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Planning Commission Packet - 12/07/1976 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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.