Planning Commission Packet - 12/07/1976 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PLEASE NOTE: The original paper record has been archived and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 COMMISSION
December 7, 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: 1'
3. APPROVAL OF MINUTES :
4. COMMUNICATIONS:
5. PUBLIC HEARINGS :
5 .1 ZONE CHANGE ZC 11-76 (Denoux) NPO III
A request by Serge Denoux to amend the zoning map from
"R-7 Single Family Residential" 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 .2 ZONE CHANGE ZC 9-76 (George Killian) NPO V
A request by George Kilian for general plan and program
review of a proposed industrial-commercial planned
development in a M-3 zone (light industrial) at the
intersection of S.W. 72nd and Upper Boones Ferry Road
�; (Wash . Co . Tax Map 2S1 12D, Tax Lots 2100, 2200, 2104 ,
and 2103) .
5.3 ZONE CHANGE ZC 13-76 (Pollock) NPO III 4,
A request by Donald E . Pollock for a preliminary plan
and program review of a proposed residential planned
development in a R-7 (single family residential zone)
between S .W. Pathfinder Way and Walnut Street (Wash .
Co. Tax Map 2S1 2BC, Tax Lot 1900) .
.„. 5 .4 COMPREHENSIVE PLAN REVISION 1-76 (Emkie) NPO II
A request by Robert Emkie to amend Neighborhood Plan II
as it applied to a one acre parcel on S .W . 98th Avenue
south of S .W. Greenburg Road to change it from "Urban
Low Density Residential" (single family 4 dwelling units/AC)
to "Urban Medium Density Residential" (12 dwelling units/
acre) . (Wash. Co. Tax Map 1S1 35CD, Tax Lot 1600) .
i'.
5.5 CONDITIONAL USE CU 33-76 (MacKenzie Engineering) NPO V
A request by Mackenzie Engineering Inc. for an amendment
to a conditional use permit allowing a sight obscuring
fence rather than plant material in a M-3 (light industrial)
zone at 12560 S .W. Hall Blvd. (Wash. Co . Tax Map 281 1BC,
Tax Lots 2401 and 2401-A2) .
AGENDA
TIGARD PLANNING COMMISSION
December 7, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
(:, Page 2
6. SUBDIVISIONS :
>0: 6.1 SUBDIVISION S-11-76 (Gallo' s Vineyard) NPO VII
A request by Herb Morissette to create a 17 lot residen-
tial subdivision with an average lot size of 8,150 sq. ft .
at S.W. 113th Avenue and S .W. Tigard Street (Wash. Co .
Tax Map 1S1 34 DC, Tax Lots 2900 and 2800) .
6.2 MINOR LAND PARTITION MLP 8-76 (Stearns) NPO I
A request by C. H. and Irene Stearns to partition a 3.01
acre lot into two lots in a C-3 (General Commercial) zone
at 13580 S .W. Pacific Highway (Wash. Co . Tax Map 2S1 2CC,
Tax Lot 800) .
6 . 3 MINOR LAND PARTITION MLP 9-76 (Utility Equipment) NPO V
A request by Norris, Beggs and Simpson to partition 8.45
acres into three lots in a M-3 (light industrial ) zone
at 12805 S .W . 77th Place (Wash. Co . Tax Map 2S1 1BD,
Tax Lot 101) .
6.4 MINOR LAND PARTITION MLP 10-76 (Annand) NPO VI
A request by J. D. Annand to recognize Tax Lots 8802 and
4201 at S .W. 109th Avenue (Wash. Co. Tax Map 2S1 LOAD,
Tax Lots 4200 and 8800) .
6.5 MINOR LAND PARTITION MLP 11-76 (Peters) NPO II
A request by Ralph Peters and Milton Held to split a 1 .02
acre into two lots on S.W. McKenzie Street (Wash. Co . Tax
Map 2S1 2BD, Tax Lot 700) . ;
7. MISCELLANEOUS :
7.1 Review of a sign code appeal by Scott 's Mountain Shop ;
tabled from 11/2/76 .
7 .2 Request by Marvin Kelsey for rehearing of a Planning
Commission denial of a driveway width variance, minor
land partition and conditional use permit to construct s
duplexes on S .W. Grant Street, south of S .W. Johnson St . c!
8. OTHER BUSINESS :
8. 1 Report on City Council actions .
Or 9. ADJOURNMENT:
ligti
MINUTES
TIGARD PLANNING COMMISSION
December 7, 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 : Sakata, Goldbach, Wood, Popp and Moore
Excused Absence: Nicoll, Krause, Phillips and
Tepedino
Staff : Daniels
3. APPROVAL OF MINUTES: Minutes of 11/16/75 were approved as read.
4. COMMUNICATIONS :
Daniels read a memo from the City Administrator requesting a
meeting with City Council and Planning Commission on December
14th . Commissioners agreed on a 7: 30 starting time.
5. PUBLIC HEARINGS:
5.1 ZONE CHANGE ZC 11-76 (Denoux) NPO III
A request by Serge Denoux to amend the zoning map from"R-7 Single Family Residential " to "A-2, Multi-family
Residential" for a 1 .92 acre parcel at 11030 S .W. Gaarde
(Wash. Co . Tax Map 2Sl 10A, Tax Lot 1500) .
A. Staff Report : Read by Daniels
o Staff asked that the plan be labeled exhibit "A" ,
map be "B", NPO II:[ letter be "C" , apartment
survey be "D" and "E" .
B. Applicant 's Presentation :
o Mr . Bowman, architect, presented a revised .
development proposal which includes a play area.
The area will have minimum land coverage with
maximum groundcover.
C. Public Testimony: None
D. Staff Recommendation:
Staff recommends approval with the following condi-
tions:
1 . That a half street improvement be provided on i;,
Gaarde according to the collector standard pro-
vided in the Neighborhood Plan .
4q
2. That additional ten feet of right-of-way along
S.W. Gaarde Street be dedicated for street
h<
'MINUTES S.
TIGARD PLANNING COMMISSION
December 7, 1976 - 7 : 30 P.M.
Page 2
improvement purposes .
3. That final development plans include a pedestrian/
bike easement and path from Gaarde to the Canter-
bury Shopping Center .
o Mr. Popp asked if the ten feet of right-of-way
would conform to the Neighborhood Planning
Organization (NPO) III plan .
o Staff stated that it would.
o Wood asked if site development plan will be sub-
ject to Design Review Board for the play area.
o Staff replied that it would.
E . Commission Discussion:
o Goldbach asked what adjacent zoning is?
o Staff replied that it is multi-family with the
exception of single family across the street .
o Sakata asked if the applicant has a development
timetable .
o Ben Suppes, architect , stated that they plan on
being complete within 6 to 8 months.
Sakata moved and Goldbach seconded to approve the
proposal based on conformance to the the NPO plan
and a public need for apartments and the findings
in the staff report .
The motion was approved by unanimous voice vote .
5 .2 ZONE CHANGE ZC 9-76 (George Killian) NPO V
A request by George Killian for general plan and program
review of a proposed industrial-commercial planned
development in a M-3 zone (light industrial) at the
intersection of S .W. 72nd and Upper Boones Ferry Road
(Wash. Co . Tax Map 2S1 12D, Tax Lots 2100, 2200, 2104,
and 2103) .
A. Staff Report : Read by Daniels.
o Staff asked that the staff report be labeled
exhibit "A" , the map "B" , and "Deviations from
Underlying M-3 Zone be labeled "C" .
o Staff reported that all of the conditions of the
preliminary plan and program approved by the
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
Page 3
Planning Commission on October 19, 1976 have been
satisfied except #6. NPO 5 has yet to determine
whether there is going to be a realignment .
o Staff stated that the applicant has petitioned to
annex into the Tigard Water District .
Cross Examination:
o Wood asked if variances were discussed in the
preliminary plan .
o Staff said they were not .
o Sakata asked that the drive be restricted to a
one way service drive .
B. Applicant 's Presentation:
Mr. Kruz stated that staff had presented the plan.
C. Public Testimony : None
D. Staff Recommendations :
Based on the findings in the staff report staff
recommends approval with the following conditions:
1 . The site be annexed to and served by the Tigard
Water District .
2. Land necessary to provide a 40 ' from center line
right-of-way be dedicated to the City for S.W.
72nd Avenue and S .W. Upper Boones Ferry Road.
3. A half street improvement to arterial street
standards be provided prior to occupancy.
4 . The uses allowed in the office/warehouse building
be limited to those not requiring large truck
deliveries.
5. Any access onto S.W. Durham Road if realigned. be F!
approved by the Planning Commission.
6. A signing program be developed for the entire
site and subject to Design Review Board approval . ';;
o Mr. Kruz stated that they accept the staff r<
recommendations. }:
E. Commission Discussion:
MINUTES 14 ..
TIGARD PLANNING COMMISSION
December 7, 1976
Page 4
o Sakata recommends condition #7 be added that the
16 ' driveway be limited to one way traffic.
1
o Goldbach suggested that the drive could be
identified as a service drive with no parking.
Sakata moved and Goldbach seconded approval based
on findings in the staff report with the staff
recommendations and adding #7 that the driveway be
limited to one way traffic or identified as a service
drive with no parking.
`azfi \ �sre, � n n� a �rYw Mao `',,� r 3 r cr. "
5. 3 ZONE CHANGE ZC 13-76 (Pollock) NPO III
i.
A request by Donald E. Pollock for a preliminary plan
and program review of a proposed residential planned
development in a R-7 (single family residential zone)
between S .W. Pathfinder Way and Walnut Street (Wash .
Co . Tax Map 2S1 2BC, Tax Lot 1900) ,
A. Staff Report : Read by Daniels.
o Staff asked that the staff report be labeled
exhibie "A" , the map "B" , the plan "C" , and
the revised map "D" .
o Staff answered NPO III 's question concerning 4'
whether this area is in the 100 year flood plain.
The flood plain regulations that the City pre-
sently has shows the flood plain area stopping
only on the north side of S.W. Walnut Street .
t"
Cross Examination :
Wood stated that the regulations do not state that
a flooding problem may exist on the site.
B. Applicant 's Presentation :
Richard Brainard, planner, summarized the proposal and,
- reminded the Planning Commission that they had
given a verbal commitment to Mr. Pollock that
duplexes would be allowed on this site when it was
zoned R-10 {
- stated that the planning staff had encouraged
duplexes.
Cross Examination: j;`
o Goldbach asked if there are existing office and
apartments on S.W. Walnut Street .
cz-
MINUTES,
TIGARD PLANNING COMMISSION r_?
December 7, 1976
Page 5 j.
o Mr. Brainard replied that there are on S.W.
Pacific Highway .
o Phil Havens, 12750 S.W. 107th Ct . questioned
whether the flood plan study stopped before
getting to S .W. Walnut Street or was included in
the study and was determined not to be in flood s,
plain .
o Bruce Clark, City Administrator, stated that the
study area did include this site but was not
found to be within the 100 year flood plain.
o Staff asked why not the dedication of the open
space.
o Mr. Brainard replied that the owner wants to
wait until zone change approval.
o Sharon Zumwalt , 10665 S.W. Pathfinder, asked how
many acres are in the greenway and asked if the
Neighborhood Plan III limits planned developments
to 10 acres.
/ o Staff replied that although a 10 acre limit was
discussed by NPO #3 no such limitation was adopted
by the City Council and the Tigard Municipal Code
allows planned developments on parcels as small as
four acres .
o Mrs. Marzineck, 10725 S .W. Fonner stated that
the greenway is a swamp.
o Discussion on filling in area and channelizing
the creek followed.
o Kay Johnstone, 12900 S .W. 107th Ct . stated creek
was not changed in the Pathfinder subdivision.
o Walt Cundiff, 12860 S .W. Watkins said there are
natural springs on the site .
o Mrs. Emery, 11221 S .W. Fonner asked if there were
going to be 24 units in 3.2 acres and if that was
high.
o Mr. Popp replied that 14 single and 5 duplexes in 1
, 3. 32 acres was the proposal .
C . Public Testimony :
In Favor - None
In Opposition:
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
Page 6'
o Betty Rossiter, 10680 S .W. Fonner - What is the
impact of development on neighborhing back yards
which currently flood.
o Phil Havens - Against the proposal .
o Norman Johnstone, 12900 S .W. 107th Ct . - No buffer
needed, the project will add to traffic, problems
with students having no sidewalk, duplexes create
transient occupancy and lower property values.
o Mrs. Zumwalt -- Against proposal , She feels there
is more traffic now than can be handled.
o Roxanne Frisbie, 10620 S .W. Walnut - Traffic problem.
1
o Phelps Frisbie, 10620 S .W. Walnut - Traffic count
is a year old and not current enough.
o Mrs. Robert Emery, 1122]. S .W. Fonner - Requested
the developer post bond for flooding damages to $;
adjacent property.
o Nancy Tarbell, 13040 S .W. 107th asked the price range
of homes.
o Mr. Popp stated that a preliminary review does not
include dollar range.
D. Staff Recommendation:
o Staff explained the density formula and agreed r"
with the drainage problem. Also explained that
the City was not getting enough amenity for the
additional units.
jr
1 . Elimination of the multi-family dwellings .
yy
2. Reduction of the length of the S .W. Pathfinder , !
Way cul-de-sac and extension of the unnamed cul-
de-sac to conform with the NP III specifications.
3. Improve the drainage in the greenway area and i°,
make it useable for public use. tf:
4 . Dedicate the greenway area .
Cross Examination
o Roxanne Frisbie stated that there would still
be a traffic problem.
o Staff explained that without a moratorium directive
from City Councils Planning Commission can do nothing
on ,i't . ,Ex
— —
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
Page 7
o Mrs. Marzineck asked that the City study the
drainage situation.
o Mrs. Zumwalt asked why the shortened cul-de-sac?
o Staff replied that the NP III specifies that the
maximum length be 400 ' .
o Mr . Rossiter, 10680 S .W. Fonner proposed straighten-
ing Walnut Street .
o Mr. Popp stated that this project had nothing to
do with the alignment of Walnut .
o Audrey Carr, 10720 S .W. Fonner recommended replacing
the two cul-de-sacs with a through street . .
o Nancy Tarbell questioned what is the turning radius
required for a school bus .
o Staff replied 50' .
o Mr. Brainard stated they agree with people on
duplexes and showed an alternate plan with all
single family units, shortened cul-de-sac to 520'
with 22 units ($50,000 approximate price range) .
E. Commission Discussion :
o Wood asked the amount of fill that would be required.
o Mr. Brainard answered 5 ' .
o Moore asked average lot size.
o Mr . Brainard answered 10 to 12,000 sq. ft . (22 units) .
o Mr. Rossiter presenting an alternate plan at this
stage of the public hearing is unfair to the Planning
Commisson, staff and residents.
o Audrey Carr agreed.
o Sakata stated that resolution of drainage problem 1,
affects her decision and a hydrologist report is
necessary.
o Goldbach felt a denial is best .
( o Wood said he could not sup ort a
pp approval without .:
drainage check.
o Moore said the density is too high. '`i
Ce 4:
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
�: Page 8
o Popp felt the following would help the owner:
- Density extremely high and not conforming to
NP III ,
- Water and flood plain problem,
- Traffic problems.
Moore moved and Goldbach seconded to deny the pro-
posal based on lack of conformace with NP III .
The motion was approved by unanimous voice vote.
5.4 CPR 1-76 (Emkie) WITHDRAWN
5.5 CONDITIONAL USE CU 33-76 (Mackenzie Engineering) NPO V
A request by Mackenzie Engineering Inc. for an amendment
to a conditional use permit allowing a sight obscuring
fence rather than plant material in a M-3 (light industrial)
zone at 12560 S .W. Hall Blvd. (Wash. Co . Tax Map 2S1 IBC,
Tax Lots 2401 and 2401-A2) .
A. Staff Report : Read by Daniels.
o Staff asked that staff report be labeled "A", the
map be "B" , plan be "C" .
B. Applicant Presentation :
Mr. Dave Welsh, project architect , presented proposal .
{
C. Public Testimony: None
D. Staff Recommendation :
Staff recommended:
1 . Outside storage no higher than 1 ' above the red-
wood slats. ,,.
2 . Two additional Red Maple trees be located along
the sides of the gate for the purpose of screening
the storage area from S .W. Hall Blvd. k
3. The sight obscuring ability of the fence be
maintained.
E. Commission Discussion :
-E:
Discussion concerning height of fence, what would be
stored and placement of trees.
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
Page 9
Motion was made by Goldbach and seconded by Wood for
approval based on staff findings with conditions 1
and 3 as recommended by staff and #2 be changed to
read 'located along the front for the purpose of -
screening" and add #4 - fence height be determined
by Design Review Board.
Goldbach, Wood, Popp and Moore voted in favor with
Sakata dissenting.
6.2 MINOR LAND PARTITION MLP 8-76 (Stearns) NPO I
A request by C. H. and Irene Stearns to partition a
3.01 acre lot into two lots in a C-3 (General Commercial)
zone at 13580 S .W. Pacific Highway. (Wash. Co. Tax Map
2S1 2CC, Tax Lot 800) .
A. Staff Report : Read by Daniels.
o Staff asked that the staff report be labeled "A" ,
and the Record of Survey be "B" .
}
B. Applicant 's Presentation :
Mr. Stearns requested that he be granted the requested
land partition .
C. Public Testimony: None
D. Staff Recommendations :
Staff recommends approval with the condition that
Parcel II become part of Tax Lot 500.
E. Commission Discussion:
Wood moved and Goldbach seconded to approve the proposal
� c ;,. \ based on the staff findings with the staff recommendation.
C. ` ` 4 C'i wr�ti u Yv� r.' c,.., .w r,, t: e,: s r:�. u 4 U C
6. 3 MINOR LAND PARTITION MLP 9-76 (Utility Equipment) NPO V
A request by Norris, Beggs and Simpson to partition 8.45
acres into three lots in a M-3 (light industrial) zone at
12805 S.W. 77th Place. (Wash. Co. Tax Map 2S1 1BD, Tax
Lot 101) .
Applicant was not present .
{
Moore moved and Wood seconded to table proposal .
Unanimous voice vote.
•
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
Page 10
6.4 MINOR LAND PARTITION MLP 10-76 (Annand) NPO VI
A request by J. D. Annand to recognize Tax Lots 8802 and
4201 at S .W. 109th Avenue. (Wash. Co. Tax Map 2S1 10AD,
Tax Lots 4200 and 8800) .
A. Staff Report : Read by Daniels.
B. Applicant 's Presentation :
Mr. Annand explained how property was traded.
C. Public Testimony: None
D. Staff Recommendation:
Staff recommends approval as submitted.
E. Commission Discussion:
Goldbach moved and Sakata seconded to approve proposal .
Unanimous voice vote.
6.5 MINOR LAND PARTITION MLP 11-76 (Peters)
A. Staff Report : Read by Daniels ,
B. Applicants Presentation ;
Charlotte Olson read a letter from Mr. Paterson,
C. Public Testimony: None
D. Staff Recommendation :
Staff recommends approval with the following conditions :
1 . That 5' be dedicated for street right-of-way
along S .W. McKenzie.
2. That a half street improvement be required on
S .W. McKenzie with a meandering sidewalk to save
the large trees.
3. That the single family home be adequately screened
from any multi-family housing that may develop.
^ E. Commission Discussion:
Moore moved and Goldbach seconded to approve the
proposal with staff recommendations.
Motion was approved
pproved by unanimous voice vote. fir;
�AS
4
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
Page 11
7. MISCELLANEOUS :
7. 1 Review of a sign code appeal by Scott 's Mountain Shop
tabled from 11/2/76 .
A. Staff Report : Read by Daniels.
o Mr. Scott informed the staff that the sign would
be put on the sign structure by Wednesday.
7.2 Request by Marvin Kelsey for rehearing( of a Planning
Commission denial of a driveway width variance, minor
land partition and conditional use permit to construct
duplexes on S .W. Grant Street, south of S.W. Johnson St.
A. Staff Memo: Read by Daniels.
B. Applicant 's Presentation :
Mr. Kelsey explained that he was not notified of the
meeting and that the easement has been recorded (oct .
1972) . Staff asked if the survey was in error to
which Mr . Kelsey replied that it was .
C. Public Testimony: None
D. Staff Recommendation: None
E . Commission Discussion:
Mr. Popp stated that we had been given misleading
information so a rehearing would be in order .
Goldbach moved and Moore seconded to grant a rehearing.
Motion was approved by unanimous voice vote.
7.3 TU 5-76 (Norm Levy)
Moore moved and Goldbach seconded to approve the temporary
use to sell Christmas trees (Tigard Plaza) .
7.4 TU 6-76 (Robert Darm)
Goldbach moved and Moore seconded to approve the temporary
use to see Christmas trees at 13935 S .W. Pacific Highway.
8 . OTHER BUSINESS :
gr 8 .1 Report on City Council actions .
Chamber of Commerce wants the sign code to go back to
Planning Commission. It was decided to ask the Chamber of
Commerce to address the Commission on December 21, 1976.
4.
tt11 r:
MINUTES
TIGARD PLANNING COMMISSION
December 7, 1976
( Page 12
8 .2 Goldbach proposed that Planning Commission start deciding
. at 11 :00 which items will be heard and the Commission
directed the staff to monitor more closely the agenda
length, 7.
8.3 Discussion as to planned development density computation 1.
formula. Moore presented a letter to . the Commission
questioning the method used in the Genesis planned develop-
ment.
9. ADJOUNRMENT:
There being no other business the meeting was adjourned at f'
12: 55 . k
v.
STAFF REPORT
AGENDA 5 .1
SUPPLEMENTAL TO STAFF REPORT 5.2 November 16, 1976
TIGARD PLANNING COMMISSION
December 7, 1976 - 7: 30 P.M.
'rwality Junior High School - Lecture Room
14650 S.W. 97th Avenue —Tigard, Oregon
DOCKET: ZONE CHANGE ZC 11-76 (Denoux)
REQUEST: To amend the zoning map as it applies to a 1 .92 acre
parcel from "R-7, Single Family Residential" to "A-2,
Multi-Family Residential"
LOCATION.: 11030 S .W. Gaarde Street (Wash. Co . Tax Map 2S1 10A,
Tax Lot 1500) .
APPLICANT: Serge Denoux
I . BASIC FACTS
II FINDINGS :
fi
1. This application was heard by the Planning Commission on
11/16/76 . At that time it was tabled to allow NPO III
to review the proposal and to allow the applicant to
substantiate the need for additional multi-family units
in Tigard.
2. NPO III reviewed the proposal on December 1 , 1976 and
recommended approval in that it conforms to the land
use designation in Neighborhood III and they rely on
the Planning Commission to determine public need and
proper timing.
3. The applicant has submitted a personal survey of the
vacancy rates in nearby apartment complexes (attached) .
In summary the applicant has found a vacancy rate from
.006% to 2% in over 472 apartment units.
4 . The latest PGE vacancy rates (9/15/76) for Tigard
showed 106 out of 1515 (6 .99%) multi-family units.
This compares with a 4 . 84% rate for 1836 single family
units.
r
i
is
momm711
STAFF REPORT
• AGENDA 5.2
TIGARD PLANNING COMMISSION
December 7, 1976 - 7:30 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: ZONE CHANGE ZC 9-76 (George Killian)
REQUEST: Review of a General Plan and Program for a commercial-
office-warehouse planned development .
LOCATION: Intersection
of S .W. 72nd Avenue and S.W. Upper Boones
Ferry Road (Wash. Co . Tax Map 2S1 12D, Tax Lots 2100,
2200, 2104 and 2103)
APPLICANT: George Killian
I . BASIC FACTS :
1 . The site is designated "General Industrial" on the Tigard
Community Plan and zoned "M-3, Light Industrial" .
2. The "General Industrial" plan designation has as its
objectives and policies the following,
Objectives
1 . To provide locations for a wide range of industrial
uses that are compatible with one another.
2. To protect land designated for industry from encroach-
ment by uses which are not compatible.
3. To encourage the location of industry that will pro-
vide employment and that will broaden the tax base of
the community.
Policies and Standards
1 . Use of planned unit development procedures is encouraged
in order to better relate industrial development with
adjoining uses.
2. The Planning Commission will review the site plan of
each proposed development, as provided in the zoning
ordinance, in order to evaluate the compatibility of
vehicular access, signs, lighting, building placement
and designs, and landscaping with adjoining uses, both
existing and proposed.
3. Development will coincide with the provision of public
streets, water and sewerage facilities. These facilities
shall be (a) capable of adequately serving all inter-
vening properties as well as the proposed development ,
and (b) designed to meet city or county standards.
STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
December 7, 1976
Page 2
3. The Planning Commission approved a preliminary plan and
program for this site on October 19, 1976 with the
following conditions:
1. The site be annexed to and served by the Tigard Water
District .
2. Land necessary to provide a 40 ' from center right-of-
way be dedicated to the City for S .W. 72nd Avenue and
Upper Boones Ferry Road.
3. An agreement to participate in the improvement of
S .W. 72nd Avenue be filed with the City Recorder.
4. The uses allowed in the office/warehouse building be
limited to those not requiring large truck deliveries .
5. Any access onto S .W. Durham Road (realigned) be
approved by the Planning Commission.
6. The applicant secure a statement from the Washington
County Director of Public Works stating that the
building locations will not conflict with the Durham
Road realignment .
f?.
II . FINDINGS :
1 . The applicant is requesting approval of the General Plan
and Program in accordance with Section 18.56 .030 of the
Tigard Municipal Code.
2. The conditions, with the exception of #6, attached during
preliminary review have been satisfied or in the process
of being so addressed.
3. The proposal for a multi-use development , ie . commercial,
office and office/warehouse conforms to the "General
Industrial" designation of the Tigard Community Plan and
incorporates many aspects of the "Neighborhood Convenience
Center Plan. "
4. The site is somewhat flat sloping away from S .W. 72nd
Avenue with an 8 ' change of grade from the front of the tl
parcel to the rear.
5. The existing land is a vacant lot with "Connie's Market" 1
(a small grocery store) with two residences presently
occupied.
6. The parcel is 2.17 acres. This appears to be an appropriate M
size for a small mixed use planned development as proposed i`
and conforms to the minimum lot size requirement of the
underlying M-3 zoning.
rte;. _
STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
December 7, 1976
Page 3
7. The surrounding land use is a warehouse and gas station
to the east, a wooded lot to the south, a vacant lot and
a new welding supply building to the west and a single
family dwelling to the north.
8. The surrounding zoning is M-3, Light Industrial .
9. S .W. 72nd Avenue is presently a 40 ' right-of-way whereas
the Tigard Municipal Code designates that an 80' right-
of-way is necessary to conform to its arterial designation.
The 20 ' necessary for its expansion is provided on the
site plan .
10. S .W. Boones Ferry Road is designated an arterial street
in the Tigard Community Plan with a minimum right-of-way
width of 80 ' . The present right-of-way is 60 ' thus re-
quiring a 10' dedication on this parcel to conform to
its arterial designation . A 10 ' dedication is provided
on the site plan .
11 . S .W. Upper Boones Ferry Road and S.W. 72nd Avenue are in
a deteriorating condition and need improvement in order
to facilitate development. A half street improvement at
4 this time appears warranted rather than waiting for a
Local Improvement District to be formed.
12 . The general landscape plan appears to be generally adequate
with the exception landscape islands 70 ' on center in the
parking lot (three spaces are needed) and along the peri-
meter. Watt Welding Supply has a 3' landscape bed along
their common boundary to the south. With a 3' bed on this
side a 6 ' landscape buffer would be achieved. The land-
scape perimeter on the north and south are minimal and
should be expanded to a minimum of 3 ' along between the
paved areas and the west and north property lines.
13. Question does arise to the adequency of the public services
especially regarding water to this site The applicant is
proposing to hook onto the Lake Grove Water District main-
line which serves this general area As of present no
master for their service area is on file (required by
1973 legislation for all water districts) . According to
Joe Greulich, Tualatin Rural Fire Department, ' the water
line serving this site is inadequate in that it travels
great distances with no loop back system maintaining con-
stant pressure and quantity to serve the area The Tigard
Water District is the logical provider of water services
to this area and such water service could be provided by
an extension of theTigard Water District line presently at
the railroad tracks on S .W. 72nd Avenue and from Durham
Road at S .W. 79th Avenue. Connection to the Lake Grove
Water Line would require approval of the Portland Metropolitan
Area Local Government Boundary Commission as an extra-
_ j�
STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
December 7, 1976
Page 4
territorial connection. Application has been made by
the applicant, as required during preliminary review,
to annex to the Tigard Water District. Proposal No.
1018 which includes this site is to be heard by the
Boundary Commission 12/15/76 .
14. Although NPO 5 has not completed their plan for the
entire NPO 5 area they have completed the land use
portion for this area and feel that commercial develop-
ment at this intersection is appropriate. At their
July 1 , 1976 meeting they issued the following finding
"Commercial/Industrial land uses are acceptable at S .W.
72nd Avenue and S .W. Upper Boones Ferry Road but there
is concern regarding traffic hazards and density of
development as proposed" .
15. Deviations from the Tigard Municipal Code as shown on
the site plan are as follows:
Front Yard Setback Underlying M-3 Proposed
Zone
(18.48.040 (1) ) 30' 20' with no parking
between building and
S .W. 72nd Avenue
10' with no parking
between building
and street
Ij
Side Yard Setback
(18.48 .040 (2) ) 20 ' 10' �a
Uses
(18.48. 010) Neither the retail Allowing retail 1
commercial, bank or commercial, bank and
office without being office building
associated with a
permitted use are
allowed
tl
16. Signing for this site can be confusing as the sign code
treats industrial signing different than commercial signing. #=
A signing program developed prior to the immediate need i'
for signs would result in a better overall project appearance. !
. III CONCLUSIONARY FINDINGS ;
1. The applicant has stated a public need for a multi-use fl
planned development to provide goods and services for
r>.
jy
9 1
STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION f-
December 7, 1976
Page 5
persons in this portion of the Tigard urban area.
2. The proposal substantially conforms to the Tigard Community
Plan by developing this site with the adequate provision
of urban services, i.e. water, sewer, streets . The pro-
posal to combine a neighborhood service center with light
industrial uses conforms to the Tigard Community Plan.
•
3. Due to the improvement of the Boones Ferry overpass with
increased accessability and the existance of nearby
commercial uses this site is more suitable than others
in the area for a neighborhood center.
4. The Neighborhood Planning Organization of the Tigard Plan
Area has stated that this proposal is consistent with
their developing neighborhood plan.
5. The proposed code deviations are warranted by the project
design and amenities.
6. The proposal is harmonious with the recent adjacent develop-
ment and the future surrounding uses .
7. The parcel is designed for one ownership and by means of
City adoption of the site plan assures that the landscaped
open space is developed.
8. Development of this parcel in the manner proposed will
improve an existing poor traffic situation and provide a
variety of neighborhood services not presently available
which is beneficial to the area. Alternative zoning
options to develop this parcel would have been a zone
change to C-3, General Commercial or C-P, Commercial
Professional . Both zones have lesser front yard land-
scape requirements and would have created a multiple
zoned lot .
9. The applicant has stated his intent and it appears to be
possible to be substantially under construction within
one year.
IV. STAFF RECOMMENDATION:
To be advised.
Y
STAFF REPORT
AGENDA 5.2
TIGARD PLANNING COMMISSION
pt,„„, l December 7, 1976
STAFF RECOMMENDATION:
Based on the findings in the staff report staff recommends
approval with the following conditions : 1
1 . The site be annexed to and served by the Tigard
Water District.
2. Land necessary to provide a 40' from center line
right-of-way be dedicated to the City for S .W.
72nd Avenue and S.W. Upper Boones Ferry Road.
3. A half street improvement to arterial street
standards be provided prior to occupancy.
4. The uses allowed in the office/warehouse building
be limited to those not requiring large truck
deliveries.
5. Any access onto S .W. Durham Road if realigned be
approved by the Planning Commission.
( ' 6. A signing program be developed for the entire site
and subject to Design Review Board approval .
fri
f,ti
STAFF REPORT
AGENDA 5 . 3
TIGARD PLANNING COMMISSION
December 7, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: ZONE CHANGE ZC 13-76
REQUEST: Preliminary review of a proposed residential planned
development in a "R-7, Single Family Residential" zone.
LOCATION: Between S .W. Pathfinder Way and S.W. Walnut Street
APPLICANT: Don Pollock/Richard Brainard
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 develop-
ment district is to provide opportunities to create more
desirable environments through the application of flexible
and diversified land development standards under a com-
prehensive plan and program professionally prepared. The
planned development district is intended to be used to
encourage the application of new techniques and new techno-
logy to community devedpment which will result in superior
living or development arrangements with lasting values.
It is further intended to achieve economies in land develop-
ment , 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 pro-
gram review by the Planning Commission and requires that
such review by 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, in accordance with Section 18.56 .020 of the
Tigard Municipal Code, is .requefing preliminary plan and
program review of a proposed 24 unit residential planned
development on 6. 32 acre parcel between S .W. Pathfinder
Way and S .W. Walnut Street .
2 . The proposed project is within the Neighborhood Plan III
plan area. The Neighborhood Planning Organization has
reviewed the project and recommends denial based on it t
not meeting the specifications called for in NP II l`
questions of whether the site is in the flood plain and
A
"' STAFF REPORT
AGENDA 5. 3
TIGARD PLANNING COMMISSION
December 7, 1976
Page2
that it includes multi-family units in a predominately
single family area.
3. This 6 . 32 acre site slopes west towards a creek which
bisects the site flowing north . The site is predominately
overgrown with brush and considerable tree cover.
4 . The site is bordered by developed parcels on three sides
and a collector street (Walnut) on the north.
5. The 24 units can be expected to provide housing opportunities
for 60-75 people and can be expected to generate 160 to
250 vehicles/day half of which can be expected onto both
S.W. Pathfinder Way - S .W. Fonner Street and S .W. Walnut St .
6 . A sewer line passes through the site within a 15 ' ease-
ment . The existing line presently has the capacity to
handle the anticipated load.
7. Water service is available from either a 12" line in S .W.
Fanner Street or a 6" line from S .W. Pathfinder Way.
8. S .W. Pathfinder Street and S .W. Fonner Street are designated
local streets and S .W. Walnut Street is designated a
collector street in NP II .
9. The chart below exhibits the existing traffic load and
capacity when fully developed of the surrounding streets .
Street 1975 Count Existing Capacity
(Vehicles/day) Pavement
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 S.W. 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.
10. The closest developed parks are Jack Park on S.W. Walnut
Street (2 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 greenway will contribute a major portion of that
system.
i1
a
STAFF REPORT t,'
AGENDA 5.3
TIGARD PLANNING COMMISSION
December 7, 1976 2
Page 3 I?
11 . This site is within the school district boundaries for 4'
Charles F. Tigard Elementary School on S .W. Grant Street,
approximately one mile south . The school district has tl
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 con-
struction is anticipated within two years if the up-
coming bond levy is approved. Without bond approval in
April 1977 the capacity of the school district to pro-
vide educational facilities is exceeded.
12. As proposed, the overall density is lower than the
Pathfinder subdivision.
13. 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 den-
sity of development will be three 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 . rl
FI
Proposal - The request for 4 units/acre is the maximum
allowed and does not appear warranted by the ?"
amenities provided.
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.
Proposal - The request involves paved streets to City
standard but the length of cul-de-sac exceeds
the 400 ' called for in NP III . j
p`jj.
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 .
1
I
Proposal - Water and sewer lines are in place to City
standards and are adequate to facilitate the
proposal . {-.
r
Policy 25. When land is developed and includes a desig- ''
IC nated 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.
f,
ti
1;:
f
STAFF REPORT
AGENDA 5. 3
TIGARD PLANNING COMMISSION
December 7, 1976
Page 4
Proposal - The proposal is to construct 750' of bike path
in the greenway area designated on the NP III
and maintain the greenway open space. Appro-
priate modification to the deed assuring its
continuance as such should be required.
Policy 26. Any street improvement project in the
Neighborhood should include facilities for the pedestrian
and the bicyclist .
Proposal - In addition to the greenway bike path, sidewalks
are included on all but the west side of Path-
finder Way extended.
Policy 27. Any development along stream channels for
recreational purposes should not disturb existing trees .
In places where trees are absent, some should be planted.
The greenways are not suited for intensive recreational
development and should be restricted to an all-weather
path and passive areas for resting, picnicing and related
activities.
Proposal - The site plan proposes to preserve the natural
vegetation and does not
g propose active recreation
in the area.
14. The area to be maintained in greenway is somewhat marshy
with extremely poor drainage.
III . STAFF RECOMMENDATION
To be advised.
x
r.:
7
_
3
STAFF REPORT
AGENDA 5. 3
TIGARD PLANNING COMMTSSION
December 7, 1976
STAFF RECOMMENDATION:
Based on the findings in the staff report staff recommends
the following modifications :
1. Elimination of the multi-family dwellings.
2. Reduction of the length of the S .W. Pathfinder Way
cul-de-sac and extension of the unnamed cul-de-sac
to conform with the NP III specs.
3. Develop a method for improving the drainage in the
greenway area.
t
,
}
STAFF REPORT
Ilk--- AGENDA 5. 3
TIGARD PLANNING COMMISSION
December 7, 1976
STAFF RECOMMENDATION:
Based on the findings in the staff report staff recommends
the following modifications :
1 . Elimination of the multi-family dwellings.
2. Reduction of the length of the S .W. Pathfinder Way
cul-de-sac and extension of the unnamed cul-de--sac
to conform with the NP III specifications. ##{
3 . Improve the drainage in the greenway area and make
it useable for public use.
4. Dedicate the greenway area.
to
r>;
4i
STAFF REPORT
AGENDA 5.5
TIGARD PLANNING COMMISSION
December 7, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room ''
14650 S .W. 97th Avenue -- Tigard, Oregon
DOCKET: CU 33-76 (McKenzie Engineering) J
REQUEST: Amendment to a conditional use permit (CU 5-76) to allow
the placement of a screen fence instead of the required
screen plantings around outside storage.
LOCATION: 12560 S .W. Hall Blvd (Wash. Co . Tax Map 2S1 1BC, Tax
Lots 2401 and 2401-A2) .
APPLICANT: McKenzie Engineering/Snyder Roofing Corp.
I . BASIC FACTS : ''
1 . The site is designated "General Industrial" on the Tigard
Community Plan and zoned "M-3 Light Industrial" .
2 . Section 18 .48.010 (20) of the Tigard Municipal Code permits
contractor 's offices as an outright permitted use in the
M-3 zone .
3. Section 18.12.080 of the Tigard Municipal Code states :
za
18.12.080 Enclosure or screening required. "(a) Except
as otherwise permitted under the conditional use provisions
of this title, all business , service, repair, processing, f;
storage, or merchandise display shall be conducted wholly
within an enclosed building.
(b) When permitted under the conditional use provisions
of this title, all business, service, repair, processing,
storage or merchandise display not conducted within an
enclosed building may be required to be screened from the
view of all adjacent properties by a fence obscuring the
sight of normal adjacent pedestrian and vehicular traffic
and/or by landscaping of such a height and density as may
be prescribed by the Planning Commission. " ,1
4 . On April 20, 1976 the Planning Commission approved a
conditional use permit for outside storage of wood products.
Conditions of that approval were,
1. Adequate screen plantings be planed on the site . h,
2 . Landscaping be subject to review by the Design Review 'Y
Board.
II . FINDINGS
1 . The applicant is requesting an amendment to a requirement
of a conditional use permit for outside storage to delete }
the requirement for landscape screening and instead using a
redwood slat cyclone fence for screening and to expand the
k
STAFF REPORT
AGENDA 5.5
,TIGARD PLANNING COMMISSION
December 7, 1976
(:- Page 2
outside storage area.
2. The site slopes away from S .W. Hall Blvd.
3. The surrounding zoning is industrial with the exception
of the "A-2 , Multi-Family Residential" zone on the west
side of S .W. Hall Blvd.
4 . The Planning Commission required the storage area to be
screened, and more specifically with vegetative screening.
5. The applicant wishes to utilize cedar slats instead of
the vegetative screening. Whereas the slats provide
immediate screening their long term visual impact
deteriorates as the redwood stain fades and the slats
weather, become brittle, and break.
•
6 . The site is primarily visible from S .W. Hall Blvd. The
applicant is proposing adding landscaping to the parking
lot to minimize the view from the street . Part of that
landscaping involves Red Maple, a fairly fast growing
deciduous tree with maximum height of 40 ' and 20' spread.
, The addition of two Red Maple along the fence on both.
sides would provide. effective screening for S.W. Hall. .
Blvd.
III CONCLUSIONARY FINDING:
A 6' sight obscuring fence with redwood slats properly
screens storage if no higher than the fence and would be
adequate for most of the site. The landscaping with proper
irrigation in the parking lot and' two additional trees
as noted in finding #6 would screen the outside storage area
from the most visible vantage point .
IV. STAFF RECOMMENDATIONS :
To be advised.
{
STAFF REPORT
AGENDA 5.5 •
it TIGARD PLANNING COMMISSION
., December 7, 1976
STAFF RECOMMENDATIONS :
Based on the findings in the staff report, the staff
recommends approval with the following conditions:
1 . Outside storage no higher than 1 ' above the
redwood slats.
2. Two additional Red Maple trees be located along
the sides of the gate for the purpose of screening
the storage area from S .W. Hall Blvd.
3. The sight obscuring ability of the fence be
maintained.
lip
F..
f
�41
tfj
" STAFF REPORT C
AGENDA 6.2
TIGARD PLANNING COMMISSION
December 7, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S.W 97th Avenue - Tigard, Oregon
DOCKET: MINOR LAND PARTITION MLP 8-76 (Stearns)
REQUEST: To partition a 3.01 acre lot into two lots . 1'
LOCATION: 13580 S .W. Pacific Highway (Wash. Co . Tax Map 281 2CC,
Tax Lot 800) .
j
APPLICANT: C. H. and Irene Stearns
BASIC FACTS :
1 . The site is designated "C-P" on Neighborhood Plan I and
' zoned "C-3, General Commercial" . r'
2. The minimum lot size in a C-3 zone is 6,000 sq. ft .
II . FINDINGS :
1 . The portion of Tax Lot 800 designated Parcel I is currently
occupied by an auto repair shop, Parcel II is presently
undeveloped. 1;
2. On August 17, 1976, the Tigard Planning Commission approved
a request (CU 22-76) to locate a family activity center on
Tax Lots 100, 200, 500 and the portion designated Parcel II
of Tax Lot 800 (Wash. Co . Tax Map 2S1 2CC) ,
3, The applicant is requesting to formally partition Tax Lot
800 into Parcel I - ,68 acres, auto repair shop, and fi'
Parcel II 2 . 33, undeveloped (proposed portion of family • t,"
amusement center) .
4. The parcel requirements.a
proposed rcel sizes meet the code re
� P q
5. If Parcel II is created as a separate tax lot it would be '
landlocked.
III . STAFF RECOMMENDATIONS :
To be advised.
rf
t(jP
1„
STAFF REPORT
itiL., AGENDA 6.2
TIGARD PLANNING COMMISSION
December 7, 1976
Page 2
STAFF RECOMMENDATIONS :
Staff recommends approval with the condition that Parcel II
become part of Tax Lot 500.
STAFF REPORT
AGENDA 6 .3
TIGARD PLANNING COMMISSION
December 7, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: MINOR LAND PARTITION MLP 9-76 (Utility Equipment)
REQUEST: To partition 8.45 acres into three lots in a M-3 (light
industrial) zone.
LOCATION: 12805 S .W. 77th Place (Wash . Co . Tax Map 2S1 1BD,
Tax Lot 101) .
APPLICANT: Norris, Beggs and Simpson
I . BASIC FACTS :
1 . The site is zoned M-3 (light industrial) and designated
"General Industrial" on the Tigard Community Plan .
2. Section 18.48 .030 of the Tigard Municipal Code requires a
minimum of 6, 000 sq. ft . with a minimum 60 ' lot width
in a M-3 zone .
3. Section 17. 12 .050 of the Tigard Municipal Code states
"in subdividing tracts into large lots which at some
future time are likely to be resubdivided, the Planning
Commission may require that the blocks shall be of such
size and shape, be so divided into lots, and contain such
building site restrictions as will provide for the exten-
sion and opening of streets at such intervals as will
permit a subsequent division of any parcel into lots of
smaller size . "
4 . Section 17.24 .030 of the Tigard Municipal Code. . . "If the
proposal includes or should the Planning Commission require
the dedication of land and easements for roads or streets,
the proposal shall not be processed as a minor land parti-
tion but may only be resubmitted pursuant to requirements
of this title with respect to major land partitions or
subdivisions
5. Tigard Community Plan policy #3 states : "Development will
coincide with the provision of public streets, water and
sewerage 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. '' :!
6. 16.30.040(3)"One multi-faced freestanding sign. . .shall be
permitted on a street or highway frontage. "
II . FINDINGS:
STAFF REPORT
AGENDA 6.3
4[. TIGARD PLANNING COMMISSION
December 7, 1976
Page 2
1 . In July of 1976 the City discovered that Tax Lot 101
had been partitioned without Planning Commission 1
approval . As a result of this investigation, the x,
City requested that the owner apply for a minor land ti
partition . The applicant is therefore requesting to
partition a 8.45 acre parcel into 2.9, 4 .84 and .83
(approximately) acre parcels,
2 . The lot dimension requirement of a M-3 zone are satis-
fled by the proposed partitioning.
3. Utility Equipment is presently located on the area f'
designated Parcel I on the submitted plan, Proposed
1 Parcels II and III are undeveloped.
4 . S .W. Hunziker is designated a collector according to
the Tigard Community Plan. Therefore access should be
located on local streets whenever possible.
5. A private road (S .W. 77th Place) shown on the submitted
map has been developed on the site. Without dedication
( of the road Parcel I lacks access as required in the
Tigard Municipal Code.
6. The length. of Parcel II (900. 87 ' ) indicates that at
some future time the northern portion of the site will
be developed. The applicant has not shown any means
for emergency vehicle access to that portion of the
site.
7. Utility Equipment presently has a freestanding sign
located on proposed Parcel III , since Utility Equipment
is located on Parcel I this would be allowing them an
off premise freestanding sign and would cause further
problems when Parcel III is developed. F;
III . STAFF RECOMMENDATIONS:
To be advised.
�1
STAFF REPORT
AGENDA 6. 3
TIGARD PLANNING COMMISSION
December 7, 1976
STAFF RECOMMENDATION:
Staff recommends approval with the following conditions :
1 . That the private road presently referred to as
S .W. 77th Place be dedicated and improved to City
standards with the addition of a cul-de-sac. This
road to be extended if the development of Parcel s.
II warrants it.
2. Access for Parcels II and III be allowed only on
S .W. 77th Place.
3. Parcels I and III share one freestanding sign with
one format on S .W. Hunziker (subject to Design
Review Board approval) .
1-1.
4. That a preliminary plat be submitted for Planning
Commission approval according to Section 17.24 .030.
G^
es
�.c
iy
ri
-
STAFF REPORT
AGENDA 6.4
TIGARD PLANNING COMMISSION '
December 7, 1976 - 7: 30 P.M.
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
f;l
DOCKET: MINOR LAND PARTITION MLP 10-76 (Annand)
REQUEST: To recognize Tax Lot 8802. I,
LOCATION: S .W. 109th (Wash. Co . Tax Map 2S1 LOAD, Tax Lot 8800)
APPLICANT: J. D. Annand
I . BASIC FACTS :
1 . Tax Lot 8800 Parcel I is currently zoned R-7 Planned
Development, Parcel I and II are currently zoned R-7.
2. The Tigard Community Plan designates this area as a
transitionary area from "Residential-Commercial" to
"Urban Low Density Residential" .
3. Minimum lot size in a R-7 zone is 7500- sq .. ft .
II . FINDINGS : �e
1 . Reason for minor land partition : J. D. Annand, owner. of
Tax Lots 8800 and 4100, is asking for a minor land
partition in order to facilitate a land trade between
himself and Violet Kuschner, owner of Tax Lot 4200.
The reason for the trade is to provide Annands lot (4100)
with access onto S.W. Pacific. In return for this
driveway Annand is proposing to give Violet Kuschner .56
acres of Tax Lot 8800 which borders her property.
2. Tax Lot 4200 is in Washington County, therefore the
Planning Commission will only be considering the partition
of Tax Lot 8800.
3. The proposed parcels are in conformance with the minimum
lot size requirement for R-7 zone. Parcel I being 8.45
acre parcel, II .56 acre .
III . STAFF RECEOMMENDATIONS :
To be advised.
Ar
IL
•
r STAFF REPORT
AGENDA 6.4
TIGARD PLANNING COMMISSION
December 7, 1976
STAFF RECOMMENDATIONS :
Staff recommends approval as submitted.
w.
STAFF REPORT
AGENDA 6.5
TIGARD PLANNING COMMISSION
December 7, 1976 - 7: 30 P.M.
tQa" Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: MINOR LAND PARTITION MLP 11-76 (Peters)
REQUEST: To partition a 1 .02 acre lot into two lots approximately
8,988 sq. ft . and 36,568 sq. ft .
LOCATION: 9830 S .W. McKenzie (Wash. Co . Tax Map 2S1 2BD, Tax Lot
700) .
APPLICANT: Ralph Peters and Milton Held
I . BASIC FACTS:
1 . The site is designated "Urban Medium Density Residential"
on the Neighborhood Plan II and zoned "A-2 Multi-Family
Residential" .
2 . S . W. McKenzie is designated a local street . A local street
according to Neighborhood Plan II requires a 50' right-of-way.
II . STAFF FINDING:
1 . The site is presently occupied by an older single family
dwelling and a horse pasture. The applicant is proposing
to partition the dwelling from the surrounding land.
2 . The proposed lot sizes (1-36, 568 sq. ft . , I1-8,988 sq. ft . )
are in conformance with the 7, 000 sq. ft . minimum lot size
requirement of A-2 zoning. Parcel I would allow two units,
Parcel II would allow 10 units .
3. Partitioning the land would permit the 36, 568 sq . ft . lot to
be developed multi-family residential as per the Neighborhood
Plan II plan, at the same time allowing the single family
home to be used for the rest of its life span.
4. A negative aspect to be considered is the fact that the
single family home would be surrounded by multi-family units
and Copeland Lumber. This situation could be alleviated in
part by requiring screening around the home which is not a
requirement of an A-2 zone .
5 . S .W . McKenzie Street is a substandard one way (west) street,
it is presently a 40' right-of-way. A dedication of 5 '
additional right-of-way would satisfy the right-of-way needs
as specified in the Tigard Municipal Code and Tigard Community
Plan.
III . STAFF RECOMMENDATIONS :
To be advised.
STAFF REPORT
AGENDA 6.5
TIGARD PLANNING COMMISSION
December 7, 1976
STAFF RECOMMENDATIONS :
Staff recommends approval with the following conditions :
1 . That 5' be dedicated for street right-of-way along
S .W. McKenzie.
2. That a half street improvement be required on S.W.
McKenzie.
3. That the single family home be adequately screened
from any multi-family housing that may develop.
AI
1
MEMORANDUM
TO: Planning Commission
FROM: Staff
RE: Agenda 7. 1
On September 7, 1976 the Planning Commission denied requests
for a variance to the required driveway width, minor land
partition and a conditional use permit for duplexes on a lot
on S .W. Grant Street, south of S.W. Johnson Street . Mr.
Marvin Kelsey, property owner, lives in Utah and was unable
to attend the hearing. At that hearing Mr. Kelsey was re-
presented by Mr. Stan Shook, realtor.
State law (Oregon Revised Statutes 227. 175(4) states "If an
application for a permit is denied, the application shall
not be submitted again for at least six months after the date
of the final action denying the application. " The City
Attorney has advised the Planning staff that an application
requesting the same action may not be resubmitted but if
new information becomes available the Planning Commission may
re-open the hearing. Mr. Kelsey feels that the Planning
Commission was not made fully aware of all of the facts
necessary for full review. He will be in attendance request-
ing a reopening of the hearing.