ` �;—��i �� +�� }�� r � �� , \ I�Y�I' ► r � a 911�S - � i�1 lIJ� 'I� �„i i�, . � t -^- �►'. _ � t .. l�i. �u.�� . '�► ��._ y � �� 4 d �Y - :♦.��b' �—' 1//,'��►.''i� r�C ' • ^ 1'!,� ;�� i` �, �;� [ i M,� ,=7 1P�r ��_��' �� I �� 1 ,�, :o,;;� `��► '�- � i ��{� � _.��' ��'�� "'��/ y '► ° 0 � � � r�. • yC.. �� 4�6►��,�Ji� J \�'� � � •_ '�� ..��, '1�1�►_ : ) E^w:'3 \�0�,� y ru y •.1:�°� �. ~� `� �� ; � � � . ,_ . ��, r �/� a �. � '. �rti f�. �q-. C�' ��n� ' r I�l�; 11� ` � • ' � �� s� ��. ��' . x � ��/,��'' tin ' L� v �� .� � ` � �'�' � �. � � t � _i� 4 ...\' t �' `� � ��,�L � �/ � C b,��.�� /�� . ,��s.�� ;,, d`t��'4° `ml�� ,. 1� 1 � �r�� ",. �� . ,� � � � ,��,� 11 � �� Q► �. � ::1 � ,;::.�d��.I C.�• � .- , . � '�`. �� •,�� s`�� PS � ��-, �e�� ,� , r ��, � ��tt�,�� ' �p� '° , .. �\e,. � =, .\o�� : �5 �>, �` ` .� � �► ' a r• a�� ,;�t'��_«�.,r� ni,, a.. .: � �; . ' ' �'„°;`�. '' ' '��.'-, ,�,`: i '� �` '�� 5. : � � � ` ' ' � , C ` . ,4 �, i.y . �A�` ,r� wA' �;.� .v,�� `� t► �...� �p; �► �. ,,� ��, a�.:, .� ; . i,R�,��►o,.��;, ,,. +�� ° h ��' �,..� ' ,� ` �`�; � .�'Y.1 Q h 1!�g �+' �b ,� i •�m+'��q ''�'� � � 1 �� !" .�, ;�' � �e:d ��T�:�� ;n:�=` �s��'.ti g' u'. i �� _ � 1 � -W. �', h +�p 611�� !�' �:a�� ; 1 ...` �� I 1 �.Y , �►� '• ;� *` �9 ��t!► l�i,,. � �,-� q' �, .��*� ,�� y� �'� �, ,.''� �a '3 V� �...� T-�i� �1° el'� 'i a ? �� '.-a� d,A� d, , ..�.aw -, �, ��:: , � � , �,.., y.. Ow �4�� ` ,+��i �� 0� ' �� .�j'�i' � ', � �'`�4 / A`*� � `°��''�� ',0;. ''ii� �-r � � '� v�/ll ��,;,�•, � i�',� ' j'�•�''� ,�. ,�(� •�/ ��. d>�, � �•• �j��{''�Mt �� ,�° y' Q; �`11`r ai� �16 '�i; 3i� �� ,`c I;F�4.��.: ` =:a� � �'�" J �k� r ' �a:�� .. � } � ��1� '�tap.E ', 1�� q �1� � � � � � n' A ��> �� e +�,i�,�� I� R �G�� wl y� � �'�Ir 1 � �,,� ' �► .� -�' �.��- - �,. s �ii�r� p'� :'�� ,�d� �� '��~"�� • � �� ' 'G�jG°�b�3 �;'ti:` ��' � .b► �,'/y'reJ: �: �!L`�`+0►' �� `� �0.1,'.�°f*�-,��-�5,��i*,��'t;� pr�. �►-'��A �►�, �Qiy�a � '��!` �a T7' p '� �'"°'A'�," °,};� ��'��91,� (ia,�4��`�` k �„�,�": �MA�'�� is��a•,~''� ' '�'�� :Y: .. ,�, ,� �° Q�,,�,��,� ; �� o'�� ertin ui��a "�7,..' �ri�' ��? �-�'� .�,��y�a�y� ��► .�� ! ,'��i� i�IIL ; ��4'y yr-� p �., ` `dt` A"�+'�*,*�� d� 1 ' ��'��lr r� I'fi �i1 �►i��!'r!� Q� O d +- � E f. OJ i � d!! .4► �,, ,,.,.,,�Q, �;�► 1 ► �,. �, _ �.� . . . - . .. � � ��.r r� �...�. .. �'^'' ......:. .... � �'. . �,�„L,�s . ,.1��..,,..� ; <<. �, ;� � �A K�� ` �' � F � ' t�Yell call on you! �� OQ' April ], 19?6 ��v� Mr. Richard Bo1en Planriing Director City of Tigard T3,gard, Oregan 97223 Dear Sir; 5haklee is a direct sellinq business ver� similar to r�ai esta�� or in�urance. We need a pl�c� to receiv� calls and display pz�oducts for aur di�tri}autors and prospecti.ve distributors. We service our distributors �oith produ�ts and we also sell retaLl �rom our office and by ciirect sales. Very truly yours, �N SUMMERS aHAKLEE ,��,,��r� G�orge & Marcille 5umniers Supe.�vi�ors GTS;ms � � � � � , . SHAY.LE[C011�011ATIOry � �� . . ISAMEM�EMOF.. DSA Distribufior ofr Househald Cr Industrial Cleaners � Lovt�e Beau:ty Aids r Fovd Supplements Colden Alarmer Toil�tries For Men • SmaU Won��r Baby nroducfs �r,��: � _