Planning Commission Packet - 11/16/1976 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PLEASE NOTE: The original paper record has been archived and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.
AGENDA
TIGARD PLANNING COMM& .)ION
November 16, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
1 . CALL TO ORDER:
2. ROLL CALL:
3. APPROVAL OF MINUTES :
4 . COMMUNICATIONS :
5. PUBLIC HEARINGS :
5 . 1 ZONE CHANGE ZC 10-76 (Kutsch) NPO III
A request by Kutsch Enterprises, Inc. for, preliminary plan
and program review of a 134 unit residential planned develop-
ment on S .W. 115th. Avenue, south of S .W. Fonner Street .
(Wash. Co . Tax Map 2S1 3DB, Tax Lots 200, 300, 400) .
5 .2 ZONE CHANGE ZC 11-76 (Denoux) NPO III
A request by Serge Denoux to amend the zoning map from R-7
(single family) to A-2 (multi-family residential) for a
1 .92 acre parcel at 11030 S .W. Gaarde (Wash . Co . Tax Map
2S1 10A, Tax Lot 1500) .
5 . 3 CONDITIONAL USE Cu 30-76 (Wayside Inn) NPO IV
A request by Way W. Lee for a conditional use permit to
locate a four story motor-hotel on S .W. Pacific Highway
north of S .W. 69th Avenue (Wash. Co . Tax Map 1S1 36AD,
Tax Lot 6504) .
5 .4 CONDITONAL USE CU 31-76 (Davies) NPO VI
A request by M.A.B . , Inc. and Robert Davies for a condi-
tional use permit to locate a commercial/professional
office building at 14050 S .W. Pacific Highway (Wash. Co .
Tax Map 2S1 10A, Tax Lot 203) .
5.5 VARIANCE V-11-76 (Dahlin) NPO VI
A request by Alfred D. Dahlin for a variance to the back
yard setback in a R-7 planned development (single family)
at 15780 S .W. Highland Ct. (Wash. Co . Tax Map 2S1 10DD,
Tax Lot 8400) .
5.6 CONDITIONAL USE PERMIT CU 15-72 (Willamette Industries) NPO II
Review of a site plan for compliance with original conditions.
attached to permit a lumber yard at S .W. Johnson St. and S .W.
Pacific Highway (Wash. Co Tax Map 2S1 2BA, Tax Lot 1200)
6. OTHER BUSINESS:
6.1 Report on City Council actions
7. ADJOURNMENT:
Nit
.t
MINUTES
TIGARD PLANNING COMMISSION
November 16, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
1. CALL TO ORDER: The meeting was called to order at 7: 30 by
Chairman Popp.
2. ROLL CALL: Present: Moore, Phillips, Wood, Sakata, Tepedino,
Krause, Popp and Nicoli .
Excused Absence: Goldbach
Staff : Daniels, Edwards
3. APPROVAL OF MINUTES : Approved minutes of 11/2/76. Nicoli
brought it to the attention of the Commission that while absent
at the beginning of the meeting he was present shortly thereafter.
4. COMMUNICATIONS: None
5. PUBLIC HEARINGS :
5.1 ZONE CHANGE ZC 10-76 (Kutsch) NPO III
A request by Kutsch Enterprises, Inc. for preliminary plan
and program review of a 134 unit residential planned develop-
'', ment on S .W. 115th Avenue, south of S .W. Fonner Street .
(Wash . Co. Tax Map 2S1 3DB, Tax Lots 200, 300, 400) .
A. Staff Report : Read by Daniels
Cross Examination:
o Bibianne Scheckla, Neighborhood Planning Organization
(NPO) III member, and Tom Hooz asked if the 1975 traffic
study had been updated since Terrace Trails had been
developed.
o Staff replied that it had not . Staff added that Terrace
Trails is so designed to become a through street and
thereby decrease the traffic load.
o Karen Thorne asked what was the floodplain status of
the land.
o Staff replied that the Army Corp of Engineers in deter-
mining the status of the Fanno Creek flood plain had
not extended their study beyond Walnut Street , however
historical information showed that there was a localized
drainage problem.
o Staff stated that a portion of 115th in the City was
improved, but the portion abutting the property in the
county was unimproved.
��x
MINUTES f'
TIGARD PLANNING COMMI&,ION
November 16, 1976
Page 2
o Harry Chapman questioned the adequacy of 115th Avenue,
S .W. Gaarde Street and S ,W. Fonner Street .
o Staff replied that S .W. 115th was designed to support
the traffic load but Gaarde and Fonner in their pre-
sent condition were not .
B. Applicant ' s Presentation :
Larry Bauer of Bauer and Associates
o presented the Genesis Planned Development, stated
that 70% of the existing trees would 'be saved, that
the deed covenants would be written with the intent
to preserve the natural beauty of the site, and
that 5 acres of the development would be permanent
open space for passive recreation.
o informed the Commission that because of the concerns
of NPO III the number of residences would be re-
duced from 133 to 123 which would result in a 9%
traffic volume reduction.
Cross Examination :
o Maurice Marzirreck asked if the homes would be governed
by a design review board.
o Bauer replied that a three member architectural review
committee would be formed consisting of one member of
the City Planning Staff, Mr . Kutsch , and one member
of the neighborhood.
o Harry Chapman asked if any 0 lot line homes were
planned.
o Bauer replied that they had been eliminated from the
plan .
o Nancy Black asked for the approximate market value
of the homes .
o Bauer stated that they would be between $60 - 90,000 .
o Eleanor Quimby expressed concern over the density and
minimum lot size of the development .
o Bauer stated that the density would be 3 .5 units per
acre, an average lot size of 8500 sq. ft . With a lot
size range of 6,000 sq ft . - 11,000 sq. ft. and that
all 6,000 sq . ft . lots abutted open space.
41 o Bibianne Scheckla expressed concern over cul-de-sac
length and street Width.
•
MINUTES
TIGARD PLANNING COMMISSION
November 16, 1976
Page 3
o Commissioner Krause stated that there was a definite
need for more parking space along the cul-de-sacs.
C. Public Testimony:
In favor:
Dick Kluempke, Chairman of NPO III , stated that the
proposed planned development is in conformance with the
NPO III plan.
o Bob Samuels, general contractor, and Howard Rafte,
stated that a planned development would be the only
way to preserve the natural beauty of the site.
o Dick Matthew Edwards Industries, stated that develop-
ment of this parcel would help eliminate many of the
undesirable activities presently occuring on the site.
In opposition :
o Eleanor Quimby stated:
o that many elements of the plan were not in con-
` ' formance with NPO policy
o that the development was not receiving enough
amenities to warrant the density increase.
o Don Osborne asked that some of the traffic be
channeled onto S .W. Fairhaven .
o Maurice Marzineck asked that the density be no higher [';
than 105 units.
o John Chandler asked that some arrangements be made
so that school pedestrian traffic would not be cutting ql
through adjacent yards .
o Bibianne Scheckla asked that the fire department comment
on the cul-de-sac specification.
D. Staff Recommendation:
Staff recommends approval with the following conditions:
1 . Drainage to be reviewed by Director of Public Works li
prior to submission for General Plan and Program. 01
2 . General Plan and Program develop alternatives to
lessen the existing conflict between pedestrians/
bicyclists and automobiles. r
k.
• ,• '
• r MINUTES �c..,
TIGARD PLANNING COMMISSION 0
November 16, 1976
Page 4 a4
3. Provision be investigated to provide for easterly `''
pedestrian traffic. r'
o Bauer stated that the developer would improve
S.W. 115th to the north property line .
E. Neil Peterson, applicant ' s engineer, described the
concept of the pond system and stated that a detailed
study was in process of being done .
o Phillips asked that additional parking spaces be
provided as on Ambiance Street .
o Krause asked that some type of mosquito control be
q
provided.
o Sakata asked that some type of mini playgrounds be
provided. 1
Krause moved and Wood seconded to approve the proposal ;:I
with the three staff recommendations plus the following:
4 . Increased parking be provided on the cul-de-sac.
5. A minimum of three play areas be incorporated into
the plan without a decrease in the minimum or
average lot size .
::::.
6. Investigate egress onto a street other than 115th. .
The motion was approved by unanimous voice vote.
5 .2 ZONE CHANGE ZC 11-76 (Denoux) NPO III
A request by Serge Denoux to amend the zoning map from R-7
(single family) to A-2 (multi-family residential) for a
1 .92 acre parcel at 11030 S .W. Gaarde (Wash. Co. Tax Map
2S1 10A, Tax Lot 1500) .
A. Staff Report : Read by Daniels
o Staff pointed out that the zone change would open
the possibility for any of the uses listed in the l'
A-Z section of the Tigard Municipal Code.
Cross Examination: r'
o Bibianne Scheckla asked that the proposal be tabled
until it could be reviewed by NPO III
tc
o Dick Kluempke, chairman of NPO III , stated that the
proposal had been on the agenda for the NPO study
session but because of the late hour of their last '
meeting it had not been reviewed. However a tele-
phone survey of NPO members indicated that there
A
MINUTES C
TIGARD PLANNING COMMISSION
November 16, 1976
Page 5
was no reason the matter could not be heard by the
Planning Commission.
B, Applicant 's Presentation :
o Mr. Bowman, architect, presented the proposal and
stated that the proposed use would be multi-family
units.
o Staff asked that the applicant 's letter be designated
as exhibit "A" and the plan as exhibit "B" .
Cross Examination :
o Nancy Stimlar asked if the proposed access would
be on Gaarde,
o Bowman stated that vehicular access would be on
Gaarde plus a pedestrian/bike path to Canterbury
Shopping Center .
C. Public Testimony:
In favor - None
In opposition :
o Bibianne Scheckla asked that NPO III be allowed an
opportunity to study the impact .
I z,
o Nancy Stimlar asked that the development not be
allowed until the traffic problem was resolved.
o Bruce Anderson asked that a specific plan be pro-
posed for the lot.
D. Staff Recommendation:
o Staff requested that the matter be tabled or that
if it was approved the following conditions be
attached:
�s.
1. That a half street improvement be provided on
Gaarde according to the collector standard
provided in the Neighborhood Plan.
2. That additional ten feet of right-of-way be ;
dedicated for street improvement purposes. s:{
3. That final development plans include a pedestrian/ 1
ir bike easement and path from Gaarde to the Canter-
bury Shopping Center.
� P
s MINUTES .,
TIGARD PLANNING COMMISSION
November 16, 1976
Page 6
E. Commission Discussion:
o Moore asked if there was a need for apartment units
in the area.
o Ben Suppes , applicant 's architect , stated that a
survey of the Colonies, Heritage, and adjacent
apartments units were filled to capacity and had
a waiting list .
o Krause noted that the P.G.E . study showed that
Tigard had the highest apartment vacancy rate in
the Portland metro area.
Krause moved and Sakata seconded to deny the request
based on lack of need for apartments.
The motion failed in a 2 to 6 roll call vote with Moore,
Phillips, Wood, Tepedino, Popp and Nicoll, dissenting.
Tepedino moved and Moore seconded to table the proposal
until a more thorough study as to the need for more
apartment zoning could be done and the NPO has had a
chance to review the matter. gg
o Popp asked the applicant to consider play areas in
the new proposal .
The motion was aproved by unanimous voice vote.
5 . 3 CONDITIONAL USE CU 30-76 (Wayside Inn) NPO IV
A request by Way W. Lee for a conditional use permit to >}
locate a four story motor-hotel on S .W. Pacific Highway
north of S .W. 69th Avenue (Wash. Co. Tax Map 1S1 36AD,
Tax Lot 6504) .
o Staff informed the Commission of the past history of
the site and the prior conditional use . The Commission
unanimously agreed to view this as a new submission in
that the present proposal is substantially different
than that which was earlier approved and the character t
of the area is different than when initially approved.
A. Staff Report : Read by Daniels r?
o Staff asked that the plan be labeled .e thibit "A" and
the staff report exhibit "B".
B. Applicant 's Presentation: f1
o McDonald, representing the applicant, stated that
he had been informed by the Highway Division that
joint access with the Mobil station would not be
permitted.
1MINUTES �q...,
'Y TIGARD PLANNING COMMISSION
November 16, 1976
Page 7
o Ken Cole, architect , stated that there was no
advantage to continuing S .W. 69th, that the traffic
impact would be 360 trips a day and that the total
height of the building would be 34 ' - 38 ' with the
parapet roof.
o Popp asked if there would be a restaurant in the
motel .
o Applicant replied that none was planned.
C. Public Testimony: None
D. Staff Recommendations:
Staff recommends approval with the following conditions :
1 . The access onto S .W. Pacific Highway be combined
with the existing Mobil access point .
2. Primary access to the motel be provided on S .W.
69th Avenue with the parking lot driveway connect-
ing to it on the south.
3. S.W. 69th Avenue be developed on a 60 ' right-of-way
to City commercial street standards. The location
for continuance through to the triangle to be
approved by the Director of Public Works .
4. A traffic light to State Highway Division standards
be placed at the intersection of S .W. 69th Avenue
and S .W. Pacific Highway. •
o Staff asked recommendations one and four read "with
Highway Department approval . "
o Phillips asked that condition #5 be added to read
"request be limited to one building, maximum of 40
and 4 stories."
E. Commission Discussion :
o Discussion on the need for access onto Pacific be-
sides S .W. 69th .
o Cole stated that there was an existing 'curb cut,
and that the access was necessary for financial
backing.
o Moore stated that in order to comply with the comp-
rehensive plan no new access on Pacific should be
allowed.
Moore moved and Krause seconded to approve the proposal
AMINUTES
Y TIGARD PLANNING COMMI -.ION
November 16, 1976
Page 8
with the staff recommendation deleting #1 and adding
#5 - one building, maximum four stories, maximum
40 ' and #6 limiting access only from S .W. 69th.
The motion failed in a 2 to 6 vote . Popp, Sakata,
Tepedino, Wood, Nicoli and Phillips dissenting.
Tepedino moved and Nicoli seconded to approve the
p rop osal with staff recommendations 1 - 4 adding #5
one building maximum 40 ' - 4 stories, #1 be amended
to read right turn only, and #6 the secondary access
point (between Mobil and Wayside Inn) will not be
designated by a sign encouraging its use .
The motion was approved by unanimous voice vote .
5.4 CONDITIONAL USE CU 31-76 (Davies) NPO VI
A request by M.A .B. , Inc. and Robert Davies for a condi-
tional use permit to locate a commercial/professional
office building at 14050 S.W. Pacific Highway (Wash. Co .
Tax Map 2S1 10A, Tax Lot 203) .
A. Staff Report : Read by Daniels
(,, B. Applicant ' s Presentation :
Rod Adams presented the plan and stated: is
o that the existing building would be replaced with a
10,000 sq. ft . building, which would be used entirely
as an administrative office.
o that the proposed sign would be 9 '5" x 5"
o the proposed use would draw less traffic than any
other commercial use.
C. Public Testimony: None
D. Staff Recommendations :
o Staff asked that the staff report be labeled exhibit
"A" and the plan exhibit "B" .
Staff recommends approval with the following condition:
1. Drainage plan be in accordance with State,Highway
Division recommendation and approved by Tigard`
Director of Public Works.
E . Commission Discussion:
Sakata moved and Phillips seconded that the proposal
be approved with the staff recommendations .
r
MINUTES {a
TIGARD PLANNING COMMISSION
November 16, 1976
Page 9 "
5.5 VARIANCE V-11-76 (Dahlin) NPO VI
e uest Alfred D. Dahlin for a variance to the back
A r b
q by
yard setback in a R-7 planned development (single family)
at 15780 S .W. Highland Ct . (Wash . Co. Tax Map 2S1 10DD,
Tax Lot 8400) .
Chairman Popp read a letter submitted by Commissioner
Krause from Tualatin Development Company stating that
a 5 ' back yard easement would be granted to Mr. Dahlin.
A. Staff Report : Read by Edwards
B. Applicant ' s Presentation :
o Mr. Dahlin, applicant , stated a need for patio
cover and the unusual site conditions .
o Ted Slanker stated that Mr. Dahlin had provided a
sprinkler system and landscaping 12 ' beyond his
lot line .
C. Staff Recommendation:
Staff recommends denial for the following reason :
The conditions necessary to grant a variance as
stated in Section 18. 76 .020 had not been shown
to exist .
D. Commission Discussion:
Moore moved and Tepedino seconded to approve the pro-
posal .
The motion was approved with Phillips dissenting and
Sakata and Krause abstaining.
5 .6 CONDITIONAL USE PERMIT CU 15-72 (Willamette Industries)
Review of a site plan for compliance with original condi-
tions attached to permit a lumber yard at S.W. Johnson St.
and S .W. Pacific Highway (Wash. Co . Tax Map 2S1 2BA,
Tax Lot 1200) .
A. Staff Report :
o Daniels gave a verbal staff report and presented
the revised site plan.
B. Applicant ' s Presentation:
•
o Chuck Rouse demonstrated the traffic circulation
pattern and stated the need of having heavy traffic
MINUTES'
TIGARD PLANNING COMMISSION
November 16, 1976
Page 10
seperated from retail traffic.
o Staff informed the Commission that nothing had
been decided on the sign , bike path, access and
egress .
C. Public Testimony: None
D. Commission Discussion :
o Chuck Rouse informed the Commission that he would
try to satisfy the intent of the conditional use
as long as it did not change the complexion of
the sale .
Popp moved and Krause seconded to review the traffic
situation in one year. If it should prove to be a
hazardous situation then it should be provided only via
S .W. Johnson Street and this approval is in supplement
to and is not intended to relieve the applicant of any
responsibility for the 10 ' bike path easement .
The motion was approved by unanimous voice vote.
Popp directed staff to write Willamette Industries with a
complete list of the remaining conditions to be fulfilled. '
6 . OTHER BUSINESS - NONE
There being no other business the meeting was adjourned at
15 AM.
is
}
STAFF REPORT
AGENDA 5 .1
TIGARD PLANNING COMMISSION
November 16, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 SW 97th Avenue - Tigard, Oregon
DOCKET: ZONE CHANGE ZC 10-76 NPO III
REQUEST: Review of a preliminary plan and program for a 134 unit
residential planned development .
LOCATION: On S .W. 115th Avenue south of S .W. Fonner Street (Wash.
Co. Tax Map 2S1 3DB, Tax Lots 200, 300, 400)
APPLICANT: Kutsch Enterprises/Lawrence Bauer & Associates
I . BASIC FACTS :
1 . The site is designated "Suburban Density Residential 3-4
units/acre" and zoned "R-10, Single Family Residential" .
2. Section 18.56 .010 of the Tigard Municipal Code states that :
"18 .56.010 Purpose. The purpose of the planned development
district is to provide opportunities to create more desirable
environments through the application of flexible and diver-
sified land development standards under a comprehensive plan
and program professionally prepared. The planned development
district is intended to be used to encourage the application
of new techniques and new technology to community development
which will result in superior living or development arrange-
ments with lasting values . It is further intended to achieve
economies in land development, maintenance, street systems
and utility networks while providing building groupings for
privacy, usable and attractive open spaces, safe circulation
and the general well-being of the inhabitants. "
3. Section 18.56,020 provides for preliminary plan and program
review by the Planning Commission and requires that such
review be based upon the comprehensive plan , the standards
of this title and other regulations and the suitability of
the proposed development in relation to the character of the
area.
II . FINDINGS :
1 . The applicant is requesting preliminary plan and program
review of a proposed 134 unit residential planned development
on 35 acres west of S .W. 115th Avenue south of S .W. Fonner
Street in accordance with Section 18.56.020 of the Tigard
Municipal Code.
2. The proposed project is within NPO III which reviewed the `-
project and has stated "that they have met with: the
developer and he has stated that he would be willing to
reduce the density and eliminate the 10 zero-lot line build-
y
•
; STAFF REPORT _ ;
AGENDA 5.1
Tigard Planning Commission
November 16, 1976
Page 2
ings . NPO III favors this course and also encourages the
following--soften the traffic impact to 115th Avenue and
surrounding streets; increase visibility into, widen and
make more useful the open space to be dedicated; more detail
on the lakes be developed to prevent them from becoming a
"mosquito infested mud flat" during the summer .
3 . This 35 acre site is multi-sloped being bisected by 2 creeks
with corresponding slopes to higher. ground. The site is
predominately forested with dense underbrush and one single
family residence .
4. The site is bordered on the west, east and south by residen-
tial subdivisions and large lot residences on the north .
5. The 134 units could be projected to provide housing oppor-
tunities for 380 - 400 people and can be expected to generate
about 1000 - 1300 vehicles trips/day. These estimates are
valid for any development within the density limitation pre-
scribed by Neighborhood Plan III.
6. A sewer trunk line passes through the site within a 15 '
easement . The existing line presently has the capacity to
handle the anticipated load.
7. A 6" water main line is in S .W. 115th Avenue, S .W. Fairhaven
Street and S .W. Mira Court . Mr . Bob Santee, Manger of the
Tigard Water District , has stated that water is available to
service the site .
8. S .W. 115th Avenue is designated a local street in Neighborhood
Plan III with a 50' right-of-way . No additional right-of-way
is necessary to meet the requirements of the NP III or the
Tigard Municipal Code. The latest traffic counts (1975) for
S .W . 115th is 423 vehicles/day. A local street is designed
to handle 1500 vehicles/day . Thus the capacity of S ,W. 115th
Street will not be exceeded by the development of this parcel
at the proposed density of 3.8 dwelling units/acre . N'
9. The Neighborhood Planning Organization (NPO) Plan proposes
that no new streets be constructed in the neighborhood.
Therefore, the plan precludes the possibility of any new z,
streets to distribute the traffic load resulting from the
development of this and adjacent vacant parcels. A proposal
made by Carl Buttke, Consulting Traffic Engineer, to extend
115th to Walnut Street would have decreased the traffic
volumes on Fonner by 800 vehicles per day by 1990 but was
judged an undesirable routing by the NPO.
10. The chart below exhibits the existing traffic load and
capacity when full developed of the surrounding streets.}
STAFF REPORT .
AGENDA 5.1
Tigard Planning Commission
November 16, 1976
Page 3
Street 1975 Count Existing Capacity
(vehicles/day) Pavement
Width
S .W. Gaarde St .
at 115th Avenue 3067 20' 1500-6000
@ 30 ' width with
no parking
SW 115th at 483 34 ' 1500
SW Fairhaven @ 34 ' width
SW Fonner St . south 585 20- 24 ' 1500
of SW Walnut St @ 34 ' width
SW Walnut St. between 4070 28 ' 1500-6000
Fonner St and Tiedeman @ 36 ' width
A problem does exist for traffic on SW Gaarde Street and SW
Fonner Street where their present conditions do not facilitate
pedestrian traffic and are substandard in its ability to carry
the anticipated vehicular load, parking and pedestrian traffic.
11 . The closest developed parks are Jack Park on S .W. Walnut St .
(Z mile) and Woodard Park on Fanno Creek at S .W. Brookside
Avenue (1 mile) . This proposal involves the creation and
dedication of a one mile lineal open space area with a
bike/pedestrian path which will become a part of the City 's
greenway system. Completion of this section of the green-
way will contribute a major portion of that system.
12 . This site is within the school district boundaries for
Charles F. Tigard Elementary School on S.W . Grant Street,
approximately 2 mile east. The school district has reported
that C.F. Tigard is presently 120 students over their 583
capacity. A 10 acre site at S .W. 124th Avenue and Katherine
Street has been acquired and construction is anticipated
within two years if the upcoming bond levy is approved. With-
out bond approval in April 1977 the capacity of the school
district to provide educational facilities is exceeded. 134
single family homes can be expected to generate .95 students/
home within .65 of elementary school age or 83 new children
when fully developed.
13. As proposed, the overall density is lower than the adjacent 1
subdivision .
14 . Applicable policies and portions of NP III are :
Policy 4. "Protect the existing suburban character of this
portion of the Neighborhood from encroachment by
higher density developments. The maximum overall
STAFF REPORT k:
. AGENDA 5.1
Tigard Planning Commission
November 16, 1976
Page 47
density of development will be 3 dwelling units or
9 persons per gross acre . A higher density of 4
units or 12 persons per gross acre is a possibility
within an approved planned unit development.
Conformance - The request for. 3. 8 units/acre is less
than the maximum allowed.
Policy 5. Residential subdivisions will be developed with
paved streets, curbs and gutters, street lights
and walkways according to City or county standards.
All utilities will be placed underground.
Conformance - The request involves paved streets to a
standard to be approved by the Planning
Commission as part of the planned developed
process.
Policy 6 . Development will coincide with the provision of
public streets, water and sewage facilities . These
facilities shall be (a) capable of adequately
serving development and (b) designed to meet City
or county standards .
Conformance - S .W. 115th Avenue water and sewer lines are
in place to City standards and are adequate
to facilitate the proposal .
Policy 25. When land is developed and includes a designated
bicycle/path route, easements should be granted
to the City . In cases where development increases
the need for the path, construction should also be
required.
Conformance - The proposal is to construct one mile of
bike paths in the greenway area designated
on the NP III and dedicate the greenway to
the City .
Policy 26. Any street improvement project in the Neighborhood
should include facilities for the pedestrian and
the bicyclist .
Conformance - In addition to the greenway bike path side-
walks are included.
Policy 27. Any development along stream channels for recrea-
tional purposes should not disturb existing trees.
In places where trees are absent , some should be
planted. The greenways are not suited for intensive
4r recreational development and should be restricted
to an all-weather path and passive areas for rest-
ing, picnicing and related activities.
' STAFF REPORT k. ,
AGENDA 5.1
Tigard Planning Commission
November 16, 1976
Page 5
Conformance - The proposal does not project intensive
recreational facilities but rather a
passive setting.
III . STAFF RECOMMENDATION:
To be advised.
• II
to
STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
November 16, 1976 - 7: 30 P.M. •
Twlaity Junior High School - Lecture Room '
14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: ZONE CHANGE ZC 11-76 (Denoux)
REQUEST: To change the zone from R-7 to A-2 on 1 .92 acre parcel
at 11030 S .W. Gaarde (Tax Map 281 10A, Tax Lot 1500) .
APPLICANT: Serge Denoux, 7548 S .W. 17th Drive - Portland
f H
I . BASIC FACTS :
1 . The Neighborhood Plan III designates this area for multi--
s.
.family development .
2. The site is presently zoned R-7; properties to the east
and west are zoned A-2; the property across Gaarde to
the north is zoned R-7 but planned for eventual A-2 zoning
on the Neighborhood Plan.
3. The parcel is presently occupied by one single family
residence.
II . FINDINGS :
1 . The Neighborhood Planning Organization III Plan designates
this site for multi-family use with a maximum density of
12 dwelling units/acre .
2 . Policies #9 and 10 of the Plan state :
hF
Policy 9. Urban medium density residential areas will be
developed with paved streets, curbs and gutters
and walkways, according to City or county
standards. All utilities will be placed under-
ground.
Policy 10. Development will coincide with the provision
of public streets, water and sewage facilities.
These facilities shall be (a) capable of adequately
serving all intervening properties as well as
the proposed development, and (b) designed to
meet City or county standards.
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3. The site is presently served by sewer, water and power but
pr
Gaarde Street does not conform to City street standards V
4. Policy #11 of the NPO Plan encourages planned unit develop- �+
ments in projects exceeding ten units. However, while the
ten unit limit is being exceeded the lack of topographic
and vegetative uniqueness exhibited by this site leads ,
staff to question the validity of going the planned unit
development route.
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STAFF REPORT .::
AGENDA 5.2 k''
Tigard Planning Commission }
November 16, 1976 t.,
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Page 2 1,
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5. The remaining NPO multi-family policies (12 thru 15) deal
with design and aesthetic issues which are within the 1.
purview of the Design Review Board.
6. There is a community need for a pedestrian/bicycle pathway
from Gaarde into the Canterbury Shopping Center.
III . STAFF RECOMMENDATION:
To be advised.
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STAFF REPORT
AGENDA 5.2
%, TIGARD PLANNING COMMISSION
December 7, 1976
STAFF RECOMMENDATION:
Staff recommends approval with the following conditions:
1 . That a half street improvement be provided on
Gaarde according to the collector standard pro-
vided in the Neighborhood Plan ,
2 . That additional ten feet of right-of-way be
dedicated for street improvement purposes .
3. That final development plans include a pedestrian/
bike easement and path. from Gaarde to the Canterbury
Shopping Center .
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. STAFF REPORT
AGENDA 5 . 3
TIGARD PLANNING COMMISSION C'
NL November 16, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 SW 97th Avenue - Tigard, Oregon
DOCKET: CU 30-76 (Wayside Inn) NPO IV
REQUEST: To permit a four story motor-hotel . r'
LOCATION: S .W. Pacific Highway north of S .W. 69th Avenue (Wash .
Co. Tax Map 1S1 36AD, Tax Lot 6504) .
APPLICANT: Way W. Lee
I . BASIC FACTS :
1 . The site is zoned C-3 (general commercial) and designated
General Commercial according to the Tigard Community Plan.
2. Tigard Community Plan states the following:
o "Permit additional business uses that seek highway loca-
tions to develop sites oriented to adjacent access
streets. "
o "Strict regulation of the number and location of vehicle
access points . " Ij
o "Zoning regulations will limit the range of allowed uses �#
in the 'general commercial ' areas designated at freeway
interchanges to those uses which are dependent on those
locations and that provide a convenience to motorists . "
3. 18.28.010 (12) lists motels as a permitted uses in a C-3
zone.
4. 18.28 .050 states "No building in the C-3 zone shall exceed
a height of three stories or 35 feet whichever is less. "
5. 18.12 . 110 (b) "Building heights in any zone may be increased
as a conditional use to a maximum permitted height of 75
feet provided that the total floor area of the buildings
does not exceed the area requirement of the zone (if any) . . . "
6. On August 21 , 1973 the Tigard Planning Commission approved
a request (CU 14-73) by Way W. Lee to construct a motor hotel
to a height of 75 feet . Conditions attached to this approval
were:
A. "As part of the submitted material with the site develop-
ment plan the applicant shall submit a visual impact [
analysis of the proposed plan. "
B. "No wall signs or identification be above the 35 ' level . "
7. 18. 72.030 If a conditional use is approved fJ
pproved by the Planning
' STAFF REPORT
AGENDA 5. 3
Tigard Planning Commission
w November 16, 1976
Page 2
Commission and then is not exercised, it shall expire
in one year from the date of approval if the use has
not begun and continual progress toward its full opera-
tion is not in evidence. "
II . FINDINGS :
1 . The applicant is requesting permission to construct a
four story motel on S .W. Pacific Highway.
2 . The previously issued permit has since expired due to
the lack of construction within one year as required by
Section 18. 72 .030 of the Tigard Municipal Code. This
request is significantly different than the original
conditional use for the following reasons :
1 . The motel was initailly a part of a larger complex.
The restaurant is now a separate building on a
separate tax lot.
2 . Conditions in the general neighborhood have changed.
3. When originally subdivided it was intended that S .W. 69th
Avenue would serve as the primary access to the develop-
ment of this area and continue through to the triangle.
Any access onto S .W. Pacific Highway should be secondary
• in nature and right turn only.
4. The addition of the fourth story increases the intensity
of use on the site making Planning Commission review
necessary to assure the adequacy of the supporting facili-
ties (water, sewer, streets) as well as compatability with
the surrounding area.
5 . The site plan envisions the addition of another access
point onto S.W. Pacific Highway. This is contrary to the
goals of the Tigard Community Plan combining the access
with the one for the Mobil service station would be further
those goals . Mobil Oil Company has expressed an interest
in such a combination .
6. No direct connection with S .W. 69th Avenue is shown on
the site plan yet it is to function as the primary access.
7. S .W. 69th Avenue is stubbed out to this site. A 50 ' right-
of-way is shown for continuance onto the site. It should
be dedicated and improved through the site for connection
through to the south generally following the topography.
41 8 . A condition of the original conditional use permit was
the participation in a street light at S .W. 69th Avenue
and S .W. Pacific Highway. The intensity of development
as proposed in addition to the existing situation requires
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STAFF REPORT
AGENDA 5.3
' Tigard Planning Commission
November 16, 1976 ¢'
Page 3
a traffic light at this time. Moving the primary access
through the controlled intersection will greatly improve !`
the existing situation as well as platooning the traffic
creating opportunities for the secondary access movements .
9. The site slopes sharply south away from S .W. Pacific ;I
Highway and will result in the top 5' of the motel being
above the crown on S .W. Pacific Highway.
10. The motel will be most visible from the southwest . The >I
building has been located on the site to minimize the
amount exposed.
III . STAFF RECOMMENDATIONS:
To be advised.
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'STAFF REPORT
Agenda 5 3 `"
Tigard Planning Commission
November 16, 1976
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STAFF RECOMMENDATIONS :
Staff recommends approval with the following conditions :
1 . The access onto S .W. Pacific Highway be combined with
the existing Mobil access point .
2 . Primary access to the motel be provided on S .W. 69th
Avenue with the parking lot driveway connecting to it on
the south.
3. S.W. 69th Avenue be developed on a 60' right-of-way to
City commercial street standards . The location for
continuance through to the triangle to be approved by
the Director of Public Works.
4. A traffic light to State Highway Division standards be
placed at the intersection of S .W. 69th Avenue and S .W.
Pacific Highway.
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STAFF REPORT
AGENDA 5.4
TIGARD PLANNING COMMISSION
November 16, 1976 - 7 : 30 P.M.
Twality Junior High School - Lecture Room
14650 SW 97th Avenue - Tigard, Oregon
DOCKET: CU 31-76 (Davies)
REQUEST: To locate a professional and commercial office building
in a C-4, Neighborhood Commercial zone .
LOCATION: On S .W. Pacific Highway south of S .W. McDonald Street
(Wash. Co . Tax Map 2S1 10A, Tax Lot 203, 205) .
APPLICANT: M.A.B. , Inc. and Robert Davies
I . BASIC FACTS :
1 . The site is designated "Residential-Commercial" on the t.
Tigard Community Plan and zoned "C-4, Neighborhood Commercial . "
2. Section 18.32.020 (9) permits "Doctor or dentist and
professional or commercial office" as a conditional use in
the C-4 zone.
II . FINDINGS :
1 . The applicant is requesting permission to locate a 10,000
square foot general purpose professional and commercial
office building to house the administrative offices as well
as a sales office for the Bill Snyder Realty Company .
2. The site slopes gently up, away from Pacific Highway.
3. The surrounding land uses are a service station , small
quick-stop grocery and convalescent home .
4 . An office is generally considered a low traffic generator
and is of the type to be encouraged to locate along Pacific
Highway. All new traffic will utilize existing curb cuts .
5. Section 18 .56 of the Tigard Municipal Code requires one
parking space/350 ' gross floor area The site plan shows
41 parking spaces available whereas 29 are required.
6. The site plan shows on-site drainage to be surface drained.
The Director of Public Works has stated that this is
inadequate . The Highway Division of the Oregon Department
of Transportation requires outfall permits to place drain
water into the highway right-of-way. They reviewed the
request on 10/26 and have stated that a 12" pipe outside
the curb be connected to the storm sewer in S .W . McDonald.
This requires catch basins within the site
7. The site plan shows a new free standing sign but no dimensions
or materials are provided. The sign should be architecturally
compatable with the building:
STAFF REPORT _. .,..
AGENDA 5.4
Tigard Planning Commission
November 16, 1976
0:, Page 2
III . CONCLUSIONARY FINDINGS :
1. The proposal conforms with the Tigard Community Plan by
utilizing existing curb cuts and being low traffic generating.
2. There is a public need to locate low traffic generating
uses instead of higher generating ones along S.W. Pacific
Highway and this particular site is not adverse to the type
of use proposed.
3. The proposal will have minimal impact on surrounding uses
and less of an adverse impact than other uses allowed in
the C-4 zone.
IV. STAFF RECOMMENDATION:
To be advised.
STAFF REPORT
AGENDA 5.5
TIGARD PLANNING COMMISSION
November 16, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S .W . 97th Avenue - Tigard, Oregon
DOCKET: V-11-76 (Dahlin) NPO VI
REQUEST: A request by Alfred D. Dahlin for a variance to the back
yard setback in a R-7 planned development (single family) .
LOCATION: 15780 S .W. Highland Court (Wash. Co . Tax Map 2S1 TODD,
Tax Lot 8400) .
I . BASIC FACTS :
1 . The site is designated "Urban Low Density Residential" on
the Tigard Community Plan and zoned R-7 Planned develop-
ment (single family) .
2. On February 3, 1973 the Summerfield Planned Development was
approved with 8 ' minimum rear yard setback for single family
residences .
3. Declaration and Restrictions of Summerfield Planned Develop-
ment states the following:
1 .2 "No exterior alteration or addition shall be made to
any premises without prior written approval as provided in
Section 1 . 11 . "
1 . 3 "On any lot abutting the golf course no fence, wall ,
ridges or other structure shall be placed or maintained or
exist parallel to the golf course property line. . .No fence,
hedge, structure, or wall (other than retaining wall) over
24" in height shall exist outside the setback line . . .
Variances or exceptions may be allowed if approved as pro-
vided in Section 1 .11 . "
1 . 11 "Authority to grant or extend exceptions, variances. . .
shall be exclusively. . . in the Summerfield Civic Association."
4 . Section 18.76. 010 of the Tigard Municipal Code authorizes
the Planning Commission to grant variances from Title 17
(zoning) and Section 18.76.020 states "No variance shall
be granted by the Planning Commission unless it can be
shown that all of the following conditions exist :
"No variance shall be granted by the Planning Commission
unless it can be shown that all of the following conditions
exist :
I) Exceptional or extraordinary conditions applying to
the property that do not apply generally to other
properties in the same zone or vicinity, which donti-
tions are a result of lot size or shape, topography,
or other circumstances over which the applicant has
no control;
STAFF REPORT
Agenda 5.5
Tigard Planning Commission
November 16, 1976
ask: Page 2
2) The variance is necessary for the preservation of a
property right of the applicant substantially the same
as is possessed by owners of other property in the same
zone or vicinity;
3) The authorization of the variance shall not be materially
detrimental to the purposes of this title, be injurious
to property in the zone or vicinity in which the pro-
perty is located, or be otherwise detrimental to the
objectives of any city development plan or policy;
4) The variance requested is the minimum variance from
the provisions and standards of this title which will
alleviate the hardship . "
II . FINDINGS :
1. The applicant is requesting to put an aluminum cover over
an existing patio slab.
2. The rear lot line abuts the golf course. The proposed
structure would require a 0 rear lot line setback.
tr 3. The conditions and restrictions of Summerfield express
concern over any type of structure abutting the golf
course.
4 . The applicant has provided proof that the proposed structure
has been approved by the Summerfield Civic Association in
compliance with Section 1 .11 of their bylaws.
5. No exceptional or extraordinary conditions exist .
6. The variances is not necessary to preserve the property
right of the applicant .
7. The Planned Development was granted the right to vary the
minimum rear yard setback from 15 ' to 8' , granting a 0'
rear yard setback would be in conflict with the planned
development .
III . STAFF RECOMMENDATION:
To be advised.
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STAFF REPORT
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Agenda 5 ,5
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Tigard Planning Commission
November 16, 1976 i••
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RECOMMENDATIONS :
Staff recommends denial for the following reason:
The conditions necessary to grant a variance as stated in
Section 18. 76.020 have not been shown to exist .
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