Planning Commission Packet - 02/01/1977 POOR QUALITY RECORD
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microfilm record converted back to digital. If you have questions
please contact City of Tigard Records Department.
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� AGEI�TDA �,, �r.�� � �;
TIGARD PLANNING COMMISSION
F'ebruarq l, 1977 - 7: 3U P.M. �
Twality Junior High School - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
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1 . CALL TO ORDERo
2. ROLL CALL:
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3. APPROVAL OF MINUTES :
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4. COII4MUNICATIUNS :
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5. PUBLIC HEARINGS:
5 .I ZONE CHANGE ZC 14-76 (Commonwealth/Glazer) NPO VII
A request by Howa.rd L. Glazer for a pr�liminary plan
and program review of a 6-quad (24 unit) residential
family units in a R�-7 zone (Single Family) at S .W.
121st s�uth o� Springwood D�ive. (Wash. Co . Tax Map
1S]. 34B, Tax Lot 500) . Tabled from 1-18-77.
5 .2 LONE CHANGr ZC 17-76 (Pollock) NPO III I
A request by Donald E . Pollock �or a prelimina.ry revi�w
oF a proposed 18 lot �ingle family planned development
in a R-'7 (Single Family) zone between 5.��. Path:tinder
�+'` Way and S .W. Walnut Street . (Wash . Co . Tax Map 2S1
'� 2BC, Tax Lot 1900) .
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5. 3 ZONE CHANGE ZC 2-77 (Empkie) NPO II �'
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A requ�st by Robert Empkie for a preli.ma.n�.ry plan �.nc�
program review of a praposed five duplex planned develop- �I
ment in a R-7 (Sing:le Family) zone on S .W. 98th Aven�ue. `.'',
(Wash. Ca. Tax 144ap 1S1 35CD, Tax Lat 1600) . .I
5 .4 ZONE CHANGE ZC 1-77 (Scott P,D. ) NP II ';;���
A reque�t for preliminary review of a:n amendmen�t to `_"�
Scott Planned Develc�pment to allow two four plexes `�,
rather than two duplexes an S.W. 98th Avenue. (Wash. �'
Co . Tax Map 1S1 35�;D, Tax Lot 100Q, and par� of 1001) .
5. 5 ZONF CHANGE ZC 3-77 (Mercury I�evelopment) N'PO VII
A requ�st by rllercury De�velopment, Inc . for a preliminary
plan and program r�view for a proposed neighbo.rhood
shopping center at 10575 S .W. 122nd. (Washo Co . Tax
Map 1S1 35B, Tax Lo�L 400, 500) .
6 . SUBDIVISION: ���
� . l SUBDIVISION 5-14-?6 (Cloud Cap) NPn VI �
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A request by Waverly Canstruction Company to create a �'!
:14 lot residential subdivision with an average lot size ��';
of 7500 sq, ft . at S.W. Pembraok Street �,tzd S .W. 97th ���
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Aven�ze. (�V�sh. Co . Ta,x Map 2Si 11BD, Tax �ot ZOU� . �''
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' 8. ADJOURNMENT : �'
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TIGARD PLI�NNING COM1U[ISSION
FebY uary ]. , I977 - 7; 30 P.M.
�' Twality Junior High School - Lecture Room
��. 14650 S .W. 97th Avenue - Tigaxd, Oregon
l . CALL TO ORDER: The meeting was called to order at 7: 30 P.M.
by Chairman Popp .
2. ROLL CALL: Pr�sent : Sakata, Wood, �opp, Nicoli, 2'epedino, Moore
Absent : Goldbach and Phillips
Staff : Daniels and Edwards
3. APPROVAL OI' MINUTES : Minutes �f January 18, 1977 were approved
as read.
4. COrJlMUN I CAT I ONS :
o Daniels presented Ordinance 77-3, clevelopment ordinance far
1�lanning C;ommission in�orma.tion .
o Staff �.nf�rmed Planni.ng Commission that the Cc�uncil had
received Cammission�r `Krau.se ' s letter of resignation.
5. P�TBLIC HEARINGS:
�F 5. 1 LONE CTiANGE ZC 14-76 (Commonwealth/Glazer)
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A request by Haward L. Gl�.�er for a preliminaY�y plan and
program revi.ew of a 6-quad (24 unit) resiaentia.l .family
units in �: �,-7 zon,e (Single Family} at S .W. 121st soutll
of Springwood Drive. (Wash. Co. Tax Map 1S1 34B, Tax
Lot 500) . Tabled from 1-18-77
A. Staff Report : Read by Daniels
B. Ap�lican� 's Presenta,tion :
Howard Glazer, architect, exp�ained the pr�jeet and
presented an a.rchitectural renderi�g.
C. Public Testimony:
o Mrs. Ralph Chapman asked that no n��cv develapments
be allowed until adequate 5chool faciTities were
provided and �ha't multi-family units should not be
mixed with single family,
o GlazPr, applicant, infarmed the a,udience that the
average zncome of the residenc�s woulc�; b� 9 to 14,OOD
yeax, that this was a gove,rnment subsidized project ,
uti�izing funding that had� been approved as; part of
� ' a statewide bondi.ng measure, and that two play areas
worzld be provided.
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MINUTES � �
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' TIGARD PLANNING COMMISSION E;
February 1, 1977 �!
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o G�ne Crater stated that he object�d to a low income :i
housing project in. his neighborho�d and increased ;';
� traffic load. ���
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� � o Betty Sheffield, Eldon Forman, Don Moens, Mrs .
Cormen also submitted testimony. ;;i
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D. Staff Recommendation: {
Staff r�commended approval of the concept with site '�,
plan modi.fications a, listed in findirig #'7.
Discussion an �:ensity, schools and user age group .
E. Commission Discussion :
o Nicoli stai;ed concern for a�pearance and children
safety neax the �ho�ping center .
o Glazer stateci there would be a full time resiaent
manager who woulcl be responsible for maintenance
in addition each unit would have its own covered
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and sc;reened patio.
�., o Wood ques�tioned whether a per:iormance bond �uaran-
t�ein� maintenance coulc� be received and whether
some m�ans of guaranteeing children safei�y could
�� be implem�nted. '���
o Moo.re suggested that S .�y. 12�nd be v�.cal;ed.
o Sakata sugges�teci that the units be one story and
that the density be reduced.
o Nicoli stated that the residents would be shoxt-
changed by the proposed quality af coz�struction
materials as sliown on the perspective.
Waod m�ved and I12oore seconded tc� approve the pre-
liminary concep�t with s�;aff recommendations and with
- further research into the a�pro�ri.�,te �ensity, onc
story or 1;wo story units, who bears the economic
impact of reduced density residents �r the developer, �°
methods �� assurin� �hil.dr�n' s safe�y, and the cjuestion
o:f S .W. 122z�d vacatian . k '
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The rnotion was passed in a 5 to 1 voice vote with ,;I
Nicoli dissenting.
o St�,ff statec� that a11 residen�ts �vithin 300' would .
be notified and notice would be published �wice j ,
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o Wood suggeste� that the n:eighbors select a spokes- ` �`
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man to receive notificai;i�n. ; .=;
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TIGARD PLAN'NTNG COMMISSION
February l, I977 �
Page 3
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5.2 ZONF CHANG� Z�' 17-76
A request by Dona3d E . Pollock for a preliminary review "
of a proposed 18 lot single family planned development
in a R-7 (Single ]E`a,rnily) zone between S.W . Pathf inder
Way and S.W. Walnut Street . (Wash. Co . Tax Map 2S1
2BC, Tax Lot 1900) .
A. Staff Report.: Read by Daniels .
B. Applicant 's Presentation: ;
o Dick Brainard, project manager, stated that the
minimum lot size would be 7000 sq. ft. and th�;t �
the h�uses would be �ositioned on the upper
portians of the lats .
C. Puk�lic Testi�nc�ny:
o Do�xg Smi�th stated that tkae planned development con-
cept was favorable but soil was �f a quicksand
nature and that �the areas projectec� far fill en-
compass some of the better s�ands of trees .
�,.,. o Dave Bryan, ap�licant 's hydro].igest, stat�d t�at
the roads and st�eet would be ak�ove the 25 year
flood plain and the ia�.tural water storage areas
would be retainea and recommended that culvert
be clearec3 as per repoirt recommendation.
o Sharon Zuznwalt, Ra3ph Friabee, Carma�n Marzinic;,
Kate Johnstone, Glen Rost�r, anc� Mr , Frederich
expressed concern over site conditions, school
capacity, traffic increas'e, and draina�e.
o Staff brought to the Plannin:g Comrnissit�n attention
int��-office memo on si�e c.onc�itions.
D. Staff Recommendation:
St:aff recommends approvaT of the conce�t of c�evelop-
ment which �°equix•es the leas�t; modificati�n to the
existing environment and that the geraeral plan include
�the fol�.owing:
1 . Reduced density by up to 50%.
� . Architectural plans -demonstratin� site com;patibilitq.
�, 3. Sewer easements- be provided for the subdivision to
the southeast .
4 . Soil report indicating suitability for buil.ding
founda�ions.
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• MINUTES
TIGARD PLANNING COMMTSSION ;'
Fe�b�ruary 1, 1�977 � ��'�
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5. Improve the dr�.inage in the greenway area and
provide on site retei�tion basins tc� retard the �
increased run off resulting from developmex�t ;
of i:his property.
6. Dedicate the greenway area.
7. Provide cross sections of any fill are�,s .
8. A landscape architect be added to the design
team.
E. Commission Discussiott:
o Disaussion on septic tank drainage, site drainage.
o Wood suggested that 100 year i'lood study be done
ratYaer than the 25 year.
Tepedino moved and Wood seconded to deny the proposal
based on the reasons discuss�d.
� � ,... � �.�'� The motion passe� in a 5 to 1 voice vote with Nicoli
.�r c �,�`�� dissenting. /i
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���;`�' 5 . 3 ZONE CHANGE ZC 2-7? (Empkie) NPO II i
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� request by Robert Empki.e for a preliminary plan and �
program review of a proposed fi�ve duplex pl�,nned develop-
ment in a R-7 (Single Fami.�y) zone on S .W. 98th Avenue .
(Wash. Co. Tax Map 1S1 35CD, Tax Lo1: 1600) .
A. S�aff Report ; Read by Daniels.
B. Applicant 's Presentation:
o �ob Empkie, applicant, explained the design con-
_ cept and stated that there would be age restric-
tions on the development serviing an older client
thereby decreasing effects on schools, parks and ,,�
traffic.
C. Public Testimony:
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Mr. Polinsky, Mrs. Polinsky and Edna Lee submitted ,';!
testimony. � �
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D. Sta�f Recammendations : �
�'� Staff recommends app.roval o� the density but add an ?�
architect to the design tea.m. �,�
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�. Comrr�ission Discu�sinn:
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o Tepedi.no stated that if the applicant is consider- !.
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TIGARD PLANNING COMMISSION
February 1, 1977
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ing rnajar changes, the proposal should be tabled.
o Wood questioned whether provisions could be made
fox op�n space i� the density was reduced.
o Em�kie stated that age restrictions would be in
the deed covenants.
Popp moved and Tepedino seconded to approve the pro-
posal with the staff recommendation.
The motion was ap�roved in a 5 to 1 vnte with Sakata
dissenting.
5.4 ZONE CHANGE ZC 1-7?
A request for preliminary revzew of an amendmer�t to Scott
Planned Development to allow two four plexes rather than
two dzlplexes on S .W. 98th Avenue. (Wash. Co . Tax M�,p
.15� 35CD, Tax Lot 1000, and part of 1001) .
A. Staff Report : l�ead by Daniels
� B. Applicant ' s Preser.ztation:
o Richard Leonard, �Ieyer Engine�er, stated that the
propased planned develGpment incorporated increased
density, cul-de-sac island woulct be elimiiiated,
and new landscape p:Lan, Changes in the imm�diate
a;rea made �the increased density compatible . Mr. �
Leonard submit�ed a Ietter from Mr. Dutt�n in �
support to the Chairman. ,
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C. Public Testimoriy: �
o Chairman Popp read into the r�cord a letter of
support fram Gary and Linda Dutton. '
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�o Staff read letter of opposition from the Great �
Western Chemica.l Company adjacent David and ;
B:ernice McDonell, r
U. Staff Recommendation: ';
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Staff recommends denia:l based on failure to :fulfill ��
the purpose ol Chapter 18.56 (Flaniied Development �'
District) o� the Tigard Municipal CoCle . �j
E . CornmissioY� Discussi�n:
� Discussion on density and prior planned development-. j`:..
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Popp maved and Sakata. seconded to, den,y the proposed �'
planned development ba.se� on st;aff fi.ndings. �=
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The mot'ian wa.s approved by un'anirnbus vnice v�te. �'
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TIGARD PLANNING COM�ur��SSION �"`�M'
February 1, I977
Page 6
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5.5 ZONE CHANGE ZC 3-77
A request by Mercury Development, Inco fpr a preiiminary plan
and �rogram revi�w for a proposed neighb�rhood shopping center
at 10575 S.W. 122nd. (Wash . Co. Tax Map 1Sl 35B, Ta� Lot 4Q0,
500) .
A. Staff Report : Read by Daniels
Staf� expressed cancern over design team qualificatiQns �I
and fulfillment of the p�anned developrnent process . ;
B. Applicant 's Presentati�n:
o Roger Belanich sta.ted the intent of the project and
asked that the basic concept be approved with desigri .
o Howard Williams, 'Phrift��.y, stated that they intended
to be a major tenant of the shopping �enter.
o Louis Zimmel , Mercury Development, listed various
shopping c�nters completeci by Merc,ury Develo�ment
and stated that they were willing to caoperate with
staff but that the submitted p].an i_� the mo�t practical
� solution. �
o Cy Penn asked �ar the Boa,rd appro�ral subject ta staf�
cancerns .
� Si;aff explainecl �heir problems wi�h the lack of c�esign
criteria.
- o Discussion on preliminary pl�.n coiacept,
o Tepedino rec�mrnended that ar�as of contention be
crystallized between staff and appl:icant .
o M�ore crii;ized the shopping eenter design in that it
was not taking advantage of the natural topo�raphy or
the neighbnrhood.
C. Public Testirnony; ,
Don Moen, resident, asked that a maxe imaginative concept
be submitted.
D. Sta�f Recommendatian:
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Staff asked that the item be tabled un:t;il the Mar�h 15th �
meeting with the cond.itions tha�t a� design team ,acceptable a
to s�aff be included, with an architect and landscape M
archa.tect and that the develapment desigra criter�.a be
worked out between staff, applic�.nt and the design team.
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Mo�xe moved �nd V�ood secoridPc� to adopt` the sta�� recommen- ���
da�t ion. ,
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TIGARD PLANNING COMMISSION y
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February Z , I977 i
� Pa.ge 7 t
The motion was approved by unanimous voic,e vote. ;
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6. SUBDIVTSION: i
6.1 SUBDIVISION 5-14-76
A request by Waver�ly Construction Company to create a 14 j
lo� r�e�id�ntial subdivision with an average lot size of `'
?5Q0 sq . ft . at �.W. Pembrook Street and S .W. 97th Avenue � ;
(Wash. Co . Tax Map 2S1 11F3D, Tax Lot 200) . ''
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A. Staff Report ; Read by Daniels �i
StaFf presented letter from Fire Marshal Gruelich. };
B. A�plicant' s Presentation:
Bill McM�nagle, Mcl�onagle & Har.ri.s, discus�ed existing
house and priox discussian with neighhors and staf�.
C. Public Testimony:
In Favor :
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The foll�wing people submitted publi� testina�ny : ��
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Larry Shannon, Jack Smith, Bob .Brossi , �iolz Tham�.s, Don ��
Peters, .3im Bray, Mel Jotlnly, Jim Massey, Richard Han.sen, ,�
Mr. Frederick, Jim L�om - stati.ng th�.t tY�e prop+�sal was r,
satisfactory with th,e neigh'�o.ra.ng residents particularly `
the cul-de-sac arrangement and the� expressed concern ,:
over traffie sa�ety and txees. �'
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n Jerry Heater stated that no one had the r�ght; to
trade off life safetq features fo.r per�onal conven- }�
�.ences. The ideal situation would k�e Far Pembrook .;
t� go through .
o �Toe Brugat� stated that the intersection of PIlurdoc�a ��
and S .W. 98th was a dangPx°�us traffic situation and '
tha� he would be agreeable to staff proposal . ;;
o Bob Tomlinson, realtor, stated that the staff prop�sed �
plan would be econ�mically unfea.sible. �'
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D. Coznmi,ssion Discussion: i
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o Sakata discussed lot configuration and access. f
o Moore stated th.at cul�d��sac with rnPander�.n� sic�e�+alk �
� and b�ke pa.th easement shared would be acceptable. ?
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o Sta�ff stateri `that loi;' #4 lacked the rninimurn `lot si.ze
and that a vari.ance wauld be necessary �ar cul-de-sac �
:leng�th. '
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; � ' �MINUTES �� U�� ,�" �;,
TIGAFtD PLANNIN('s COM�IISSION � � ` �
Feburary 1 , 1977 �t�^' ��,'�` '
f� Page �, �.�.� ��
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o Wood stated that unusual hardships would be placed on
the rESidence as far as tr.affic sa.fety of the cul-de-
sac was not allowed.
o Tepedin,o stated that tl�e excess length was a result
of adding a cul-de-sac for public safety and there-
fore �hould be granted a variance.
o Staff askea that the Commission consider the following
conditions :
l . The plat boundary include all of Ta� Lot 700 as
shown on Wash. Co. Tax �Iap 2S1 3DC .
�. The eastern edge af the 30' driveway approved for
lot 10 be no furtk�er than 35 ' �rom the western lot
line.
3. Street trees in accordance with the Design Review
Boara approved list be plac�d along S .W. 97th
Averzue, S .W. P�urdock StreEt anc� the cul-de-sac
if determined nPCessary by staff due to loss of
existing trees.
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�._ � . 10' bike path with 6 ' security fence be dedi�ated. i
5. Meandering side�valk be i.nstalled ��here necessar�
to save trees.
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F . I�ots 3 and 12 be fla� lots with the elirnination
of tract A. :;
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7 . Mai.ntenan.cc responsibilities �or the cul-c]_e--sac ��
' islancl be assigned to the adjacent homeown�rs . :j
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Popp rnoved and Moore seconded to approve- the proposa.l and F'
the varia�ce tr� the cul-de-�a,c as submitted wii;h the staff ��
conditions. ;:;
The motion was ap�roved 5 t� 1 with Sa�ata dissen`ting. ��
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7. OTHER BUSINESS :
G`�
Staff annaunced that the March �9 study se:ssion �vi.11 k�e a public �,�
hearing on open space and that the next Planning Commission meeting 4�
will begin at 7 :00 . > .':�
8. ADJOURNMENT: There bein� no other b�'�iness th� rneeting was ad.ja�rned
�t �.2:45:
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being first duly swor.n, depose an� say that I am th� publisher .._ ___________ ' ' ��� ��`���� ���
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_ - .__._ of The Tigard T'imes, a newspaper of general c�rcuiation, as defi�ed ` ' s K� t
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by 03tS 193A10 and 193.020, publishe� at Tigard, in the aforesaid county and � n �� ' `�
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state; that the legal �otice, a printeti cr�py of which is hereto aanexed, was ��� � �'��,� � �����`�rk
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publi�hec� in the e�tire issue off said newspaper for __....1_.._._ . • ' � �°' ��
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consecuYive weeks in the following issues ..___...._
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�anuary 19, 1977
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HOME -� DOWNTOWNER � COMMERCIAL PRINTiNG
,
A F F I ll A V � T
To Whom It May Concern:
This �.s to certify tha attached advertisemsnt appeared
in THE COMMCJNITY PRESS on JANUARY 19s7,977 _ _
(date)
for �z'rY OF TICARD(notice �f nublic meet ,na)
(Advertiser)
�'txis advert3.sement appeared in the edition� which
ar� appropri.ate ly alaecked:
�,�,� SUBjJ1.2BAN WF;ST � NORTH CLACKAMAS ,� CITX W�ST
GITY NORTfT�AST CITY �OUTHEAST CLTY NORTfi
�` �______ SUBURBAN EAST SUBURBAN SOITTIiEAST CTTY EAST
�
DCXnIN.IOWNER
This notarized A�:Cidavit v�rif3.es the advertisement appeared on the dat� and
in �:he �o�runatty Press editions i.ndicated above.
��� ��
� I�arrGq�F. Mi11er
Vice P�esa.dentjMar�Ceti.ng
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DATED• ';
T�, �.�q�., �
Subscribed and swaorn t� b�fore m� this �-� day of ��� , 197 7. i
LEGAL I�OTIC�
CIT'Y Uf TfGARD `
/ NOTICE C>F ,,
'' ° ' r , PUBUG MEETING '; �°�v
> ' '°• ' Notar Public
'��� -..r ,� Notice is lwreby�given thaf�fhe'P�an- I � � � . . � � '.
.`F+ � '� ni�gCommisslanwillholdasfudysession � L'011IIR3.SSl.Dil �.'Xp1IE5 5��7�g0
. ,.l i y y r�^+„r�:t 1,r .., '. . . . . . . . �:
.., ,��� workshop on housing..poliry ai TualfFy . . . . �
� .M �
� :a Junbdr Mliph'School IrcluPo raom, 116J0.
r r y:u S!N 97k+Aw.,Tjyard,a 7a3Q p,m'on
,'j�j 4� �u i�"'� � '=' " Y: Twad�ry;lan.�,S', 19F1: i
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��" �� �'���E"�} ` � COMMUI�IITY
,;�� ��a���.L��4 PU�LICATIONS I NC:
b��0 S.W SA�JDBUR� STREET TIGARD ORE�ON
97�23
TELEPHC�NE C5�3) 620 4121 ��''�
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NOTIG� nF FUBLIC HEARI GS ��-�-
N
� TIGARD PLANNING COMMISSION
� February l , 197'� - 7: 30 p.M.
Twality Junior High Sch;ool - Lecture Room °
14650 S .W, 97th Avenue - Tigard, Oxe�on
5. �UBLI� H1+�ARINGS:
5 .1 ZONE CHANGE ZC 17-76 (Pollock) NPO III
A request by Don�,l:d E. Pollock .f.or a preliminary revi�w
o.f a proposed 18 lot single family planned d�velopmen�t
in a. R-7 (Si.ngle l�amily) z�ne between S.W. Pathfinder
�Nay and t5.W, Walnut Street . (WasY�. Co. Tax Map 2S1
2BC, Tax Lot 19�00) .
'S.2 ZONE CHANGE 7C Z--77 (Empki�� 1�P0 II '
A re�uest by Robert Empki� #or a pre�iminary p7.an and
pro�ram revi�w U� a pr.oposed five d�aplex p�a�nn�d deve�ap-
ment in a R-7 (Single T'amily) �one on S .W, 98ttz Avenue. ;
(Wash. Ca . Tax Map 1S1 35GD, Tax I�ot 1600) . �
�
5 .3 ZQNE CHANGE ZC 1-?7 (Scott P,D, ) NP II �
t
A request for preliminary review o� dn amendmen� to �
Scc�tt Planned Development to al]:ow two fau� plexes �
�._. rather than �two duplexes on S .W. 98th Avenue. (Wash.
Co . Tax Ma.p 1S1 3.5CD, 'Pax L�t laQO, and part o:f 1001� �
5.4 ZONE C�IANGE ZC 3-77 (Mercuxy Developmeni;) NPO VIT �
. � � � � . � . . . � . .h
� . . . � � .. .. � : ���r
A r�quest by Mercury De�elopment , Inc. for a, preliminary �;�
plan and prograrn review fox a pxoposec� neighbor.ha�d
sh�pping center at 10575 S .W. 122nd. (Wash . Co. Tax 'F,
Map lSl 34B, Ta� Lot �00, 50Q} � �'
`,;
i;
All persons havin� an intex�est in any c�:C �he Yiearing matters a,re
invited to appear and submi•t oral and written testimony or submit �'
. �;
writ�en testim�ny in ac3vance of the m�et�ng. �;
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(Publish: in TT 1-20-77 and 1-27-77) _.�
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MEMORANDUM
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T0; Planning Commission
FF�OM: Plar�ning Staff
RE : Notification on Glazer/Commonwealth ZC 14-76
;
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On the Janua,ry 18, 1977 Planning Commission meetzng, ZC 14-76 �
was tabled so that legal notice to the new property owners and �
residents c�u1d be given . !
�
This notice involved 20 single family lots which were within ;
300 ' from the exterior baundaries of the praperty anvolved. At ;
cost ta the City, staff acquired a computer read out from Wash--
ington County for �itle change and further contacted Art Lutz '
Realty for mor,e r�cent sales. As a r.esul.t s�taff found that �ix
lots wEre owned by Art Lutz Realty, three wer�e privately owned,
four by building firnis, and �even by Commonwealth Praperties.
Beca�xse of the press on this matter, staf� has received �
nu.merous cal�s from Englewood r.esidents and has conducted ai1
informal meeting with members of the neighborhood concerning ,.
the project , �
t
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a.� Sta�f feels that the individual notification and two adver- �
tiseme�nts in the Tigard Times has fulfilled the intent of noti-
fication.
,.
Frotx� conversations with a Commission.er since the last meet- ;`
ing i�; appears that there was a misunderstanding of the Conunission '
directive. Staf.� did not understand the directive to be to can.- ��
vas the en�;i.re adjacent �ubdivision portions of. whicli exceed half ;�
mile in distance with negligible impact from the proposal. ��
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~ STAFF RE3?OKT " �
TIGARD FLANNING ��MMISSION `'
C
AGENDA 5. 1 �
Februar,y 1, 1977 - 7: 30 P.M. 4
Twality Junior High School -- Lecture Room �
14650 S.W. 97th Avenue - Tigard, Oregon ;
�', i
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DOCKET: ZC 14-?6 (Cammonwealth/Glazer) �
REQUEST: Preliminary review of a 24 unit Planned. Residential S
Development .
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LOCATION: S.W. ].21st Avenue, souti.h of S .W. Springwood Ave.nue ;
APPLICANT: Commonwealth Properties/Howard Glazer �
f
I . BASrC FACTS : �
l . The site is deNignated "Urba.n Low Density Resi_c�ential."
on the Tigard Community Plan and zoned "Suburban Resi-
dential" . (Wash. Co. T�.x Map 1S1 34B, Tax Lo� 50U) . '
II . FINDINGS:
l . The applicatYt is requesting a 24 unit planzied re�idential ;;
developmerit on 2. 75� acres parcel .
2. The site was annexed to the city iz�. 1970 (O.rdinance #70-8)
but city zonzng was never applied. A C-4, Neighborhood
Commercial P].anned Development has been approvec� for th� �
� three acre parcel ta tlze north. �
. �
3. The site is relatively flat with suLrounding land uses
I: of R-7 planned development (Englewood) , C-4 and county
zoning RS-1 (1 �,cre minimum} Qn the recently an.n�xed 4
parcel west o� the sit� . '
i;
4 . Section 18. 56.070 states �that planned development districts �
shoulr� be no less i;han 4 acres unless the site is suitable
by virtue af its uniqu� chaiacter, topography, or l�.nd-
sca,ping .features, or by virtue of its qualifying as an
isolated problem area.
�
The site is less than the minimum four acres require�l +
but the unique characteristics of the site are a develop- f
ing shopping center on the north, abutting a col,lec,tor �::
street and across the str.set from a church . The surround- _�
ing land uses and the fac•t that it is bounded on four sides �;1
by streets create problems for the development of thi.s r,�
parcel . �
;,
5. The applicant proposes a d�nsity of eight units/acre. .�
- The Ti�ard Commuility Plan specifies an average density
of four units/acre. In the past the Pla.nning Commission ,!
has interpreted the density limitation to allow some
duplexes interspersed throc?ghc�lzt the .low density areas �'
�:I
� when abutting collector and arterial streets. Acceptin� (
the fact th.at the location qualifies this property for '
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duplex density of one duplex per 1Q,000 square foot lot ,
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STAFF REPORT '
TIGARD pLANNING GOMA4ISSION
Agenda 5,1
� February 1, 1977
';,. �Page � 2
12 dup�.exes or 24 total uni,ts could b� constructed with �
an approved conditional ttse permit . Using the density
coniputation in the Tigard Mun�cipal Cade for a planned i
development this site couT.d suppart a Ynaximum of 25 `�
dwellin� units. The applicants request for 24 units �
is therefore in conformance with the density standards
of �Ghe Tigard Municipal Code, provided the Planni:ng �
Commission is able to find that this site is a�pra-- �
priately situated for duple�: densii;ies , +
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6. S .W. �pringwaod n�ive is fully improved. S .W. 121st is �
in a �ubstandard condi�ion and S .W. 122nd i� roughly ��'
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more than a �raVel pat:h which is being conternplal;ed 'j
.fc�x vacation. Th� general plan should inc:lude provisions ?'
fo�r those improvements. ;;
7. The site plan integrates a small p�ay area, clustered ;,
units and a u�eable open space play area. Minor changes ��,
which mi.�ht improve the site plan are �
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I . The a:ddition of landscaping island� in the �:'
parking lot. j;
sA.
�.-' 2 . Additional landsc,a.ping aiong the west and �`
sauth perimeter. �=�
III . STA�'F RECQMP�JENDATTQN: ,"k
�:
Staff reconnmends appxoval with site plan modifications as t�
listed i.n finding #7 , �k,
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STAFF REPORT ` "
TIGARD PLANNING COMMISSIQN
A�;enda 5. 2
February 1, 1977 - 7: 30 P.M.
i� Twality Junior High Schaol - Lec�uxs Room
14650 S.j�. 97th Avenue - Tigaz�d, Ore�an
DOCKET: 70NE CHANGE 'ZC 17-76
REQUEST: Preliminary review o� a p,roposed residential planned
development in a "R�7, Single Family Residen.tial" zone.
LOCATION: Between S ,W, Pathfinder Way and S .'W. Walnut St.reet
AP�LICANT: Don Pollock/Richard Brainard
I . BASIC FACTS :
1 . The site is designated "Suburban Dezisity Residential
3/� units/acre" and �oned "R-I0, Single Family Residen-
tial" .
2. Section 1�. 56.Q10 of the Tigard Mun_icipa,l Code states �hat :
"18. 56 .010 I�urpose . The purpo�e of the plannec� c,level�p-
ment distri.ct is to provide opportunities to create mor.�e
desira.ble environments throu�h the application of flexible
and diversified land deve�.opment standards under a com•-
� �rehensi�re plari and program professionally p�repa.red. The `
�.� l;
p1�.nned development aistrict is intendeci to be used to ,{
�ncourage the applieatioi� of new techniqtxes�, and new tech- t;
nology to community development wh.ich will result in super- �
ior living or developmexlt arrangem�nts with lastir�g values , '
It �s further intended to ach�.eve economies in land develop- ';
m�nt, maintetiance, Utreet systems and utilit,y n�tworks '
whilc pr�viding building grc�upings �or privacy, u�able
and a,ttractzve open spaces, safe circulation and the
general well.-bei.ng of the inhabitants. "
3. S�cti�n 18.56 .020 provides fox• prelirninary plan and pro-
gram review by the Pl�.nnin Gommissi
. � on and re uires
q that
suclz review ia,y based upon the compreh�nsive plan, the
stan.dards of this title a.nc� other regu7.atians and �the '_
suitabili.ty of the proposed d.eve]_opment in retati�n to ;
the character of the arEa. "
II . FINDINGS :
]. . Th.e applicant, in accordance with Section 18.56 .020 of
the �'igard Mu,nicipal Code, is requesting p.reliminary plari
and program review of a proposed, l8 unit xeside�tial
pla.nned development on 6. 32 acre �arcel between S.W.
�athfinder Way and S.tiV. Walnut Street. ;'�
`L, The proposed project is within the N�ighborhooa Plan III � I�
�,,:; p.1an ar�a. The Nei.ghborhoo�. Pla,z�ning Organization has ` "
reviewed the ''
projec t an d recomrnends approval provided �`1
that the development include th� se�Ner easements required �_�
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• , STAFF REPORT ��,, ��, ,
� TIGATi,D PLANNII�TG COMMISSION
AGENDA 5 .�
February l, 1977
Page 2
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to enable sewer connection f�r the subdivision to the
southeast and that approval not be given for the several
narrow and odd shaped lots until the developer presents
architectural plan. proving that desirable housing can
be built on these lots (see a�ttachment) .
3. This 6. 32 acre site slapes west towards a creek which
bisPCts the site flowing north. The site is predominately
overgrown with brush and considerable tree cover.
4. The site is bordered by devel�ped parcels on three sides
and a collector street (Walnut) on th� north.
5 . The 18 units can be expected to provide housing oppor-
tunities fo� 55-?0 people and can be expected to generate
1�5-7.80 veh.ic.l.es/da,y half of whi.ch c�.n be exp�cted onto
bath � .W. Pathf:index Wa.y - S .W. Fonner Street and S .W.
Walilut Street .
�i . A sewer line passes through the site wi.thi.n a 15' ease-
ment . The �xisting line presen�tly has the capacity to
, handle the anticipated load.
7. Water serv��ce is available from either a 12" line in
�._ S .W. F'onner Street or a 6" line from S .W. Pathfi.nder Way.
8. S .W. Pathfinder. Street and S .W. Fonner St�reet are designated
Ic�cal streets a,nd S .�V, Walnut Street is desi�nated a
cc�lleetor stre�t in NP 1I .
;� . The chart b�low exhibits thc existing traffic load a�d.
capacity when fully developed of t��e surroundir��; streets .
Street 1975 Count Existing Capar,ity
Vehicle�/da� Pavement Wi.dth
SW Fonner St . south 585 20-24 ' 1500 @
o� SW Walnu� Street 34 ' wi:dth ;�
SW Walnut St . between 4070 28' 1500-6(?00 '
Fonner St , and Tiedemen @36' width '
A. problem does exist �or traffic an S .j�. Fonner Street
where their present conditions do not facilitate pedestrian
traffic and are substandard in its abiiity ta car�y the
anticipated vehicula.r load, parking and pedestri�Ln traffic. ;
10. ':Che elosest developed pa.rks �.re Jack Park on, S .W. Walnut
Street (half mile) and Wood ard Park nn Fanno Creek at
�. S .W. Brookside Avenue (1 mile) . This propasal involves
�� the creation and dEdica�tion of a one mile lin�al open space
�,rea �vith a bike/pzdestrian p�,tl� which will become a part
of the City`s gre�nway system. Completion of` thzs section
of the greenway will contribute a rnajor portion of',that`
system.
U
- STAFF REPORT 'y, ��
' TIGARD PLANNING COMMISSION
AGENDA 5. 2
Febr•uary 1 , 197'7
Page 3
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11 . This sit� is within the school district boundaries for
Charles F. Tigard Elementary School on S.W. Grant Street,
approzimatel,y one mile south. The ;chool district has
reported that C.F. Tigard is presently 120 s�tudents
over their 583 capacity. A 10 acre si�te at S .W.124th
Avenue and Katherine Street has been acquired and can-
struction is anticipated within two years if the up-
coming bond levy is approved. Without bond approval izi
April 1977 the capac,ity of the school dist,rict to pro-
vide educational facilities is exc;eeded.
12. As proposed, the overall density is lower than the
PathfindeY� subdivision.
13. Applic:able policies and pc�rtions of NP III are :
I�olicy 4 . "Protect the existing suburban character of
this portion of the Nei�hborhood from encr�achmen.t by
higher density developments. The maximum overall den-
sity of development wi11 be �hree dwelling units or 9 ;
persons per gross a,cre. A hig.h�r density o� 4 uz�its or ;
12 persons per gross acre is a possibility within an �
approved p"lanned unit development .
�,, Propos�.l - Ti1e request for 2 .8 units/acre is un.der tYie
maximum allow�d.
Policy 5 . Residential subdivisions wi11 be develaped �
with paved streets, curbs and gutters, street ligYzts
and walkways according to city or cou�zty standards .
A11 uti�.ities will k�e pl�,ced underground.
;i
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Proposal - The re�uest involves pav�ed streets to city
standard a�d con:form.s to th� NPU r� uir.ement
�.
�hat c.ul-de-sacs be n� langer than 4OU ' .
Policy 6 . Development will coincide with �he �rovision ;;
of pu�ilic s`treets, water, and sewage faci].ities. These I
facilities shall be (a) capabZ� of adequatel.y serving
development an.d (b3 d�signed to meet city or countq
standards.
+'I
Pro osal ' standards and�areladequate�to facilitatetthe �;�
p I� Y
i
proposal . ;,�
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Policy 25 . When land is developed and includes a desig- `,�
nated bzcycle/patYx r�ute, easemen�s should be granted to `�
�the City. In cases where development increases the need ���
for the pa:th, construction shou]_d a1s� be reqttired. �'{
'� - t ��
�roposal The proposal is to construct ?50 of bike path ��
in the greenway area designated on the NP TII �i
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. STAFF REPORT � ;�
� TIGAR,D PLANNING CC�MMISSION
AGENDA 5 .2
February I, 1977
Page 4
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and maintain the greenway open space. Appro-
priate modifica.tion to the deed assuring its
continuance as suc,h should be required.
Policy 26 . Any street improvement project in the
Neighborhood should include facilitiesfor the pede-
strian and the bicyclist .
Froposal -- In adc�ition to the greenway bike path, sidewalks
are included on all but the south side of Path-
Finder Court .
Policy 27. Any development along stream channels for
1 not distur�b e�istin trees .
recreational u
r oses shou d g
P P
In � laces where trees are a�sent, some should be plantea.
A
The gre�nways are not �uited for intensive recrPational_
dPVelopm�n� and should be restricted to an all-weath�r
path and passive areas for resting, picnicin� a.nd related
activities.
�
Proposal - Th� site plan proposes to presex�Te the natural
vegeta�tion and does not propose active recrea�;ian
in the area.
�q 14. The applicant has included a hydrol.agists repoxt in his
submission. According to this report l:� out of 1� lc�ts
will. require Fi�l in order to be usable. Because �f this
the natural vegetatiori wil.l not be retairie�i on the lots.
The loss of this ve�etation plus the projected till will I
significantly change the wat�r holding c�pa�ity af the +
site. This im�act could be reduced by d�creasi�ng the I
density and forming lar�er lots fc�r. the remaining units �
thereby retaining more o� tlie natural slope and vegetation . ;
;
15. On site insp�cti�n indicatPS tha,t septic t;anks arP draining f
into this area. Unless correc�;ed thi,� could present health '
and aesthetic problems to users of th� site. �
16 . Inclizded in this �^epc�rt is an inter ogfice memo in r�gard �
to the proposed site. This report concludes that in
problem areas such as this, density should be cut by
pOSSlblj7' 50% and vegetation sh�uld be re�tained on all slope '
areas. �
17. During on--site in�pEetion an adjacent neighbor expressed ;
the expensive a�d ex�traordinary methods utilized during �
the fotxndation plac.ement o.f hi� home. This ineluded 4 ' �
of rock undex o:ne corner and a 4' spread fo�ting under �
another. Thes� rnethc�ds wexe requred due to soil instability.
�
III . STAFF RECOMMENDATION:
�, ;
Staf� reeornmends approval. of the coz�cept of d'ev�elopment which
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STAFF REPORT �., �,, �
'-1
TIGARD PLANNING COMMISSION ,:,,�
AGENDA 5 ;2 ';i
February 1, 1977 ' j
,�_.., Page 5
��:
requires the least modification to the existin� environment
and that the general plan include the followin:g:
1 . l�educed density by up to 50%.
2. Architectural plans demonstrating site compa�tibility. ' '.�,
3. Sewer easements be provided for the subdivision to
the southeast .
4. Soil report indicating suitability for building foun-
dations.
'5, Improve the drainage in the greenway area and provide
on si.te retention basins to retar,d the increased run
�f� x°esul.tin� from development of th�is praperty.
6. D�d�.cate the greenway area.
7. �xovide cross sections of any fill areas.
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� STAFF I�EPORT �' ,�``
TIGARD PLANNING COD/IrIIISSION �:'I
AG�NDA 5. 3
,�;::;��
Februaxy l , 197? - 7: 30 P.M.
T _
walit
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chool Lect re o0
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14 5 _
6 0 S .
.W. �7th Aven.ue Tigard, Oregon 97223
DOCKET: ZC 2-77
�;I,
REQUEST: Preliminary review of a proposed planned duplex development .
LOCATION: Fast side of S .W, g8th Avenue, south of S .W. Greenburg Road.
APPLICANT: Robert Empkie
I . BASIC FACTS :
]. . The site is designated "Urban Low Density Residential" on 'I
the NP II and zoned "R-7 Single Family Residential" . ��I
2 . Applicab].e residential policies of the NP II are
(6) "The single �amily character of the area desi�natcd
on the Plan Map as low density residential is viewed
as a positive asset to be reta,ined. Projects proposecl
for this area must be judged accordingly to effects
upon this cha.racter. " (See pages 15, 16 NP II)
(Z) "Within the low d�nsity re�idential area, duplexes '
�� �
wi.11 be allowed on lots less appropriate for single :;
family homes to include locations at street inter- ,;
I sectioz�s and as buffers between multi-family and
single family areas. " (See pa.ges 15, 16 NP II) $
3. Ser,tion 18,56.010 of the Tigard Municipal Code states
that the purpose of the planned development district is
"to provide opportunities to cr.eate more desirable
environments through the appl'ication of flexible and.
diversified land deve�opm�nt standards under a compre-
hensive plan and program professionally prepared. The
planned development district is intendecl tc, be usec� to
encourage the application of new techniques �,nd new '
technology to cammunity devel.opment which will result in
superior living or dev�lopment arrangeinents with lasting
values. It is further intended to achieve economies in
land develnpment, maintenance, street systems and utility
networks while providing b�ailding groupin,gs for privacy, `�
usable and attractive open spaces, safe circulation and `�`
the general well-being of the inhabitants . " �'�
II . FTNDINGS : }"'�
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l . The applicant is requesting prel.iminary review of a �'
� proposed duplex planned development on a one acre lot A
� in accorciance with Section 18 ,56.020 of the Tigard Miznici- x�
pal Code. � ;;�,
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` A STAFF REPORT ��.. ��._.
TIGARD 1�LANNING COMMTSSION {
Februa.ry 1 , 1977
page 2 ''�'�
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2. Section 18. 56.070 specifies the minimum parcel size in a
planned development to be four acres txnless the Commission i
finds that the property is suitable by virtue of its
�nique character, topography, or landscaping, or by virtue
o� its qu�.I.ifyir�g as an isolated problem area.
The site is approximately one acre in size. The NP II
has identified areas adjacent apartments as problem a.reas
and provided the duplex option as a density buffer . This
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ro osal is for sin le stor ui1 i
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b d n s
wh�ch will diminish
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the density impact and provide a buffer between the apart- 'i
ments and the recen•tly cc�nstructed homes and adjacent on
the south.
3. The surrounding land use is an apartment building and
single family residence on the north, single family
r�sic�ence on the south and east and a mul.ti-�ama.l.y planned
development on the west .
4. The site is presently occu.pied by an older single family
residence with the ma�ar. ity o� the site being a flat
grassy field.
� 5. The concept being proposed involves a linear placeme,�t
of 5 duplex structures, a 26 ' wide streEt and a 53 '
diameter turn around at the eas�t end of �th� property.
Due to the narrowness of the lot the lineal buildxng
placement is somewhat dictated but it does not need tQ
be carried the entire leilgth of the site, Cansideraule
paving .�ost arid a more compatable situation would be
reali��� if the cul-de-sac style drivewa� wExe shortened
- so as to have a common backyard with the adjacent lots
to the east .
6 . Secti:on 18.64 .020(b) of the Tigard Municipal Code requires
a 3Q' wide accessway with 24 ' paving and no curbs or side-
walks �or a multi-�amily development with one access point
a 3-19 housing units. The proposal for a 28' driveway
exceeds this minimum requirement .
?. Section 18.20.060 of the Tigard A4u�aicipal Code sets the
minimum setbacks as follows
�'ront yard 20 '
Side yard 5 ' (5ingle story)
Rear yarci 15 '
The proposal conforms to the sethack requirements.
8 . The proposed clensity is 10 units/acre. Single family
zoning is .four units/acre. Multi-famil.,y zoning is 12
unit�/a,cre. The �tandards for density a�^e for tradi-
tional families . Since tk�e appJ.icant is limititig occupancy
to senior ci�;a.zens - l0 units/acre is �.ppr.o;priate.
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STAFF REPORT �
TIGARD PI�ANNING COMMISSION £ .
Febrttary� 1, 1977 �.��
Pa,ge 3,
�.. �
i ted a local street on NP II � �
9 . S .W . 98th Avenue is des gna � ,:
and is projected to be Pxtended to the south to connect � '
with S.W. Commerci�.1 . S �W. 98th Avenue is presently �. � '.
30' right-of-way at this point . An additional 1,6 ' is j.�
'� necessary to satisfy th�� right-of-•way need� of this `
,,,. � '
street . �'
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10. Until S .W. 9Eith Avenue is extended all access to the �
pa:rcel is via S .W. Greenbu.rg Road which is beyond its "
;; ; design. capacity (6,000 A.D.T, wl�en dpveloped on 44 '
„ pavement widt:h) 1975 A.D.T. on S ,W. Greenburg Road �
�.rnm�diately west o.f the S .W. 98th Avenue intexseci;ion
,;
� ' is 6293.
F ;
11 . S .W. 981;h Avenue is a substandarcl street in ne�d qf repair
with narrow pavement width, no ci�.rbs, shoulders sidewalk5, ,
e�tc.
' � 12. Tri-Met bus sexvice is �,vailable an S .W. Gr�enburg. '
�h
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� ,; ].3 . A�though the density, i.f �wnership is limited to seniar
citizens con.forms to the NP, tYie site plan design is
sevsre�y inadec�uat�. , ��
�.
III . STAFF RECOMMENDATIONt ' `
Staff recommends approval of the dens:it� but add an axc�i�tect �
" to the design team, � �'
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,, STAFF REPORT k�, �
TIGARU PLANNING COMMZSSI01�
I'ebruary 7. , ��I:g77 - 7: 3Q P.M.
Twality Junior High School - Lecture Rc�om
14650 S .W. 97th Avenue - Tigard, Oregon 97223
��
DOCKET: 70NE CHANGE ZC 1-'77
REQt1EST: �Po amend an approved duplex planned development.
LUCATIQN: West side of S .W. 98th Avenixe, south o� S .W. Greenbur�.
APPLICANT: George Scott/Robert E. Meyer Engineering Company
I . BASIC FACTS :
1 . The site is designated "Urban Medium Density Residential"
on the NP II and zoned A-2 planned development .
2. The A-2 planned development zoning was established by �
Ordi.na:nce 75-15 in A4arch 1975 with the following condi-
tions:
i
"(a) ThQ property owner(5) shall c�edicate to the public
10 ft . of additional right-of--way paral7.�7. S ,W. 98th Street
and adja.cent the subject site. ';
(b} That the owner sign an agreement (non-remonstrance '
agxeement) stating his willingness to t�.ke part in a ��
�;o Local StrePt Im.provemex�t District for purpose� of im�- �
y provin� 98th Streei� . F,
' �
(c) Variances a.re gxanted from the �tand�,.rds of the �;
zon�ng code and subdivision code as specified in Exhibit P`
����� .
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(d) Site develapmein-� densi.ty wi11 not exceed the 7.7 ;
dwellirig units per acre as indicated on Exhibit "B" , �
t'.
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(e) If. within one year from tk�e ti.me of the planned de- S
�...
velopm�nt ap�roval substa.n�ial construction has not tak�n ;''
pla,ce, the Planning Commission shalZ review the district ±
at a �ublic hearing �o determine whether or not i.ts continua- �1
tion in whole or in part is in the public interest , as �
s�ated in TMC 18 .56.'170. If. the Commission re�ommends to
the City Council that th� p].anned development di.strict
should be removed, the A-2, multi.-f�,mily zone, �sha.7�J. aJ.so
revert back to its forr�aer R-7, single family designation.
(f) TYiat a standard mai.nte:nance agreement be provided by �''
the applicant, assuring the maintenance o� common lands:cape �.�
a:reaS shown on L+'xhibit "C'r . _:�
;
(gj That fencing b� provided along t�ie railroad xight-of- �°�
way to be approved by the Design Review B�ard' along with j
the approval of the firs�t building permit . " '��
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�` STAFF REPORT ��.., �t.., �
TIGARD PLANNTNG CONIMISSION `�
February 1, 1977 E
Page 2 S
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II . FTNDINGS : �
��
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l . The applicant is requesting preliminary review of a
planneci residential development in accordance with �':
Section 18 .56.020 of the Tigard Municipal Code to ''
amend the density limitation of a previous z�ne c;hange. '
2. Substan�tial construction has begu�i on the site wi,th �
�hree duplexes and the street in place. �
t
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3. The density of 8.E units/acre is within the maximum
allowable in an A-2 zone . j
i
4. The initial proposal was to create a duplex subdivisian i;
but it lacked useable open space tor r�creational pur- �
poses which is one of the st�.ted intents of tlle planned ;
d�velopment ord�..nance and required by Secta.on 18,58.G4Q ;
of the Ti�ard Municipal Code which would require 4000 '
sq. ft . of useable open space in an A-2 zo��es . The
adding of four addita.onal dwelling units only c�mpounds
the pxoblem af lack of op�n space. ;
F
5 . The original approva.l was based upor� the desi.gn concept
of a duplex subdivision with residenti.al amenties and Ci
� character associat�d with a s�.ngle family subdivision. �
_ The applicant 's request signifi�antly alters this in-
tended �ur,pos�.
6. S.W. J8th Av�nue is designated a loe.al s�;reet on the
NP II and is projected to be extended to the south to i
connect with S .W. �ommercia�. Street . Until. S .W. 98th
Avenue is extended, all access to the parcel is via S.W.
Greenburg Road which is beyond its design capacity ,`
(6, OU0 ADT whsn developed on 44 ' avement width . 1975 °'
p )
ADT immediately west of. the S .W� 98�th Avenue intersection ;;
is 6293.
III . STAFF RE�OMMENDATION:
r
Staff recommends denial bas�d on failure to fulfill the ;�
purpose of Chapter i8.56 (Planned Development District) of
the Tigard Munici�al Code. P1
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STAFF REPORT Y�` �
TIGARP �LANNTNG C�JMMISSION
AGENDA 5. 5
February l , 1977 - 7: 30 P.M.
� Twality Junior H�,gh School -- Lecture Roam
14650 S.W. 97th Avenue - Ti�ard, Oregon
DOCKET: ZONE CHANGE ZC 3-77
REQUEST: Preliminary review of a commercial planned development.
LOCATION: Southwest co�ner of S ,W. Scholls Ferry Road and S .W.
121st Avenue.
APPLICANT: Mercury Development Company, Inco /Joe Meats
D �& B Development Company/Commonwealth Properties
T . BASIC FACTS :
1 , The site is dPSignatec� "Comtnunity Shopping" on the Tigard
Community Plan.
�. 3. 5 acres �f the site was approved for a "Neighborhood.
Commercial Planned Development" .
3. Sectian 18 .56 .010 of the Tigard Municipal Code states :
"The purpose o� the planned c�evelopment district is to
providP oppor�;uni�ties to create more desirable envi.ron-
( ments through t�e application of flexible and diversified
land development standards und�r a com�rehensive plan
and program profes�ionally pre�arPd, The plann.ed de-
ve]_opment dis�;rict is inteYrded to be usec� to encourage
the application af r�ew techniqu�s and new technology to
comm�nity developm�nt which will result in superior livin�
or development arrang�ments wi�th lastin� values. It is �
fizrther int;ended to achieve econ�mies in land development , ;
maintenance, �treet systems and utility netwo�rks whil�
prflviding buildin.g gx�upings �or privacy, usable �,nd ' ;
ati;ractive open spaces, saf.e cir. culatioi� and the �en�ral ;
well-being of the inhabitants. �
,
1
4. The remaining seven ac.res is part of a recently annexed ;
28 acre parrel tkiat is sti11 zoned Sub�zrban ResiaentiaZ,
permitting one acre minimum parcel size. �
,
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TI . FINDINGS : �
l . This site is �he only commercially planned and zoned parcel` t
west of Washin�ton :Sq.uare on Schc�lls Ferxy Road. �
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2. The site is a. very visible loc�.tion on a knoll elevateci �'
abave the surrounding resic�ential property and will �unc- �
tioi� as the fo�a7_ point of th.e south Beaverton - northwes� `�
T.igard community. One of the �tated' purposes of the i
planned cievPlopment ordin�nee is to �ncourage neru te�h- j
niques and technalogy �tha�t will resul`t in a supera:or �
;
arrangement w�th lasting �alues. ;
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�, S'.l'AFF REPORT "�- ��
T I GARD PL,ANN I N('.� CO1�IM I S S I ON
AGENDA 5 .5
Febrtxary 1 , 1977
P�:g� ?
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- 3, The �ite plan as praposed is a strip commercial center
with its back �to the Tigard �ommunity . There are numerous
site planning deficiencies (see a�ttached memo for details) .
4 . �taff has had nu.merous meetings with th� applicant . We
;
have asked that design criteria, in addition to economic
factors, be given same cnnsid�ration but to no avail .
The attached memo is the resul�t of one such meeting. No
response to this memo has been reeeived.
III . STAFF RECOMMENDATION:
S�;aff �recommenc�s denial �f �the concept pl�n for �ailure to
�ulfill the purposes of the p�anned development ordrnance,
If the applicant wishes to reapply, stafF �uggests that
design criteria be cievelop�d with :��taff anc� the resultant
coricept plan be the result of following a normal design
�x°ocess.
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t�s ���-
,� STAFF REPORT
TIGARD PLANNIN� COMMISSION'
Feb.rua;ry 1., 1977 - 7 : 3C1 P.M.
f�; Twality Juniox High �chool - Lecture Room
�'� 1.�650 S .W. 97th Avenue -- �'igard, Oregan
DOCKET: 5-14-76
R,EQUEST: To create 15 lots in a R-7, ''Single Family Residential"
zone.
LOCATION: S .W. 97th A�venue, north of S.W. Murdock Street (Wash.
Co . Tax Map 2S1 3DC, T�.x Lot 700� .
APPLICANT: Waverly Construction/Harris-McMona�le Associates
I . BASIC FACTS :
l . The site i:s desi.gnated "Urban Low Density Residential" on
th� Tigard Community Plan �.n� zon�d "�,-7 5in�le Family
ReS�.Clerltia.l" .
2. �.W. �7th A�eriue, S .W. Mur�ock Str�:et , and S e W. Pemk�rook
�tr��t and S .W. 98th ar� a,ll designated local st�°eets on
the Tigard Community Plan .
3 . Sectian 17.28.110 o:f the Tigard Municipal Codt allows
cul-de-sacs �zp to 6C�Q ' in length but the Tigar�.� C�mmunity
, P1an limits that to 40Q ' . In the opinion o.f the City
�,;,� Attorne� the plan ov�rrides the implementing ordinanc�.
I I . FIN.DINGS :
l . The �.pplicant is requesting to cieat� 14 1.ots with a
mi.nimum 1ot size of 7500 sq . ft , in a R-7 zone . '
�
2. The site sl�pes up from the soutYleast �o the northwe�t ;
with an appraximate 4U ' change in elevation across the j
pro�e.rty. The �ite is pres�ntly hei.ng used as a �asture i
a.rea w:ith a smal� st�,nd of large Douglas l�ir �;nd. deciduo�zs ?
trees in the� n�rthw�stern area of the si�te. A 1louse is 3
r • �
located on the .�ite tat thi� ortio
b p n has �rroneously been
left out �f this platting. �
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3 . The s�trrounding lanc� use is subdivision lot; size resi.den-
tial area ta the west and south, large lots to the nor1;11 ;
and Twality Junior High to the east.
4 . View fram this site is to the east with a clear view of ' !
�
' Mt . Hood, the lotting �attern as propo�ed by tne applicant i
d�es not really tal�e advantage of this. �
5. The preliminary plat does tiat include the 150 ' 'b;y 165 '
paxcel in the sout�west c;arner parcel of the tax lU� ,
� although it is part o:� the tax lot �to be divided. `
6 . Tri�Mct bus service is a.�ail.abl� tYirougla t�ie Nuxa�ck - 9iih - �
i
98t;h connection . Staff has receivec� information fram
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STAFF REPORT � �
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� TIGARD PLANNING COMMISSION i`;
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February l , 1977
Page � ' ;
4,;
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residents in the area that Tri-Met buses as well as the
school buses have trouble negotiating that corner at "�
S .W. tviurdock and 97th. �,';
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7. Preserit �raffic circulation pattern in the area shows a
majorit� of. the traffic on the local streets in the area
go the 97th - S ,W. 114u.rdock Street - S.W. 98th Avenue route
whic,h is presently an inadequate tra�fic circulation
pattern which requires two 90 degree angle c�rners with
the only stop si�n on S .W. Murdock and 97th. I� should
also be noted that the driveway into Twa].ity Junior High
appears to be the extension of Murdr�ck Street . Staff has
received du.ring investigation of this subdivision numerous
compliants concerning the confusing situation whereas many
', p,eople have assumed the school driveway was an extension
of Murdock Street xather than making the corner on S .W.
�,
97th Avenue.
8 . The lotting pattern a,s proposed gez�eral.ly follows the
existin� street pat�tern in the area. An alternative
I which would greatl.y bEnefit traffic circulation pattern
in this area and eliminate a hazardous corner at Murdock
and 97th wauld be the Extension of �8th through tha parcel
with the S curve connecti.ng at the northeast section o�
the si�te with 97th, vacation of the ur�used right-o.f-way
�.,, of 97th and Murdack, the extension o� Pembrool� to line up
with an extension of S .W. 97th iri the southeast portion of +
this site . This alignment contrary to the applicant ' s
�estimon � on 1 4 'T'7 is ossible wi.t i t e s an r �'
3 / / p h r� h t da ds of
the Tigard Municipal Code. Without the exact location of
the existing house i�t;s disposition zs unclear . No showing
that this caiznot be achieved has been submii:ted.
9. The proposal includes a cul-de-sac for S ,IV. Pembrook Strest
with a 10' bike path/easement through to .i .W. 97th Avenue.
The �.ul-rle-sac as proposed exceeds �Lhe code limitation and
creates a poor access problem for lots 3 and 12; when t�e 'i�
bike path is added. The result is a driveway to a private =�
residence bein� utilized as a public walkway. Staff con- .�
curs with the stated need for a pedes�Lrian access way and �
due to life-sa�ety need.s and circulation patterns, S ,W.
Pem�brook S�treet should be extended as was originally in- {
tended and supported bq the Fire Marshal (see attached) . �
10. The bike path proposal appeara inequitable to lots 3, 12,
and 6 where a public access easement utilizes private
driv�ways and side yards. Since lot #4 lacks the minimum
parcEl siz� required in the zone a�d lot line modifica�ions f
will be necessary, the bike path should be pr.operly placed ,i
on land d�dicated to the public along with maintenance �
� respQnsibilit,y and as part of a throu�h street. j
,
:;
Securi�cy zeazures ot the Y�ixe �ati� should includc �. 6 ' 'y�
fence along lots 6, 7,12, 3 (also � and 13 if the cul-d�-sac �
is not extended) and a street light located at each terminus.
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STAFF REPORT ``�,:. � I
f TI'GAKD PLANNING CUMMISSION
February 1, 1977
Pa�e 3
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These features detract from the aesthetics of the future
resid�nts.
1:1. I+'res access for lot 10 is a potential hazard. The b�st
location for access is as far west on S .W. Murdock �tre�t
as the subdivision rode allow�.
l�. No mention of a str�eet tree pr�gram is m�ntianeci. 9
common street tree program in this sub�ii':vision would be
beneficial to the future residents .
13. Maintenance o� the plaxlter isl�.nd is not a public concern
but rather one of the ad.jacent property owners and the
mainten:ance should be agpropriately asszgne�..
;
14 . S .W. 97th Avenue, S.�V. 98th. Avenue and S.GV. Murdc�csk StxePt �
are nc�L to ci:ty standards. A h�,lf st;rePt itnprovement cvil.l <:1
achieve tY�is. l
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I5. If no realignmer.it is aalizeved l�t 4 is not the minimu:n
�
75Q0 �q. ft, lo�� size.
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16: It appears from tPie aexial photo that the Iotting pattern
� vi�Yates the rear yard set�iack a.n the R-7 zone for the hauseo �
. �__,<T T . �TAFF kE�OM1VlENI�AT I ONS:
�taff r�coinmenc�s approv�,l of a, lotting pattern vvhic:h r�a,ligns �;
S•�l. 97t�, 9t3tk� Avenue, S,W. Mu�dock Street and �xt�nds S.W, ±'
Pemk�.rook St�eet including tY�e fc�ll.owi.ng; �'�
�'v
1. The plat boundary include aIl c�f tax 1ot 7Q0 as shown- �:
�'�.
on Washingtcan County Tax Map LS1 3AC. ,:�
2. The eastern edge o� the 30' c�r:ive�vay app�°oacYi f�r iot 1Q �3
,,,.
� be no fur'ther than 35; from the weste.rn lot '?ine, ''"
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3. Street �rees in accordan�� wi;th the Design R,eview Board `�i�
.�
ap,�r.oved list be pl�,ced along u,W. �7th Avenue, S .W. ':`
� 98�th Avenue ancl S.W, Murc�ock Street. i::l
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PUBI,TC ��JO�KSIiOP OI�T HOUSIIVG IN THE TIGARD COP�'�Ii.1T�dITY �',
� SUI�ZA RY �.
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�,
The public workshop on housing was held an ��Tednesday, Jarivar�r 19, �
l '� at Tw�litT Junior Hi h Srhool as part of the housing work �'
9 17 g _
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sa?��dule approv�d by the Citizen Commi-ttee on Involvement. Natice
• of the meeting, reqUes�ing citizen p�rticipation an�. emphasizing the E�
i_mporta.nce �f the w�rkshop, was mailed to 108 indzviduals and graups ;;
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includin�;: t
A11 1�TPC� Member� f:;
Cn-Chairmen af CPG �4 �{
I,ocal lending institutions
Adjacent municipalities and P1�nning Depar�tments
I,ocal hume cons�;ruction industr.y trade associations
I,oc 1 nd acl 'acent saeial ��,rel�'are or anizat?ons
a � �
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-� enc�es
�I�
st �e and _f�dera.l housin a
I,ocal, ad�acen-t S a , g �
?�u�lic annotzncements o�' -clle kTorksha . a_ pearPd in the Ti�ard Times
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and Canu�unit;v Fress o
A �ot�.l of' �i�teen (16) individuals �ttended the �aorkshop, of whic?Z
t��ro (2) �tiere representatives of�l�e home construc-tion inc�ustry�
The r�st; ti,Tere local residents, ��
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Proceedings o�' tne vaorksl�op were �t�.�ed, anc� are on file in T1g�rd !:;;
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G i t;� :'-i�11. `:;';';
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��t�r sta-ting the �urpose of the meezing, �the sc?zedule of .�uture l�
nublic� mee�;in�s on housin�;, z�.d t1�e general procedu?°es a�' the workshor�, ��
-t17e s�ta�'_f vrer��t o�c��e� tl�e �tate (LCDC) �o�u�ing �o�l, wl�ich was ��lso °,�
printed on the agendae The staff Pr,esented the result c,f its re�earch �°�
i2�to 1oca1. Mousirg Gon�itions in the form o�' a problers statem�nt f��
that h�using �s toa co�tly �.nc? nften un�v�:ila�le for ��:�n�r seeking ' �j
, r
ho?�es in the Tigard area (eg. , those w�rk?ng .in Tig�r��� This �,ras r,
�'ollowed by in?o.rmatzon documez7ting the rau�i�g �itua-�ion and some ; r
o�' its �prizr�ary causes. Ti1e staff idei�ti�'ied fizTe Problem areas which ��i
��i� be infl�uenced by the pl�.n.r!ing pr�ocess: �;j
1. Go�veri-���en� con��ols � � �
2. Singl.e-famil3T 'ZOUSing costs
3. De�and for multiple-�fa�ily housing , "
d, . �xisting lzou�in�; coi�servatian `
5. Special group riepds (eg. , eldez'�Y9 v,�amei�, disabled, minorities) � '
s ,:
s;:
Fach o:� t?Zese ps�oblem areas (with t?�.e exception. o�' �;`s 4 arid 5, ��r F;"
�h?�ich tl�ex�e ���as not su:��icier_t t�_me) ��aEre �thein �'ncussed. up�n one at ';
a timeP with a sta�f probler� stat�nent ar_d lis-t ofi poss�ble rem�dies. �'.
Coi.nrnerits were solicited an the prabl�m �nc� remedies, �nd al'ternative '
p?�oblem�, an� remedies were su��est�d by those in a�tendance. �;
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Generall�T, public renarks at the worlcshop mi�ht be �'airly summarized r;
as follows: • . i!
j6
I,ocal residents were most concerned about the potential impact !
of 1ow-cos� ?�ousing on the crime rate (e�. , vandalism) and �''
neighborhood quality, the effect oT increased population on `;
the schools(and there�ore, property taxes) , a.nd the community
involvement of renters (�g. , ap�rtm�rit dwellers) . �'�
There �ti�as disagrePrnent over the desirability of more multinle- �'
far�ily units (mainly apartmen�ts) . One resident fel c that -
people t�rho n.ad ���o live in apartments shou.ld live in o uher �+
com�nunities (eg. , Beaverton) , but another reside.r�t �bjected �'�
that this attitude was not rig�ht. A developer said that densi ty �'
is not the issue; • auality of �ulti.ple-�'am.il5r developnents k'
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is the issue. �;:
There was gen.eral suppo.rt for smaller lot si�es (5,Q00 sq.
f�,. or even less} . A developer also listed several other
subdivision-zoning requir�ments as being e7pensive and un-
necessar3r (eg. , setUack require.nents, stand.ard curbs as opposed
, to roll curbs, street widths and sid�ti�alks on quiet or dead- ,�
end residential streets) Some of th�se were supported by �
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the comrnents of otl�ers.
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�- T}�ere was general sup�ort for allovring mobile home park5 or �,
subdivisions giv�n the ouality of current ma.n.ufactur�d
homes. These wer� contrasted ���ith the undesirable c�aract�r �`
of "trailer courus" common iri past vears. '�
Ther� was general support for attached �single family llomes �
(eg. , duple� - 4 plex) . mhese l�irlds of i�nits were re�arded };
as a very popular (in demar�d.) 1�lousing �pportuni�yo �:;
A devel�per ��as opposed to a reou�rement that a cert�in pe.r- �',�
centa�e o�' low cost units be provided in a developm�nt, sinc� t;
�- , u�d sh awa fron the ��
o�' the n�her units wo _
po �entza]. buyers Y Y �,
subdivision. ��
In�illing was regarded. as tiTery desirable, bLl'� perhaps econ.omically �;
infeasible and not capable oz providing many additional 3�
housing units. I.
Ei
Subsidizecl low-cast construction was .regarded more ne�ativel5�� !;
t�1an apar�t�ents. �
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The staif found the workshop to be valuable in p?��oviding a.n indication
o�' comnunity sentiments. Alternative housira� �nolicies have b��n
c�rafted �Lo incorpr�rate these concer�ns.
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A GEI'�?Dl: � �;
�• TIGARD �'I,ANNING CC�I'�1.MISSTON STUDY SESSIC�N �N ?30USING �
�m ,7anuary 25, 1977 - 7: 30 P•��i• .
�'°�
Tt�rality Junior �-Iigh School - Zecture Room �
14650 S.?�'. 97th Avenue - T?gard, Oregon ��
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l. CAI:L TC� OR��R: ' �''
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2. ROZZ CAI,Z: �'
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3. STU1�Y SE�SIOI�T FOR'�AT: f.
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T. Introduct�on C:
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1�. State Housing Goa.l (plus Federal requirements, CRAG ''
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objectives, anci �tiTashington Coun�y ppLicies) f�;
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B. S�ta�'f Resea.rch (data collection, surve�s, etc. )
€:�
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C. Public Involvem�n�; `�'
E;'.
l. Coordinating v,jUrkshop with dther jurisdictions p,
2. Public ��lor.kshcp ��'
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D. Comir.g F'lannin� Comrnissian Hea.ring ��
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l. 1��ritten staif' reno .rt on IZOUSin� 4;
a. �,aork t�� be com�leted �
IT. Bdsic �Iausing P�obl.em: Housing is tao costly and o?ten ur_-
�vailable for many who desire ta li�cr� in Ti��rd (e�e , wage �'�
eai•�nErs worYing in the community) . ���
�!.�,
fi. S�me Fvidence �'
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1. Sin�le ?amil,y home cast ;
2. Hc�using need sur�vejr "
�. Vacanc� rates
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Ba Some C�uses
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1. P,apid. population �re�wth �4
2. Sma3_1�r housPhold size {4`
'�. F�iail�?� cos� of la.�d � � � �,
4. Iz�creased �xPec�at�ons �;
5. Other �'
III. Specific Prc��alems and Alterna:tive Policies - Handota� . �
Prablem• �
Policy I
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Yroblem: �
Policy II �
Yv11C'�J 11'1
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]_Q - HOUSING
��(.
GOAL:
To provide .for the housing needs o� citizens of_ the state.
BuildabZe ]_ands for residential use shall be invQntoriPd
and plans shall encourage the availability of ad�quate numhers
ot h�using units at price ranges and r�nt levels whicri are
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commensura.te wit.h the �inancial capabilities of Or_gon ho e
h�Ic�s and allow for flexibility of housing locati�n, type and
deiisity.
]3U7-'I'�DABLE LAP1D5--refers to lands in urban and urbaniza?�le
areas that are suitable, availa�le and necessary �or
residential use.
Ht�USEHOLp-•-refers to anP_ or inore persons occupying- a- single -
housing uni.t.
� GUIDELINES:
A. PLAIVNING:
l, In. addition to inventories o� builda�le lands , housing
,_� elements of a aomprehensive plan should, at a minimum, �
( incluc��: (1) A �omparison of the distrihutian of the �
e�isting �opu.lation by incarae with the distributio.n of_ �
available hausing units by cost; (2) a determinatinn o� �
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vac�.ncy ratzs, both overall and a•t varying rent ranges ;
and cost levels; (3) a determinatian oi expected housing
demand at varying r�nt range� and cost levels; (4) alloca° �
ancE for a variety o� densities and ty�es o� resic�eric�s in �
each com?nunity�; and (5) an inventory of sound housing in j
urban areas including units capable of heinc� rehabilitated. �
?_. Plans should be develotaed in a manner tnat insures th� i
pravisian of appropriate tv�es and a,no�unts of .land within
urban growth �oundaries� Sueh l.arid sl�auld be ��cessary
and suitable for housing that meets the housing neEds of ,
househalds �f all incom� levels. �
3 . Plans shotild provi�e for the apprnpriate type, location
and phasing of puhlic facilities and services sufficient
to support housing development in areas presently developed �
or un�ergoing dPVelo�ment or redevelopment. �
4 . Plans providing for housing needs shou].d consider as a �
major determinant the carr�ri.ng capacity of the air, land I
and w�ter resources �f the planning ar�a. The land con- �
servation and develo�ment actions provided for by such , j
I � �,` plans should n�t �xceed the carrying capacity of such �;
t � re soui ces. ,
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B. IJ�IPLEI�IENTAT ION:
� l. Plans shou]_d provide .for a continu.i_ng review of housing �'
need projections and should establish a process for �
accommadating needed revisions. �
2 . P1ans should take into account tn.e effects of �tilizing �
.financial incentives and resources to (a) stimulate the
rehabilitatian of substandard hc�using c�rithout regatd to �
the financial caPacit� of the ovan.er so long as benefits �
accrue to the occupaiz�s; and (b) br_ing inta compliance
with codes adopted to assure safe and sanitary housing �
the dwellin.gs of_ indivzauals �ra'no cannot on their own `
af_ford tn me�t suc� codes. �
,�
3. Decisions ori housing develooment pro�osals should be �I
expedited t•�hen such proposals are in accordance with zoning
ordinanc.es and u�ith prov?;sions c�f com�rehensive plans. j
4. Ordinanc�s ancl ii�cen�ives should k�e used to increase
pop�alation d�nsiti�s in ur}�an areas taka.ng inta cc�nsa.der- �
ation (1) key' f�cilities, (2) -the ecor?omic, environmental,
social and enerc�v c�ns�quences o£ the propoGed dens:ities
and (,3) the �ptimal use nf existing urhan land particu-
larly in sectioz�s containing signific:ant amount� of
unsound substandard structures.
�' S. Additional methods and devices .far achieving this goal �
shouln, ait�r_ consicieration o� �the impact an lower income -
house}7olds, in.clude, but not be limited to: (1) tax in-
aentives and disincentives; (2) biailding az�d construction
cc�de revision; (3) zoning and land us� controls; (�) sub-
sidies and loans; (a) fee and less-than-fee a�quisit.ion
techniauPS; (6) enforceine�zt ot local heal.th and safety
costs; and ('7) coor�ination of th� d���elopment �f urhan
facilities and services to dispPrse lo�a incorne housing
throughout the planning area.
6. Plans shauld provide for a detailed manag�ment program to
assign respective implemPntation roles azid res�onsi-
bilities to tnose governmPntal bodies operatirig in the
planning area and having inter.ests in carrying out the
goal.
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�° Rural Area boundaries shall be a cooperative process
betwe�n the Co�.umbia Region Association of �overnirrents
and affected cities and counties.
b. Urk�an Inventory. For Furposes of establishing initial
urban growth boundaries, "Inventory" shall mean an
identification and quantification of vacant land five
(5) acres ar larger within LTrban p_reas.
c. Fconomic Monitoring. Procedures sha11 be adopted by
the CRAG Board to pravide monitoring of the ecoriomic
and related social impacts of th� urban and rural
� growth boundaries.
d. � Natural Resource 7nventorY. , For purposes of establish-
ing initial i�Tatural F.esource �reas, "Inventory" sha11
mean an identifiratian and quan'cification of agricultural
and forest land. based on data available frnm the Soi� .
Conservatic�n Serva.�e, U.S. Department of Agriculture.
e� Agricultural and Foze�t Lands in Rural �rowth_Boundaries.
linless exempted thro�qh the exception procedures of �
LCDC Goal 2, Part II, �qri.cult�ural or fores�t lands
within desi.gnated rura�. growth b�unc3aries shall be �
preserved �nd m�aintained for farm use or conserved for �
forestry.
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f. N!ineral and Aggr�gate ReSOUrces. Lands cantaining
mine:ral �nd aggregate �esources shall be inven�.ar.ied.
mhose mineral and aggregate lands that are not in
conflict with the pu.bl.ic need for the preservation �f
other natural resources shall be ident�a.fied and conscrved
to i�he ext.ent determined ne�cessary to suppoxt future
c�evelopmen�.
g, Hazard Areas. Lands subject to natural disasters and �
hazards shall be identxfied and inventoried for purpases
e�f preventing loss, dam.age or destruction. of life and �
� proper.ty by limiting uses to those compatible with the �
c�aracter of the natural. �isaster or hazard ar�as. �
' h. Re�ource Lands and Hazard Areas Within Urban c;rowth Baund- 4
arie�. Lands within urban growth boundaries designated '(
for pr�servatioza or conservation of mineral and aggregate �
resources or �for protection �rithin hazard areas sha11. �
not be included in lands calcu�,ated to meet urban f
population need. �
OBJECTIVE VI . HOUSIrJG
� SFC7.'ION 1. SUBSTANTIVE OBJECTIi7E� '
' �� ��,� �rt c�f 7��.nd Use Gla�s�.f�.�a�a.ons. Reqic�zaal housing ,
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planning shall support development of a variety of
�,�.
housing types, price ranges and rent levels appropriate
to Urban and Rural land use classificati.ons.
b, Provide �ousing. The Regional Plan shall promote
adequate hous�ng construction, rehabili�tation and
rnaintenance of existing housing.
c. Housing Choice. The Regional Plan will promate public
policies which will encaurage a diversity of housing
types and optimum utilization of housing resources to
meet the needs of all segments af the population.
d, 5 ecial Need Grou s. Provision �f housing for population
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e and
qroups with special needs, such as low incom
disadvantaged persons, shall bP pxomoted by the public
sec�or and encou.raaed in the pri�rate sector. -
e. PJeighborhood Preservatian. Policies c�esigned to pres�rve
arid enhance the character �f e�ist:in.g resid�nt�.al
neighbnrhaods and commuriities sha.�ll be promotedo
f. Diversit�. Innovative site planning and aesthetic
housing design shall be enc�uragerl in order to provide
visual diversity and i.n.terest, foster social and economic
choice, preserve special eziviranmental �eatures and
� offer a variety of resirlential building t�pes.
q, �uild.able Lands. Lands far housing skaall be designated
whiah are both compatible with land uses in Ur_ban �re�s
az�d convenient to commercial ancl industrial cent�rs,
adequate existing or glanned transportation facilities,
recrea�.ion apporturiities and schools.
SECTION 2. PROCEDURAL OBJEC`.['IVES
a. Icientify Bui.ld.able Lands az�d ExiSting Nousing. The
regional agency �hall actively pursue th� cooperation
of local planning agencies in inventorying builaable
lands and existing housing and �+appinr� builda.b;te lands,
giving consideration to appropriate housing typ�s.
b. Identify H�nusin Types. Th� regianal agency shall
actively pursue the cooperation of �ocal land use
planning agencies in develcaping and utilizing procedures
for determining the need for various housing types.
c. Survey of Needs. The regional agency shall actively
ursue the coo eration of loczl laz�d use planning
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agencies in assessing communxty housing need, identify-
ing special categories of need and establishing policies
� which will fulfill such needs.
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