Planning Commission Packet - 02/15/1977 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PLEASE NOTE: The original paper record has been archived and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.
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. AGENDA
TIGARD PLANNING COMMISSION
February 1�5, 1977 - 7:00 P.M.
� Twality Junior High School -- Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon
1 , CAI�L TO ORDER:
2. ROLL CALI.,:
3. APPROVA� OF MINUTES :
4. COMMUNICATIONS:
4 .1 kIOUSING POLICY
Review and recommend housing policies to meet tlZe adopted j
state housing goals. !
4 .2 C(3MMTTTFE FOR CITIZEN INV07aVF14IFNT (CCT}
Establish memb�rship ratio of resic�ent and bu�iness repre-
sentation for NPO #6 and #7.
Establish a citizen involvPment program under the Economy
and Urbanization goals as they pertain to the City' s
L.C.D.C. planning c�mpliance schedule.
�;�,,,.,, 5 . PUBLIC HEARINGS :
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5. 1 CONDITIONAL USE CU 1--77 (Tigard Motors) NP� III
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A request by Richard A. Cooper to Iocate a used car lot �,
in a C-3 (G�neral Commercial) zone �n S .W, Pacific High-
� way north of S .W. Gaard� Street . (Wash. Co . Tax Map 2S1
3DD, Tax Lot 1000) .
5.4 VARIANC� V 1--77 (Gin�erbread Goi;tage) NPO I
A rEquest by Ann Voy/llamrei� fo.r a variance to the
parliing requirements of the Tigard Municipal Code in
i a C�3hq (Main Street Commercial) zone at 12185. S.W. ;
Main S-creet . (Wash. Co. Tax Map 2S1 2AA, Tax I,at 5300) . �i
5.6 SUBDIVISION S 1-7'� (Launa Lynda Park) N�O VI � i
� A request by Marie Reiling tp create a 30 lot residential 1
subdivision with an average lot size of 9,250 sq. ft . in ''j
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a R-7 (Single Fan�ily Residential) zone at S,W. 3attler
Road and S .W. Alderbrook Driye. (Wash. Co . Tax Map 2S1 �;1
11AC, Tax Lot 2800 and 28d1) . a
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5 . ? MINOh LAND PARTITION MLP 7-?6 (Kelsey) NPO II �..1
� A request for a r�h�ea�ing by Marvin Kelse ta ` ��'
a .65 acre parcel into two lots on S .W. Grant Streetion , I
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southw�st; of S,W. Johnson Street . (Wash . Co. Tax Map 'I
2`S1 2BF3, Tax Lot 18Q1},. � ���
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, TIGARD RLANNTNG COMMTSSION
February 15, 1977
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5.5 VARIANCE V : 9-76 (Kelsey) NPO II
A request for a rehearing by Ma,rvin Kelsey for a variance
to the minimum access width for proposed duplexes on S .W.
Grant Street southwest of S .W. Johnson Street . (Wash .
Co. Tax Map ZS1 2BB, Tax Lot 1801) .
5.2 CONDITIONAL USE CU 26-76 (Kelsey) NPO II
A request for a rel,learing by Marvin Kelsey to locate two
duplexes in an R-? (Single Family Residential) zone on
S ,W. Grant southwest of S.K'. �Johnson Street . (Wash. Go .
Tax Map 2S1 2BB, Tax Lot 1�01) .
5.8 �UBDIVI�ION 5-12-76 (Merestone) NPO VII
A request iay A11an Pa�esson to create a 13 lot subdivision
with an a.verage lot size �f 7500 sq , ft . on S.P7. 12Ist
�out.h of S .W. Summercrest Drive. (Wash. Co . Tax Map
7,51 3�C, Tax Lot 1100) .
5. 3 CONDITIONAL USE CU 36-76 (Pater�on) NPO VII ;
A request by A11an Patexson to locate twa duplexes in a
� R-? (Single Family Residential) zane on S.W, lZlst .
(Wash. Co . Tax �tap 1S1 34C, Tax liot 1100) .
. 5.9 M-1.-7? (Merest:pne) NPO VTI
A request by Allaz� Patersc�n for a �lo�d plain fi.11 �ermit
on S.W. 121st in a R-7 (Single Family Res�.dential) zane
(Wash. Co . Tax Map �.51 34C, Ta:x Lot 1100) .
G. OTH�R BUSINESS:
7. ADJOURNMENT:
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MINUTES
TIGARD PLANNING COMMISSION
F'ebru.ary 15, 1977 - 7;00 P.M.
�-�` Twality Junior High School - Lecture F�ooin
14650 S .W. 97th Avenue - Tigard, Oregon
l . CALL TO ORDER: The meeting ��.s called to order at 7: ].5,
2. ROLL CALL : Present : Wood, Popp, Tepedino, Moore, Phillips (left
after Item 5 .E3) , Nicoli (entered after th� approval
of minutes)
Excused Ab�enre: Sakata, Goldbach
3, APP�,OVAL OF MINiJTES: Wood moved and Tepedino seconded that the
minutes be approved with the following corrections ;
Page 4 - that the motian be based on the �ollowing findings :
- inability of developer to present evidence that he
could bui3d �n the si�te wi�t;haut causin� floodzng of
adjacEn�t lots
- 1;hat sew�,ge source had not been identified and no
Pvidsnce that it could be removPd and might present
f a health hazard
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Page 8 - first �aragraph read - unusual hardship would be ;
�,,w, placecl on the neighborinb properties as �ar as
traffic sa�fety if the cul-de-sac was not allowed.
4 . G�biMUNICATIQNS:
4 . 1 HOUSING POL'ICY
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o Review and recommend housing policies to meet tY�e adopted �
state housing goals. �
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a John Laws, L.C.D.C. plann�r, explained how �taff arrived �
at thP preliminary housing palicy. ;
o Larry Svart, L.C .D.C . , read policies 1 - 4 .
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Public Testimony: None
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Nicoli rnoved and Wood seconded to accept policies # 1 - 4 . ;
The motion was approvecl by unanimous voice vote. �
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o Staf� read policies # 5 - 8.
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Public Tes�imony :
� Georg� Schenk and Bibianne Schekla q,u�stioned polic,y #7 and #ti.
� o Woc�c� a:sked wl�ethe.r #6 s�ould be read to enc�urag� in-fil.ling.
Phi7,lips mo�ed and Nicoli seeonde�i to approv'e policies #5 - 8.
The mo:tian was approved by unanimous t�oice votP.
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� MTNUTES ��. `�_, ; _;
TIGARD PLANNING C'O1V�MZSSION ` '
February 15, 1977 �;
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o Staff read policies # 9 - 14 . `� i
o F�hillips asked that any policy ctealing with lot size,
d�risity, group living arrangements be submittsd to the
citizens of Tigard in the f�rm �f referendum, in particu-
lar proposal 12 and 15. ;
Public Testimony:
o Bibianne Schekla stated that br��.d statements such as
proposed could brin a multi�ucie _
g o� r.�ob.lems I
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cular lot sizes, location, and Tigaxd's "�air share" of
subsidized housing.
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o Staff stated that public hearing�s would be held in the
normal process for any development proposal .
Nic�li maved and Phillips sECOncied to accept policies #9; !
lQ, 11, 13, and 14 and to stril�e #12 .
�,�"�' The motion fai]_ea in a 3 to 3 -rall call vote with Wood,
;' Papp and Moore dissenting.
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� Commiscion Discussion on policy #12 .
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P�Ioore moved and Wood sPCOnded to approve policies #9 - 14.
The motion failed in a 3-3 voice vote with Nicali, Tepedino
and ]Phillips dissenting.
Wood moved to app�cove 9, 10, 11 , 13 and 14 a.nd table #12
until a �ull a�tten�iance mePting.
The motion w�,s appraved by unanim�us v�ice vat�.
Staf� presenteci policies #15 and 16 .
Discussion on single f�;mily vs, mul�ti-�amily.
Discussion nn policy #15.
I'ublic Te�timony:
o George Schenk submitted tes�imony in favor of policy #15.
� Moore mover� and Tepedino seconded to approve po].icies #15 and
�� #z�.
The motion was approved in a 5 to 1 voice �vote with' Phillips
�� dissentir�g.
Staff presentecl policies #17 and #18 . i
Nicoli moved and Wood seconc�ed to a�prove #1'7 and #18.
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�' TIGARD PLANNINC CON�1v�1SSTON ' �
~ Feb'r.uary 15, 1977
P�,ge 3
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a Phillips asked that #18 be allowed through a variance
praceeding.
The motion was appr�ved by unanimous voiee vote.
o' Sta�t �resented policy #I9.
Public Testimony:
o Bibianne SchFx:�kla subznitted testimony on policy #I9. �
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Commission Discussion on policy #19 .
Tepedino moved and Nicoli seconded to approve #19 striking �
th� wc�rds "demolition shall �e subje�t to review. "
The motion was ap�?'c�Ved by un�,z�imous voice vote.
Staff presented policy #20.
Commission Discu�sion an #20.
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Ptiblic Testimony :
�,� o Bibianne �checl�la opposed #2d becaus� of a possible
enforcement policy.
Philli.ps moved and Nicoli seco�ded to aelete policy #20.
Th� motion was a�proved b,y unanimous voice vote.
o Dick Bolen xequested that Planning Cornmissi�n forward
the polici.es onto City Coun�il �nd leave #12 to their
discretion. Uetailed minutes of the Planr�ing Commi.ssion
caneerns on #12 would be enclosed.
Phillips maved arrd Moore second�d that na new business :s�e
sub:cnitt�d af�ter 11 : 00.
The motion fail�d in a l to 5 vote with W�od, Po:pp, Te�edino
and Moore dissenting.
5. PUBI,SC HEARINGS :
5. 1 TIGARD MUTORS _
� A request -i,c� locate a used car s;ales operation in a G3 zone.
A. Staff Report : Read b'y }�olen.
�; R: A�pl; ��:nt '� prR:cArta±;�r ;
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George Schenk presented differen,t px�op.osals for surrounding
parcels iri r.elatiox� to the car 1at .
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TIGARD PLANNING COMMISSION �:`'
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February 15, 1977 � ,
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C. Public Testimony : �:.
o Bibianne Scheckla atated that NPO III had not met �;;
on the request and that it did not comply with NPO `""
III policy .
o Shixley Nestler, adjoining property owner, stated '
that a used car lot would devalue hFr property plus ' '
cause drainage and traffic problems.
o Cooper, applicant , stated that an,y sewage would �e
self-contained, that other site: had been studiec�
be:fore selecting this sit� .
o Staff informed the Commission that NPU III had re-
ceived meeting agendas.
D. Staff Recommendation.s :
` Staff recommends denial .
E. Commission Dis�ussion:
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�� o Nicoli stated that if t�e conditional use were permitted
it should be reviewed yearly . '';
o Mo�re stated that the use would be in conflict with `�
NPO III .
o Discussuion on NPO II7 policy and tr�,�fic pra�lems .
Nioore rrioved and Pop� seconded to deny the pr�posal based �:;I
on staf� findings. ;;;I
The motion tailPd in a 3 to 3 voice vote.
'6Uoad maved and Mo re e onded to ta P I '�
o s c ble untll N O II
could review th� project . .��
Nicoli asked tha� 1;he appli.cant consic�er a cc,nditional
permit on a yearly basis . ° ,�
The motion was approved i.n a 4 �:0 2 ro11 call vote with 'I
r Tepedino and PYiillips diss�nting, t;j
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Nicali requesteci that staff pres�nt optional conditions ���
fox appzova], with staff reports when it recammends denial . ��
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�'�; 5.4 VARIANC� V-1-77 (Gingerbread C�attage) �
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A r�quest �or a variance t� the parking requirements oF -�lae �^'
Tigard Munic,ipal Code. �M.�
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A. Staff Report : kead by Daniels `.'�
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'�• TIGARD PLANNING COMMTSSION
February 15, 1977
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B. Applicant ' s Presentation:
Ann Voy presented a proposed plan _for remodeling th�
house .
Lionel Domreis, owner, stated that there were two
separate businesses and should n.ot be considered togetl�er
and that both werP necessary financially.
C. Public Testimony : None
D. Staff Recommendations ;
Staff reeomm�nds approval with the �ollowing conditions :
1 . Tp�a� the existi:ng curi� cut be closed o�f and addit:i.onal
�n street parking be cxe�tecl w%thin six months uF the
time o�f oc�uparic.y, The six munth peri�d is t� pr�vide
for relocation oF the detail sh�p presently occupying
the site .
t`�� 2e That the existing tree on th� site not be removed
p without Design Review Board ap�r�oval .
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3. The entrance p�rtion of. the structure be brought into
can�ormance with tl�e U.B.C.
o D�mreis protested sta:��£ recommendations .
E. Comcnission Diseussion :
o Phillips questioned l,ease ar.rangement with the dei:ail �
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shop. Owner replied that it �vas on a montYi to month �
basis .
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o C�mmission discusszon on non-con.fc�rming use and parking �
problem. `
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o Tepedina stat�d that Gingerbxead Co�tagP would be an �
asset to the downi:own area, �
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Moore moved and Tepedino seconded for approval with staff �
conditian #2 . ,
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Z'he motion was approved by tananimous voice vote. �
�� 5.6 LAUNA LYNDA ;
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�'' A request t� create a 30 1ot subdivisi�n wi�th an average lot' �
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�� size cf 9250 sq. ft . in a.n R:-7 zon�. �
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A. Staff Report: Read by Daniels . �
B. Applicant 's ,Freseretatian; l
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Errol Gaa^r, Wilsey & FIam,, presented the proposal. �
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�� TIGARD PLANNING CI�MMISS ION
: February 15, 19i7 �
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G, Public Tesi:imony:
o Buz Marsh questioned dedication effect on adjoining land.
o Mr. Sta11 expressed concern over lots 15 and 16 whose
rea.r. yards would face his house.
o Errol G�.rr proposed changing house orientation af lot �
16 .
U. Staff Recommendation :
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Staff asked that conditi�n #1 }ae deleted and asked for
approval �vith conditions :
2. A half street improvement to city standar.ds for S .W,
S�.ttl�r Str.eet be proviciecl,
:3, Any g��.ding to lots 20, 22 and 23 be approved b,y sta��
to assure protec�i.on af the pancl area.
�y 4 . A 1 ' street plug be dedicatecl �o the city for street "EP' .
��P " 5 . Street trees in �.ccorcianc� with the Design Review B�arci
approved list be placed along all stxee�s in the clevelop-
ment and alon� S .W. Sattler Streel; .
6 . Direct aceess from l.ots l, 2 and 30 be prahiuited on
S.W. �attler .
E . Camrnission Discussi�n:
' Tepedino moved and Nicoli sec�nded to approve the request
with staff concli�tions 2 �through 6.
W��od asked that th;� motion include tlzat th� h��use on 1ot
�5 he fa.c�� toward "A" street .
Mc�are asked t;hat the access for 1ot .16 be on the cul-de-Sac . �
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Tepedincr a,�re�d with the additions. '
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Th� motion was approved by unanimous voice vote. �
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5. 7 MLP 7-76 (Kelsey) �
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"�- A request to paxtition a .65 acre pareel into two 10,000 sq; ft .
lots in an R-7 z�ne. s
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�� �. Staf f P�epo rt : Pi esented Uy Dan�:els %
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B. Applicant 's Presentation: �
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Marvin Kelsey stat,ed tha� the driveway'would be 7.0 ' 2.5" '
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February 15, 1977
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from the foun�ation of the house. The minor land partition
was necessary for .�uture sQpa..rate� ownership.
C. Public Testimony : None
D, Staff Recommendation:
Sta�:� recommerid� tabling unti� a Iotting pattern utilizing
a,ccess onto S .W. Joxinson Street is developed with adjoinzng
property owners.
o Kelsey stated that the item had been tab.led fau.r �times
and hP woul.d be willing to agree to any street pattern
acceptable t� Planning Commission .
o Sta�f pxesentec� a�proved plan for adjoinin� prnperty and
street pa�tern nrient�.tion .
F. Commissian Discussion :
�� o Discussion c�n 7_otti.ng pattern and future development of
� the site .
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., o Moore sta�;ed that the applicant shauld �ind a repre-
sentative in the Tigard a�ea ta negatiate street alig�iment .
o Popp aslied that prior conditi�ns b� sai:isfied beforE
f urther r�view.
P�pp moved and Phillips s�conded ta table the �ro,posal with
sta,�f rerommendation and wi.th s1;a.ff and ap,plica.rat settling
prio� c�nditions k�e.f.ore the next hearing.
�'epedino asked that the ap�licatifln b�: denied sc� the
applicant w�uld know his exact posii:ion,
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The motion fo� tablin� was approved in a 4 tso 2 ro11 call ?
vote tvith Moore and Tepedino :3issenting. ;
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Sta�� in�ormed the Commission that becattse MLP 7-?6 had: not bEen �
approv��d V-9-76 and CU 26-�76 were no l��ger a�iplica}ale. s;,
Phil�ips excused hims�lf from the meeti.ng. '!
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5_9 M-1-77 ��
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• A request for a sP�cia1 permit to place fill witYiin �he flood ``
plain. �'
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� A. Sta,�f Report : Read by Daniels x;�l
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o Staf:f presented �lood p"lain maps adoptecl by the City. ��
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B. �pplicant 's Presenta�;ion : .,�
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Page 8 �
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Jirn Harris, Harris & McMonagle, stated that houses cou.ld �
be built �vithout �load plain fill but for laackyard areas . �
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C. Public Testimony: �
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Mrs. ChrYStensen, property owner, expressed concern over
proposed fill and the g.reenway system.
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D. Staff Recommendation:
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Sta.ff xecommends approval af a �i11 concept with the
foll�wing conditions :
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1 . The contours in the northwest corner of the site matcli
th� contours nuw existing on the ad,jacent property . ij
2. Th� excavation and fi.11 a.reas be landscaped with suit-
able groundcover tr� provide adequat;e bank stabilizati.on
the t e ta be a roved staff o
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3 . A deta.iled grading p:1an witla cross sections of lots
�" 6--13 and report pre�ared b,y a p�ofessional engineer
�• with demonstra,ble �xpertise in hydrology outlining
,�. the effect� af trie alteration and speciFically address-
`�y ing the following poi.nts: �'':
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- watex storage vo�ume, water surface level9 speed �
�f f]Low and veg�tati�n �;
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be submitted a�d revie�ec! by the Directo.r of Public
Wc�rks prior to final �lat approval of N�erestc�ne.
4 . No finis� floor elevation, be less than 171 ' mean {
sea level .
o Popp questioned fload plain infc�rznation and effect on
adjoining property.
o T�peclino asked if increased development run off had �y
be�n consider�d in the p1an.
o I�an Bealer expressed concern for property �djacent to ,i
the two porids and wat�r quality, a:nd stated that above
axeas should be d�veloped be�ore the lower parce.ls .
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E. Commission Discu.ssi�n: �
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Papp mUU�d and Ni�coli seconded ta approve with the staff
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recommendations.
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�-� Tepedino asked that non,� of. the structure� be al,lowed to
�'° build or� thP filled land.
Popp agreed 1;a add this as a cQndition. '
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The motian w�.s approved. by unana.mous voiee vote, `�
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5.8 5-12--76
A requiest to cz•eate a 13 lot subdivisian in a R-7 zone .
A. Staff Report : Read k�y Dani.els .
B. Publi.c Testimony� :
Jim Harris presented a preliminary pl�,t .
o Miller qu,estionEd price range of homes .
o Paterson �tatea that they would be in. the $40-60,000 !
price range. i
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a David Osburn als� �u�mitted testimony. �
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C. Staff recommendation : i
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Staf:t recomm�nds approval wi�;h the fo]_lo�,ving condition� : �
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w`' l . 5 ' be dedicated and a half strEet improvement be �
provided along S .W. 121st �venu� fc�r street; widening. t
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2 . A pedestrian/bikepath to city �tar�dards be provided
through the greenway portian of the sitP w�th a 10'
wide connection to the cul-de-sac.
3. The unnumbered lot be dedicateci or. ea:sem�nts �rovided �
for greenway purposes.
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4 . A street tree pro�ra,m be subrnit�ed for staff approval . ;-;
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D. Commission Discussions ??,
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Nicoli moved and Wood seconded :for approval with staff '!
recommendations:
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The motion was approved by unanimo�zs vot�. s�
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5 . 3 GONDTTIQNAL USE CU 36-76 r
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A request to ].ocate dupl.exe� in an R-7 zone. �:�
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A. Staff Report : Read by Daniels. "'�
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`° David Osburn disagreed with the buffer. concspt for duplexes. ��
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a Paterson stated that this was the most pa�.at;able.
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C. Staff �tecommendation�: ��
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TIGARD PLANNING C0114MTSSION '
February 15, 1977
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Staff recom�ends approva]. of the xequest for duplexes on
lots 1 an.d 1,3 based on the findzng� in the staf� report
with the followa.ng conditions :
l . The common l�t lines between �uplex lots and the
single family dweliin� and along 121st Avenue have
vegetative screening.
2. Access for lots 1 and 13 be provided via the cul-de-sac.
D. Commission Discus�ion :
Nicoli moved and Moore secorided to app��o�re the proposal
with the staff recammPndations.
Moore a�ked that l�erm for along 121st be added as a
eondition . It was agreed to add this to the motion .
The mo�tion was approvea by unanimous voice vote .
� - 4.2 C.G. I .
� o Dick Bnlen, Planning Director, presented the pxoposed memk�er-
shi.� x•ation for NPO #� and 7.
o Tep�dino moved a�d Nicoli seconded that NPO 6 and 7 be
represented by three business representatives �nd n�:ne
residents.
The motion w�,s appxoved by unanimous voice vc�t+e.
7, OTIiER BIIS INESS :
o Staff updated Planning Cacnmission. in regaxd to Council action
on Killian Pl�,zined Developm�nt and Cl�ud Cap Subdivision.
a
o Nicoli quest�oried de�ficien�ies on curb and, parking requirements �
for the Bishop Building. p
o Popp asked t�:at staff research whether it was a code requi.r�ment �
and askec� that staff draft a letter for P1.anning Commission review. �
8. A,DJ4URNMENT;
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The meeting was adjourned at 12 : 30 P.M. j
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iVOTIC� OF PUBLIC HEARINGS t�
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TIGARD PLANNING COMMISSION
February 15, 1977 - 7:00 P.M.
� Twali�ty Junior High School - Lecture Room
1465U S.tiV. 97th Avenue - Tigard, Oregon
4. COMMUNICATIONS:
4.1 HOUSING POLICY
Review and recommend housing policies to meet the adopted
state housing goals.
4.2 COMA4ITTEE FOR CITIZEN INVOLVEA4ENT (CCI)
�
l�,stablish membership ratio of resident and business repre-
sentation for NPO #6 and ;�7.
Esi;ablish a citizen involvement program under the Economy
and Urbanization goals as they pertain to the City's
L.C.D.C. planning compliance schedule.
5. PUBLIC HEARINGS:
G
5.1 CONDITIONAL USE CU 1-77 (Tigard Motors) NPO TII 3
A request by Richard A. Cooper to locate a used car lot in
{ a C-3 (General Commercial) zone on S.W. Pacific Highway
°, north of S.W. Gaarde Street. (Wash. Co. Tax Map 2S1 3DD,
Tax Lot 1000).
5.2 CONDITIONAL USE CU 26-76 (Kelsey) NPO II
A request for a rehearing by Marvin Kelsey to locate two
duplexes in an R-7 (Single Family Residential) zone on
S.W. Gx•ant southwest of S.W. Johnson Street. (Wash. Co.
Tax Ivfap 2S1 2BB, Tax Lot 1801).
I 5.3 CONDITIONAL USE CU 36-76 (Faterson) NPO VII
.A request by Allan Paterson to locate two duplexes in a
R-7 (Single I'amily Residential) zone on S.W. 121st. (Wash.
Co. Tax Map 1S1 34C, Tax Lot 1100) .
5.4 VARIANCE V ].-7? (Gingerbread Cottage) NPO I '
;;
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A request by Ann Voy/Domrei.s Sor a variance to the
parking requirements of the Tigard PAunicipal Code in a i
C-3M (Main Str.eet Commercial) zone at 12185 S.W. Main
Street. (Wash. Co. Tax Map 2S1 2AA, Tax Lot 5300). �
5.5 VARIANCE V 1U-76 (ICelsey) NPO II
� A request for a rehearing by Marvin Kelsey for a variance ;
to �he minimum a.ccess width for proposed duplexes on S.W. �
Grant StrFet southwest of S.W. Johnson Street. (Wash. Co. }
Ta� P,iap ?S1 2LB, Ta�: Lot 1801,). - �
,�: (Publish in TT 2-10-77) i
1
Al1 persons having an interest in any of the hearing matters are
invited to appeax and submit oral and written testimony or submit �,
written testimony in advance of the meeting.
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�
NOTICE OF PUBLIC HEARINGS
�
� TIGARD PLANNING COMMISSION '
February 15, 1977 - 7 :00 P.NI.
Twality Junior High School - Lecture Room }
14650 S .W. 97th Avenue - Tigard, Oregon �
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4 . COMMUl�TICL�TIONS: �
,
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4.1 H(�U�ING POLICY ;;
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Review and recomm�nd housing policies to meet the adopted �
state housing goals . �
l
4. 2 C0114MITTEE FOR CTTIZEN INVOLVEMENT (CCI ) i,
r
Establ.ish rr3emlberuhip ratio of resident �.n,d business repr.e- r;
sentation �or NPO #6 �,nd #7. �
Establish a citizen ir�volvement program under the Economy ;
and UrbanizatiQn goals as. they pertain to the City 's l
L.C.D.C. planning compliance schedule. ��
i'
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�.
�I1 persons ha.ving an in�ere5t in any o� the hearing matters are
invi�ted to appear and submit oral and written testimon,y or submit
written testimony in advance of the meeting.
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NOTICE OF PUBLIC H�ARINGS
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. � . � . � . ���Z�
TIGARD PLANNING COMMISSIO�T �
February 15, 1977 - 7:00 P.M'.
Twality Junior High School - Lecture Room
14650 S,W. 97th Avenue - Tigard, Oregon �
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5.9 M-1-77 (Merestone) NI�O` VII �,
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A request by Al1an Paterson for a flood plain fill permit �
on S .W. 121st in a R-7 (Single Family Residential) zone �
(Wash. Co . Tax Map 1S1 34C, Tax I�ot 1100) . �'
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I� A;ll persons liaving an inter�st iz� an,y of the h�aring matters are t;
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writtEn testimony in advance of the meeting. `
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" a°s":A �o w��• �.� � „ �r NOTICE,OF-Pi.�BLIG. M�E��[�1� ��{,�
,s ,'"` �;� �'",�,.r°0 00 � : = Notloe�s hereby given'that t,h� �� �
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��. ��.p; TIGAI2D FLAI3NYNG COMNFI�SION
�x,a:�c�o ::� � ro � � � �'ehrUary 15, 1377 �-.- 7;00 F.11R,
� w'�e ° y ' aa� � � Twaaity Junior Nigh SctioQt — Lectur�
o c � � o � ��. � - Room �
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� �.�ri��>� 14650 S.W.97Gh Ayenue—T6gard,Ore.�y '
�,�x�' � "�Y�.F� ,s'1� " gon , .
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E^. �es � ; Ko o�c�,, „ 4. COIV�MUNICAI'I0�1S;
, � ��'��� x�� 4:�1'fiOUSING POLICY
=;�; � �F�?'� �De � : R:eview and recommend housitegpo-
�K , , ��A��� licigs to meet the adopt�`$tate f�ousing
�. : �� � goals :: ' , : , �,,
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� ^` � `ti� :4 2 COMMiTTFiE FC�FY1 CI�'IZEN ZN-
,� � � �o�a��;r����� o VOLVEMENT (CCd)
,
�;�� �,���'�' -o '� , � ' � Establish membership ratio of re�i- '
�!Q,���`�€� �o.p�� �; �p� ilPnt a�d busine�s representation fqr'�
; ,x k� ���" �'�� 't � � NPO No. 6 and No 7 �
r� � o�+�'� �c x - Establish a cikizen lnvolvernent pr��
� � f��� � .
` `� ` ���ro,�,a� ;.�rt a .gram under the �conomy and Urbani-
' o��H�p,;.:pq,M�.:� ., � i Q zation goals as they pertain to tp�e ,
p,r�� ro ���,�� � a City's I„C.D.C. planning compl�an�e ,
,o'" `a�',�n,:� �' w w�� ' � � schedule. ' ,
� .,`�r .. Ali persons having an interest in any ',
�g����;'�, ° ; � of the hearing matters are mvited.to
�� '�e.� o � r,,,,,,,`�:� �, � appear and submit oral and yuritt;en tes-.;
�b y�� n� Q;b ��� .; �; timnny or submit written testimon}�,in^.'
� �;'�„5'��G o� o •.� • } advance of the meeting. .�
c�.�:m'p �'+ � � � (Tt 3054 — Publish Feb.'2, 1�77��,?."'�
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`!c� =,��y��,°,' . + �. ' � N0�'ICE OF PUBLTC HEARINGv
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� a �ao`� �«���� � CITY OF TIGt�RD
o�� y�� �.o� ,$� . Notice is hereby given thAt a public"
!q �;� �,�n �, " � hearing will be held by the City Council
� s�,� �;�ze �� at Fowler Junior High School lecture
cr.�° �,^a+ r�• �a r��om, 10865 S:W. Walnut Street, Tigard,`
,e:��� ��,� �,�' Oregon on March 28,1977 commencmg at
�; �o�.y 'd 8 p,m,with respect to the��o�lavt+ing
Y`���� �.�� o.� . ' HOUSING POLICIES �- Review and
� o��� � ,� idopt housing policies for .the Tigard �
� �:,,.�,,.,p,co�5' �,v, , �m detail plan ar.ea to meet th,e,adopted srate,,
t �,• s 4���usinggoal.
'r . .�`<=�` ' ' w (7"+P 3109—Pwblish March 19,1977) "f
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:r�'R.OT��: Dic� t;olen, P1�1?11717� Dii°ect�.r
SL�BJEC��': ';,�.,�;l��c;r��.liip Rcp.r�:sentdti.on an �tiPO ;rG an� ;;'7
DA�l`�: :Pebi u�.�y 8, 19'7'7
�`;Pa G a,;d 7 ax�e z-E�z°y similG.ry in s�aite o:� t,I�eix bei.z�g
. loca.t�d a.crc�.s �o•,��n li��om each �tl�e:r. Th�y are both x•�pir.�7�y
' dcv�lo�.ziny in�� re�ic��z�i.iai arc�s w�.-th l�.ttle ca?�unE�a ci.a7.. and
no indias�z•i.al la��d. Facii La�°e large z�e�� l�ousing develonmen�L�
(5�urnr.�ex�ii�ld and �'r,�,7_�,;,�u�cl) ai;d �.ar�e 1�aca.n� ��aa�ce7.s r:�r,�
for furt.l�r.r u��-elok-:.:icT11; . :t'I-!:� r.�ajar :id��tltif:iai�le ia7t,��°�:s�:
�roulas a��c tl�� ;.�l�i,.:�=,�t r��s� cicnts a�1d �tl,e �,zc3.iiTiduals or
caarpanies r;���ning il,e �-��cant parcc-.ls yei, t.o be de�-eloped.
�a.�c� u;�,on i:l.e �'�o�-e c��.sc.r?pt� on �t is .recr�ru?�c.ndF�d ti;.at
+,:� l�o�:h 1\i'ns �7�z�' � 1- t;i:_!.:� tC�_�r' � '_p , �: ,' 111' '@
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res:ide���ts. rli��:.� l�us� n:?ss rc_»°��er��a�t.i�-r-� �voald noi, liav� a
rrsa.denc5� rt�c�itiz°�•�nc.i-�t .
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��ri��s Eco.�o�ic �.�?ter�s�s ir� �thc co�unitjr. Di.cY 3o1.en
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��MOR�1rTDUM
Ta: Plan..r�ing C�m�nissioners .
F�0?K: plan.ning Depar•�mpnt
SCI_�'"�CT: l�lar,nir.g Cor�iss.i�n Hea.rir�g nn Housing P�licies
D�?TE: Febz-�;.ary 11, 1977
Tne enclosed draft report on housing i.n �ig�.rd is design.ed t� assist
you in yaur delib�rations on i�ousing polici�s :Eor �rae "tig�ard
co�nz�unitSf� �t i� pr�blem oriented �nd therEby, focusses on ini�rLnation
we �el.ieve ta he mast us�fu3 in the formula,�ion o� polic�.
Addi�ional material nf val�.e is contained in the CRAG Sus�mary of
tne n�gianal Ho�.sing �n�or�-�hops condz�.ctPd �ast �ear, which was s�nt
to yeu a ie�r ��ezks ago. '�'hE prapas�d hous�ng palici�s repres��t
�h� staf_f' s best jud�ement a�" general direct7 ons whic� tha cnzn�nunity
shoul.d f�11cw a.n kaousing plar�zin.g and is �ased on intensive ir��vest-
i�a�ion, consultatinn wi�h relevant government ag�r�cies, public
co�c�en�s, �nd the Plar�ning G�mmiss9 on's 7���spon,se to a� sarl:ier draft
, �; at its study sessian. Sl�oul.r� you wi�h clarificatian oz� itews in the
drait report �riar to the Tt�.�sday hearing, we will be available to
answ�r any �taestiorxs.
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. 17420 S. W. Main �
Tigard, Oreg.on 97223 I
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HOLISI�G IN TNE 7IGARD PLAN AFiEA
P�e�,i�ninasy Dra�'t i�ep�art
, p.lanr�.�ng �e�ar�.rtent
Ca.Ly �f T,i �ard
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T�BLE OF COt��'EN�'S
I s Surnnary 7Pxt
II. (�robletns and Po.lzcies
TZI. Ap{�endic�s
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SU�if�lARY 7EkT �
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II
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�h,e s t�te housi.ng gaa.l �ssentially �alls f�r local pl�r�.n.ing ef..�orts
�, v:hich �urther an �ciequa�e supply of houuing meet?ng the d,iv�rse
needs af households wx�� regard �o d;�ellirg ty�e, location, arad
co�t (Appendix l�1� . Unfor��.na�ely, �l�e migar�d �lan Area (see
�ap) d�es not presently meet th.e hous�ng neecis of all people
working h�re, nor. of other�s who desire ta live in this camm.�.ir3ity.
Upp�r ix�.�o�� and upper--��.ddle ine�:�e households g�ner�ally hati�e li�tle
diz�`�cul�y f�nding th� kand o� d�nTelling th`y cax� �ff���d, but zna.adl�
ir,cnme and lower income hQUSeYaolds face a seriou;s probl�m in loc�ting
t?rae tyyr�e o� dw�lling v�Y��i,ch they want and c�n af�'oz°d. r�..�.ilies which
h��e already .four�d suitable hot�s.ing in Tigard, and caa� ai�ard to
s��y, are un�3.��st�.r�dably concerned th�� th��.r nE�.ght�ornoods r. etain
th� auals.ties whicn �riginally attr��;ted the�� On t?�� otk��r har.ci,
, hak�Gv�er, �his dr�a is COTI�1TIUlri�T 't0 b� r�g?dly d�veloped so tia�t
�th�rs �z.ght also 1o�ate her�� I�otential r�s�efen�ts �f Ti.gar�i c�r.-
not rightfully b� sl�ut otzt, as }�i�yc�r Bi�haro r13s r�cently saidy es-�
peci�.�_ly by �hose (�t'rie r�3jority of pres¢nt resid�r3tu) who �he�s�lvss
�`' �rr��red on�� a fe�,= ���c�rt y�ear� ago.
1?�e al��s�xon o�" haw �o T�I"O�'ld@ a su�'fa.ci��.t supp�y of d.ive�^se 'sior�,sir�g
at s~e�.sonable r�r.•ices, while prot�ctin,g �he basic chax���te�r of' the
com..�.u?�.ityy �.s �.lsa rele�ant to r�s�.dznts �ho znay h��re ne� housin� �rc�b� �
l�m a�' their ow�n �.t �he ?n�ment� In ��p �r.�sen.ee af �,p�ro�*,i.��e �1�r�.� �
�on c��us�ng, fi�r ��:ample, middl�--aged cougZes t�day ra�:�* finc� a.t �
d;fxicul� -�n c.�n��nue t� l�.ve in thQ �o�un�.t� w�.�n tn.esT are eld�r7_y �
�nd �t;�aeir h�.�usi�g ;��ed:s arad .financ�.�l capab�_l�t;ies �ay be �r�ry �
eii'.i�ren�, �'�milies Eaith �een-ao�.rs sho�ld also re�lt�� tYZ�t� with�-
ou.t �r����r ���nn�n�s ��ea.� e�ha.lcir�an �z�y rzot be �bl� �ca ���ve in the
r,��r���ni�y v,Tri�n th�y are . au� �a�ing �h.eir own way in trxe world. �
f.:
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�?I1 l�k�els o:� ��v�ern:r�ent �,rith so?n.e autharity in the Tigard area �
i,d�zztify ha�s�.ng as a nece:sary el.�m�nt which must b� ad�iress�d in
�f�ect?ve ways. The state housin� goal (�,pgendix Al) is a c�rn�on ��
s�ias�.cal an.e which, in � sense, mere].y .formal.ize5 goals and ob- .`
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'eG��.v�s alread recn i�zd to a�n ex��nt in the Ti�ard �o�pr�h�r7sive �
� J Y �
r�an ��d NPO (N�zghbor�h�od P1a�x�ing Orgai�ization) plans. In the !
Cor��i��h�enssve P1an, zr�r ins�ar�c�, the very �'ir�t Cor���ity Goal
(p• 1.7) re�ers �o a r�.nge of r^�sid�7z�;ia1 ��nsitzes "?ntendad to praw
vid� a variety af liv�.?�g envir�oz�m�nts �that will acco�oda�te thp �
izousing n�pds of dii�er�nt farni1y siue and inco�e. " !
�
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Since �he �,ate 1940�s, �nd especi�lly within �the p�st decade, the f�d- r
�ral goverrunent has plae�d i�cx�easing e�p�?�sis u�on 'tN� r�eed for �
l�cal �;orerr��en.t plan.n.iz�g to me�t lr�cal housing ne��s. Tnis has cam� i
about Zhrough caurt decisic�ns as �vel� as legisla�tion. In 1�74, E
�'ongr�ss pr�aet�d the Housing and Cn�muni�Cy t�ev�lop�ent Act, which j
sta.pul�ted -�ha� �otential recip�Pn�s af .��i1ds �nust survey th�ir �
cau�rni�.r�i�y's hc�using needs �nd �aake �n ongoing +ef�'ort �o r�e�t them ;
in. arder tc� be el�o�.�le A e���ix A2 . . �
, °'� � PP )
�'�gard, as an z?��egral part of the Partland ���rapalita� �rea, is a �
�_ �,�ae�a�>er of �he Ct�I�.bia Reg?on Assoc�at�.on af �o�errix,7�n�s (�RAG� ►
I
vrhi�h �.s em.pow�red to coc�r�in�.�e p?�r�ing �.mon� loc�l gav�rz�..ments.
C}�AG hus revie�r po�v�r� aver �'eder�� funding of 1.ocal ,�ur.isdiction
p.rojects an� must alsc� r��et the state hrat�sz.±�.g goal in ��� activities.
(Append:i.x A3) '�he hotY�ix�g �;rc�rk program o� CRAG will produce, �.uaor.g .
o�;n�r t�r.i�...n��a1 s�c��dies, � z���:hc�d �ar det�rm�.ning � l.oeal jurisdi.cti�n' s �
f�ir sr�.are o� regio��.l hau.s?a.ag r�eeds.
�
Finally, �igard is located in ti�Tashi�g�an Caun�ty an.d �lz�ast one-half
of �t;h� �lan ar�a is under coun�y j�risdicti.on. mhe Goun�ty' s 1973
Com�r�herasive Framework �lan cantains a nu.znb�r of palicies af�ect�ng
housing. .
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In order to a�GaIIDl�sh th� f�.sk of bringing theTigard Comprehensi�e
Pl�n ar,� implementing ord�n�nc�s into can�ormity with the st�t�
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P��e 3
�. housing goal, the pl�nning staff has �aeen xnvalv�d in sev�ral �rojects.
Among the �ore important of tn�se have beer� the productiun of: land ,
use znaps o.f the plan area, techn.ical s�xdies and znaps of physical
limitations (:n��ural h�z�.�rds) , an apar��ent� suz�vey, a. housa.ng ?�eed
survey (Appendix N) , a prelimir.ary svxvey o� substandard and de�Pr-
iorated housir_g, sir3.g1A family house value survey �nd r��.p, inves--
tiga�ion ir�to s��czfzc housing probler.a.s and possit�le solutions iden-
tified in our res��.rch, ,:�nd or.gani_za-tic�n o.f a 1�ashir�g�on County
inter-go�ernr�ental - interest group housin,g �vorkshop. ' This draf�t
stuciy paper c�n�ains �tne mast impor��-nt inforzaation which is aV3Z1-
able �o dat� on Tigard' s hous?ng probl�rns and solutions. It will
be supplemPrited and revised when al1 .housing tao�•k pr�gi am elemen.t�
�re c�mpleted in several weeks. '
�o�d?y staved, the Ti.gard area does not pz�es�ntly have ad�quate
nvAa��rs a�f dwellings in the �yp�s and densi�ies de�anded and in all
price ranges. �his is by no means ��•rely a problem �'or ?Cw income
f�milies: hausing i.s' a serious prab?e�n for midd�e-•income wagA-�arners
who sni;ht va�n� ta s�ttle in '�iga.rd. Al�hc�uah -�here aa e somt ala�r
l7ca�.�� in th� �':'t�as�d az,�� wi7.i,ch cost l�ss than �35,000, they are
r��?a�i�ely fe°rv in �.��b�r arid when �h�p appear an the m3rke'� tney are
r. atheit qua.ckly sold if trey are of �sound eoi�stxvction. Tne lowest
cost new co�aventia�ial riame �vailable in Tigard tod�,y costs abaut
�35,000. � th� ba�is o� zno�lerate to conserva�ive a.ssu�nPtions
ab�ut st�i�.darci zaQr�tgage lP�a.ciing pr�actices �nd excluding Gos�s
f or ?rsu.ranc�, m�intenance, �nd util.ities, i� can be calculated
U�ri�� Gji� �u1?"i.i.:ulu.� �,7'OSS YZIC�ID° Il°C°SS�1^�� f0 �,L_r'G�_?S� 1:h1S rock bo�t�tom
�.ouse is �14r640 (Agpendix C) � The ag�r��e price of a new cnn-
vent�or�al rom.e �.n Ti.gard is �45,OOQ, and the income required �o pur-
r.h�:�� .i°l� is �18, 816. Estimatecl �ed.ian. hausehold income for city resi-
dents tiras �16,.147 in 1976. Av�r�g�-ir�comQ fam.ilies now living ir� Tzgaxd
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i'a�p 4
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could ?�at axiC��!'d an ar�r�Ue-�ost n�'� n��.�. find, of course, ?�.ol�.?~e�id-
en1s urh� i�rou.ld �re�'er �o li��� �n r�'�g�.d (�G. , Tigarci area er�plr�ee�)
do not ��en sh�w up �_n ��}�is s uata.stic. �
�
I
At � �tiz�e �aY�.en cities acr�oss �he GGl!'S'1"�T'y ���d here in Qre�on) are �
rno�z.ng uc�w�rds rc�si�enr,y r�;qu.a.rP��nts �or �tR�n?cipal Emp�.o�ees, it
is s�tar-�lin� �o reali�� that �n�� 2 City or �ig3rd emp�o�e�s (aut
of 64� could af�'ord to buy an av�rage new single-family ho�ne in �he '
city, �,�hile or_ly 11 emplag�ees (1%°�) could a�ford t�e lowe5t cost �
?�ew h���. U��pite the -:��ct �that a m�jar.i�ty of the r�sxd�n'cs a�� '�i�,ard
�re essentiall�* pr�iced out of �th� naw ?�or.ae �arket, ci�zpazZd is sti11
ah�ad of sugply, as .�nd���.ted by rel.ati�el,y lo�a r�acaney r�a��s , �
(�_�:p�ndix D) . �
F
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r�ul�iple�far�:ily hou�a..ng in �igar.d o�f�rs s�ant ?�.�ven �or famil�.es �
a ri�ed aut �� the �oz��enti+���1 ho�e-o�mE?-'��zip t��r?�e�. �h� ove�~-� • �
�
�1u all av�a age rent far ��a?���r�'�s ?n �'ig�rd is �179: �ut the ��can�y
.r��e is r��iatively lc�w (A��S�z�d?x D� , es�eci.alls= for �the lc�w �ost
urit:s. l��ar�a�ver, the aver�zee c�st o� n�w ���.r�u��nt t�.nits �s w23�:
t,��.�.c�� r�o�aires a gros� �.�ic:oine af at �.�:as� �11, 28t� if ��he household
is. �o avoi.d p�ying an ex.ce5sive p�aport3�ra of i�ts in�o�.�e an �Y��l i er. �
�c��er ard f��r�r riauseholds c�n afford the risi�?g �a�t of ra�k� apart- �
i�
�en�si :i�i 1975 about 55r� af the hotxsehol.ds in ��7e Fortl.�.nd �x .r�a cou�r3 ��
� � �:
r.:ot �#'fard tre a�t=ex��.�� r�nt o�' �ew ��ar�meants. '�
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t,
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"t��re �•re m�ny ��u;,�� ��' tr.�� b��ic ho�.s5.ng pr�blem �n Tia�rd. °�he ±�
I;
r.om�un.i�3r r s l�cation at tre �aoe af Partla�d has u��an.t ra�id �rawth �;
in �h.e past tr�a?�ty ye�.rs. '"1�� �-��ble-digit infla�ion of re^ent , �:
. �;
�fiz�rs, c;ouple� with an �cc�no�i e do��nturn, h�v� made mortga�e Z��ns �'
�r�hibi�iv'�l�r ��.p�r�sive w�hi�� simult��-zec�usly reduvz.ng the Qarni:ng
poW�r o�' fa�nili�s e Aa�ather fa�tar �.s i21CrE;aS°d. e�pectations �
{p.p�endix E) , A g�n�ra�ion �go houses were vn�ch less costly becaus� �
f
th��T were m�ch smaller, znd t?�at was during an e�a of large f�milies. �
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P��e 5 �
� T�ow s�a7_ler ��nilies e�:pcct �.arg�r hou��s. Those s�all�r fa�il.i�s
az�� ��.rt of anath�r c�us� of �re housiz�g prnbl�m: decl�ning
��rer�g� hous�hold si�e (Ap��ndzx F} . As -the �ivrnh�r of irldivid��.ls
living �og��her :n�s decreas°d, the number of d�relli.ngs requir�d �a
�o�.ase the s�z�e number of ��o�l�� has ?�cre��ed., Nany o� the .iun-
d�.�en�a]_ cau�e� ��hin�. �i.�;�rd° s hous:i.ng probl�ms ar� be,-�ond t:�e con u ,r�l
. of local goaer��ne��t. E+_t so�ne la�al til�nna.ng ac�ions n�jr be ab1�
to gr�atly �nelior�at� the sit�ation.
���re is, �OT' ��XaTt11�I:L_ a "d��nsity g�p�� �n curr�nt zonz�� for �h4 a�•e4.
Allc���,�bl� d?nsi±ies rise ver-�r gr�.dually fram a �ane (R-3Q) Permitt��xg
s�ightly nore �h�n c�ne dwell�ng per acre to zones per��nitting 4.6
(PU--4} to �. (R-°7) una.ts �er acre. Then u?aere �s �n �mrnense juzap to
12 ur�.i.�s p�r ac:r� (A--2) . `rhis "dGnsi�y g4prr �.ay go far to explain
I . �
'?�ig.=�rd� s hot���.n� p.r��?l�r�s, s.�r�c� �t falls right w�h�re tniddle.-income
�a�useholds ma.ght oth.erwis� be able �to a�'�'ord d;�iellings with m.an.y
� �tradii;ional am�ni�L1es of corl�entiorial siz�glE-�'amil�r hom�s (eg, , 3�ards) .
'�?^.ere are ttao types af �olici�s �,�hich coua_d help �'ill �his ��-r.ssity
g�p �ra� thus pra-�i�.e uhe mi.ssing diversity Of �lOL;S1Y1� affordat�le
' by m:idal�-a_zacom� ��ili��: al�owir_g lo� size ��ni.��.�s smaller than
" 7,000 sq. ?��t. (��?�ich a�e,ne co�ld r�:c�uce a new ho�ne �ost by
, �1,C700 ar mo�e) �.�ad �llowing mnre at�ta.ched si�gle-faz�ily ho�iES. At
px�•es?�t �h�re are r�?ati�t�lv ��ry few attaehed sin�le-lamily kio�zes
in Ta_gard? anly 141 e�ar�llir�g v.n.its (App�nd?x G) . �oth of th�se
p�ss.il�i�iti�s rpc�:���. ��.e Sl.t.�j70T"t of re�3dents at a� public worksh��
�r�'suN�ixu1� i�} . j
�?no'cher majar poa�ibili•�y ��:�r ea�.larging .the opportunity for
• szngle-i�r�ily hon�e o����rs'_r?� �...mong mirldle-incame ��nilies is to
allc�x �obile h��e �ar�s •�nd subdivi�ic�ns in the ca�units. At
th� present tirne tYiey are eff�ctii•ely excluded by regulations which
do not ac�navaledge '�h�ir rapa.dl3� increasing signi�icance in t�ie �
national a.�d l.oaal hnusing pa.c�Ur�. I.n 1975, 97� of homes sold
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'�•.� for less �h�n �20,000 in the Portland area ��re �nobile homes
(��pendix �) .
S'��r�otypa.c views c�� y�s'��rday' s �nobile hr�r��s as dan.geraus, rapidly
de�recia�ting a�.d ugly r'trailers" stac?��d ch��.� by ja:��_ j.n lower cl�ss �
����t��o�s do not zit mocl�r•n �od�ls or �he vrays izZ �hich they ar-e si�ed.
i�tobile ho�.�s toeay m�st m�et iederal and stat� saf�ty standards and
are, in fact, as safP as converttio�a.l �aoad �ra�� hauses. In many
ar�as �aUi1e �ZC��s are no-t �r�ly not d�pr�c?at3_�.g with a�e, but arz
ac�u�lly 3p�reca at.i_ng .in �alt.�e o��r �tia�e. I�lobia_e hoazes are �.vail-
�.ble �r=nich cost a� ?rau.ch as ecxlventi�na? single�-�amily homes (eg. ,
�45,d00) . The lingeri:ng i�n�.ge of d�pr�ssion era vrailer c�mps b�langs
to a by�one era t�hen on� �hirLk� of rec�nt well--e�esi�ed mobwl� hc+m�
park�. �`s G'netic dis�tas�te ior ��`ta1 sidi�?�, �n.d fla't roo�s can even
7�e ar.eomr�o�a�ted by reauiring co�zve�.tional roef lines and ,waod sidi�g,
�JL1�G trie �r�end in con�entional hnm�s is in ��act"ly tlze opposite
� d.ir�c't�ion. In vi.�w of uhe rising popul�rity of �c�bil� hazr�es r et�eryan�
can sooz� b� e�pe��t�d to have fri��:ds �nd r•Pl��tisreu who have chas�n
�his dwel:�ing r�p-�ic�n, and the �'aet that rs�a:�y alrea�y ha�e r�ay es:plain
1�hy ?'igard re�id�nts sur�por�ed the a�Taiyability� of t:nis option at
�the �ubl.ic waa�k sha� on housi�g. .
1���th regard to rnultigl.�--�a�il� housirig, k���c �.s a �.ong-��rm ,
..
trend �av,�ard a �r�ate .r proT,�or�zan a#' fa�ilies c�7c�osing this i
;
c�wel.lirig tYPe : �riz�artl� bac�us� o�' tY�e pranibitive cc�sts of con.-
vers�ion�l h�me owz�.L?^ship �s outlined abo��. Zz; �he portland area i
a.bout 79`� o� e�is�ing ?�o�sin� :�s s�n�le fami.ly, but �his '
I
proporti.an zs d�cl?ning. Fra� 1970 to 1974, 45� �f the new housing ',
uni�s were ?nultipl�-f�rr�:�ly -types. Ir� �Jashingtnn County this �rend ,
� 3_s d:�.a� �rcu�-ir;.�: ho��eawnnrship (which is ra�gh,ly �omparable to
s�.ngle-farnily un�ts, a�ad ��.rr�ors i�ts �rends} has declined �'rom
8�� in 1960 to 7�Ji� in I970 to 66g6 in .1975.
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in �he 1.igard area, 66� ox e�istirzg �we]_I?n�s ar� single faa�ily
_ (A�pendix J}; they ouUT�umb�r �at�lt�pl�e--f�mi�y L�x-ia.ts t��o ta an�.
i�a�ancy rates ir�dicate a Iong-t�r� �endency i�z� �he suppl� of �nul--
tiple f�mily units �o l�g b�hi�d demand (A}�p�nd:�x D} . Curr�nt
�c�ning ir� the �rea wrauld r�sul.t, a� �r�ll de��elo���n�, �n only
�.6. 5� of 4?�e hausing stock �n �ultiple f�r�a.ly ux�i 4s (83. 5�` in
sin�7_e fa.�:zly) . The disg�ari�y in ar�oun�s af �axzd �aned io� �ach `Ey�e
af dwelling is Even great�r, oz cours�: 7�'t� mf the larzd in ihP
pl�r_ a.rea is �on�ci for sin�le �amily t�.r_its an.d 4r� for r�ultiple fa�ily
units� Gu.�r�er�� cnrnmt�ni�y nl�ns anci la�� '��rzn. h�using •trends are
c�ear13* 1I7 COTlI11G� w:�th r��ard t� �1�� xu�ure balancirg of d�mar�d az�d
supply. .
'I�he quc�stion of u?�e p��a�7er bal�.�ce bF'tw��en si.r�g1.� fa�ily �nd
r�ult?�7 e �amily d;�e115.ngs in a co�rr�unity mu.st deal t�r��th cas�s and
b?nef:its af the t,yo bas�c k,��ids af hous:i�g. � rec�nt �uussiv� study
��y of t��e �os�s of de�c�lapirg cen�ntzrlities at aiff�r�nt overall
��ns��i�s r��chcd Cf3TlC�.U.S.�C>1"1S h;i.ghly unfavt�rable to tl:�e �SPical
s��burban de�r�lopr�cnt p�����rn cha.rac�teristic of mur.n of th� ligard
�rea (�?�i..��==�.ix R) . Guraer�ll.y, sub�zrk��n spra�vl consid'er�bly iner��ses
publ.ic se���c� in.��stm.�nt cas�s (eg. , s�re�ts, s�hools, ��c. ) c�v�r
thos� in �orz d�xis�Iy plax��d co�muni�ties, Y�y �s r:�uch �s 55�a Oper-�
at�zag an.d �ainten��ce CbStS �'or tl7�se serv�ices �re a?so l��ver in
higr��r density ar. �as; �or e�az�ple, �vater use is 35� lawer, an im-
��rtar�t ear?sider�,�xon in vi�w ai �'igar•d's long-r�n ��ater s�.;ppay �
d�f�iculti,�s. The study s���d �nr�r�;y tase tc� be signi.iicantly ,
reducea (as m�.ich �� ����� �� ?�i�'r��r ciens?�i�s. �ti hi�her d�zis�.��e5 �
�e�s air pollution was cr�ateci �nd, perhaps �zn�xpectedly, !
au���obil� �t�avel �ime a�.d tra�fic accid�nts w�re both redu�ed. �
'�o��e�er, cr�m� rat��s �a�� incr�a�e at t?�e high�r densities stud�ed I
i.n the report , which i�s-�o���a a�nsities, �t tn� highest scale, i
{
clearly u�l�.kely .in Portla�d subur�ian areas. I
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�'age 8 .
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�;�;azRc3's �a���rz7 nei.�hpar, :G�.ke Qs�aego, r�c�ntly c�napl��t�d a fi�cal �
imp�c� �r_alysis whzch e�x�ain.�d t:ne compar��ive psf�c�ts of sin�le-
fa�z!ily �nd 171t1�'�.1—Ic'�IIll�y r10ttS:illg (:�.ppend.�x Z) . I�Zil� i�s d�tail�ci
fi.ndings are not dir�ectly applic�.bl� to Ti�ard, �hey do pi�ovide
concltasions of relevazlce hpre. !�hey are part.zcularly apr•apos in
r�g���d -L-o �`he qu�s�ian of �he �.r�pact af multipl�-fa�ily hou.si���
on school.s. Bo�th s.ingle �r?d �ulti-_fa�?ly units �rodl.�ce net def_icits
(revenue/service) in coab.�.ned public ser•vzces. Cn a per unit basis
�nultip:le-family t�ni�s cr��t� les� tla�n or�e-�ha1f �he deficit o:f sirl:gle
f�r�ily u7�i�s, al�thaugh t�ae r.•e��rs� is ux-n.�� rn a ���x;_ar;r�� basi�.
In uerms o:f scYlaol co�ts aloz�e, �ulti-xarrily ac�ually pays a
s�ight sur�,lus per unit e
In some areas txradu�y r�strictive gov�rr.u�Ant rea zlatic�ns (e�� ,
�or�ing a��d subdzvision codes) �ave �mp�c��d �thE �cst of �c-or_v�n�i�n.al
hau�zng. T�i.e O�egan 5�ate i-�c�r�e :�ui2ders Ass�c.�atian �as sugg�s�ed
� that lo�,al jur.zsd.zc�tibns z��v�.�w -ti��ir e�is'��_ng ar,c�snances S'or s�e�ific
sa:r�.n�s :�n home c�?zs-t?M�ct?on wh.ich u�n t�e pass�d along to the t�uver,
Tk�e home builders fur�her sug�est �;hat �th��°e �r� �earz3r speG;i�zc chan�es
that can be r�ade wb.ich wil� r�duee the ccst af•the h:ousing packag�
while nat advers�ly effec:tzng the ri�a2th, safety and 1 �v.�ng e�vir�r.-
�.cnt af the residents. Su��e�ted specific chaz�oAs �o help �ll�vi�,te
c�nstruc�.i.on costs would include rec�uetions in lat sizes, street,
c�rb �,�d sid�v���1k s��ndards, ►t�'ront-end charg���►+ and the governz�em't
r��riew proce=s uime.
�
;P.n. example oz cost r�due�ians wa.s dacumen.ted .in a s-t;t�dy based on `"
th� J,�n �ee �'ast �Lv�lopment in Marion Cqunty. A cost comparison g`
bF 4v��ee� a 40--acre suladivi.si.o� designed acenrding �o �ew standar�ds - ��`
� f�
prc�duc�� an �,p�proxima�e ?`•1�00 sa��.ngs pei° Iot �T,ith �he new sta�d�rds. �
(Ap��ndix M} . ``
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Page 9
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.�t th� pres�nt �zme �he '1':igard �lan Ar�e� nas anly 24 subsidi�ed
,
c���ell?�gs (un��r a �ec��dal -ho�e c�ti��ership assistance p.rogr�m). I
T�ie C�uz�Uy housir�g authori�y has a wa.itin� list af 70 house�olds
�
s?eking hous�ng �SS1S'G2T1CB in �the Tigard area, of whzch �¢� are
e�.derl,y. �hes� 3cw �'ig'u.r�es do not rzilec� �he ac�ual wagni�ude
of �En� hous:ing prnbl��za �'or 1c���rM:incozn� �'�mil.zes bec�use a:f
1��idesp?^eetd lack of �aewlea�e of the co�zn�ty pr�gram and, r�o�t im-
portantl�►, b�cause .��ny i.ndiv�.duals have su.ch a stron� sense of
perso,�al �ride tha� ��ren. dire n�ce�sz`tst �a�11 r�ot iz��el �n�m to
s�ek gavernm�n�t assistar,ce.
Over the nex-� '�l'!'r't'C yeai s �tl�ie Ci�y n� T�_�ard through its appx�ov€�d
�IouGi.r.� arad C���au�i�y. L��elop�n�n-t Bloek Gr�.nt 4pplication and
as part o.f �1�� r�equired Hatzszn� Assistanc� ?l�n, ;,Tit:nin tha.t
a�plication, wi�1 be working in cor junc�tion �a=�.th �;he ��rash.ington
Cc�ur�t� H�.�asing .�u.�hority to m�et i�ts es�;ahlishec� �cal ���^ prav�iding
t assist�d hnusin� ����or�t,u.niti�s (Gppen�.ix N) .
In an attemp� to id�ntify �he n.u�bcrs of families or inc�iv.iduals
�no are in raeed oi �ousing or �aho would �urch�.se h�using�.f i.t wnre
availa�le ta zn��t tl�x�ir inco�,e levels, a ��lephorae su�cr�s► nf
e�n�loy�?-�s a_a7 �l;�c F�!an area ��ras con.d�ac�ed by tY�e C�.ty �.n t?�.e .iall of
I�76 (I�ppe�cii� N) . `��is :inie�r�nation a?�d o�her data sources
(S1i�A stat�st�cs, �ITD, ��;c� } �,rc��%ided tr.e Ci�y wiuh a cl�arer
unc�r�•{„�lldi?xg o� w?�.at the pres�nt �ar��t si�tua-'tion is in r�egard to
11Ct;°�.x1Q �.a}� CY'J'':C'F,.'cYnn�inol� 't;l'1° dX:Cf1.CtLI.�`"i,�r ��T'1V f�.T11].�.leS �r'e �r��r_
iancing by tae�.ng e?�cluded fram that market b�cause o� tl�e curr?nt price
Of �'lOL1S�.C�.F. .
'�he r�gional 7,�1u..�u-�irt� ag�r�cy is in th� pracess of r�viewing t;he
overall housing �ir,�ur�e far the r.egion and will ue providing
tecnn.ical a.ssistarac..� to 1oca1 �urisdietions. mhis assistance will
prov�de comr�unities �,�ith an ad�a as to what their fair share of the
� regional housing goal should be, Regional direction will alsa
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�. t��c��ide a �e�!1.c1.e zor es°�ab1.a.�h.x� �n ea�i�able �ropor��i�n o�' housing
u.ni�s E�:n�eh a�_�ovr �'or fZe�:i�ili�y O� �'if7La]..Ylo lac:�t.ion, ��p� ��ad
d�z�si�� �x�d prx�e i^a?�.ges an.d r�1zt 14�r�1s cor�.raez�su.r�.�e tk.��u�. �Iae
�'.�xxancial c�p�bi�i�ties of '�';gard hou��ho)_ds.
�l�c� �]_derA;� '�a°�e t..�n.i.c��e �.ausi�z� r���ds, ���d �`'ar �.�e e�derly pc�or tn �ar. -
ti_ctzlar �he difz�.cu�ty in iin�ixlg su�.�table �r�e�.��¢� �s a�� o� �he mnst
b
pr�ssin� ��x�o�a�.ems. Many o1_der p�aple li�� ala�� (23;� ai the elder��.y �.n
��'as�i�ng�cn Countv) . �l�e �1.c�er�y live 1�r��ly on fi�ed i��co�aes,�
��id i_z� �laese �_nfl�tio�ary �a_mes, �:h�� c�1 ve c�zs���rc�us z.n •��x��.s az
ho�;sz�g �ost. E�pn Y�omeo���ex�ship does not fr�e o�d�r ho�s�hc�lds
. af hous.iz�.� casts, ior �there are praperty �ax�s �o be paxd., a��d
m�in��z�ar�ce ct�s�s, �sx,ECi??ly for al.d�r ho�Qs, are often fia h�gh.
�that t'�� �ld�rly are �'or•c�d �0 1.et their h�mes cl�a�r�o�°��e, ��zne�ti�ps
�o �he �oin� ��h�re �'��y l�ero�e substa�'a.da?"d. f�'r�e �r�lx�i�.�r-y tt�4�hing�-
��on �c�tu�ty Hausi�g Pl�x1 (1975) a-dez��tified sE=v�ra1. hc�u�in� rae�ds
a.� the el�erly, a�ang �Yr�i.ch °the pro�a.sir�n nf st�:bs�dz�ed h�usir�� i
�. �.nd a1�ez���ive Ii.v:��ag si��.�at:ions �ri�h ia�cr�as�c� social c��a��act �
(e.g, , �r�t.xp li.v�i�`!�; ��cili�i.es) s�e���arfi�:ic'�.3ar�.y sa1.a_�nt.
D��eriar���d �oi.�s?nn �3,y be d:arger•ous �o accup�n�� ��d is un-
sigh�ly to ra�igr�k�or•�, as�d ;ahere cr �c�nLr�ted c�.n ean�ribut� to ,
raeighb�rhoc�d d�t�r�os��tian. A rwcent ���shi�g��n ��urz�y *r�;�d_
shie�.cl surv�y" zn u..nix�corpar�.��d parts of T.�Gard. ��vealed that �
8!� o� tr,e �.Q�.sing was an �ood �a�idi.t?an., (� .ir fair caraditi�n,
�
a.nd 6 ro a.n paor cor.zdition. Hc�v��ever, the �igard �l�.�n�ng s��ff sui�r��Y �
;,�a„�:;t�;��1 nr,lv �.p2 str�.ict�r�s �s �po�enti�ll� stxbstaxzdard or zn �
n.eed af subs�anti.al. rehat�ilita�tion within ��ie p�,�n ar�a. Cln-site
inspec�io�s af ��eh Uf �hesp �w�ll.in.gs �s schedv.led th�s year.
�
�
r,e�� ca�.e g�t tri� ir�pression ���.t '��ig�.r�d is -�he or�.ly ca�munity f�cir�g �
housing Prob�ems, a word abaut �the ho�asing plannirig �f adja�ent �
. i
jurisdi.ctions �s in order. All �dGal juriscii.ctians in '�he st�.te, �
� ,
includ.ing �i�ar. d°s neig�bars ar_d otl.er communities in tY� Portl�_n.d '
�.rea, must f�ce up to th�s proble�n. `�igard-S:s not un.i�ue in this �
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P�ge 11
�_
reg�.r�.; it jus�� h�pg�ns �`o �� sli.gh�ly �.hc:�d of a�hear �urisdictiorxs
��z its planx��ng; a�id �s a pac�s�k r�r is x��.��her isolat�d ror �l�ne.
To ke�p Tigard� s housin� LLorobl��ns �� Ferspective, we have i�?aluded
dat� on ��h� hc�?��a_�g si�';ua��i.on }_n ne�.x^by ���a.�.t.�.�ai��.�s a�n thzs z����ort
(e.g r , App�rdix D) . Zak� Os��r�:gn 7_s cur��er!t7-Y d�velopi�g �.ts
houszng policies. �u.alatin wi11 b�gin da�ta coll.ecti�n lat� this
sprirxg. In Bpaverton a ci�iv�n -��.s� fc�r�ce has already i�.ent��ied
G.r,x�e havs�.z'�o sa�utzor�.s it _��vors, ixzcludi.ng zn�k�ile hozues and
cond�m�.�iu.�s, �nd is �ow e�arr�nir�g �tY�e desira�ility af sm.alle�
lo� siz�s, rolled eurY�s, na.�r�c�w�r ��re�tsy ��d c�ther zc�nin� �nd
sul�di�ision s�al7ci.a?^ds �,ihic�l z�ay be t.��xas�cessa;ry «r exc�ssiv�
(sne APF�n.d.ix T�} . CF,�.G wil.l t�e �h*o.r�ting au�� a m��hodo�.o�;y for deter--
�a.i�ir�g �ach ecn.��;.ni�y's i�ir share of the regioa�al hausing need.
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PR(7BC..Ef"i5 and i�QLICIES
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LCDC HOUSIIVG GOAL
�4..
"To provide for the housing needs of C2�2�817.5 oj the siate.
BuiZc�able Zands for resid�ntiaZ v.se shaZZ be invento�•-ied and pZans shaZ2 en.-
courug� ;��;� �:va2ZaZ�ili�L� of a.d,eauate rwn'vers of housing units at pr�iee ran.g�s and
rent Zev�Zs mhich are co7runerLsurate wi�h �Lhe fi�zancia.Z c�pahilities of O1�egon 1aoz�.se- �
hoZds and aZlow jor f'Ze:.ribility of hov,sing Zocation, tz��pe and densi�v. "
PROPOSED HOUSING POLICIES FOR TIGARD
PROBL�E14 AREA Tl
A4any individuals who work in tl�e area are u.nable to find suitable
housing because o� cost and a relatively narrow range o� opportunitics .
On thc� other lland som� existing housing is in unsuitable loca�;ions
(eg. flood �lain�) . The communii;y lacl�s a �oordin�.�ed housing px•og.ram
which addr•ess�s these and othei housing problems of ti�e area.
PoZzc� Z. Housing d,ev�Zoprr��n.t shaZZ occur, to i1zE gz�eatest exte7Zt, possib"Le, on
desigrr.a•ted buiZdable Zands (those Zacking fZood 7zaza2�d, sev�re so•iZ. ,
Zirnitatio��s, etc. )
PoZ�cy 2. The corrunu�2itz� shaZZ promote and ea2courage a diversity of h.ous2ng dejasities
und reside�at,iaZ types tha� ar�: avail,able at various prices and ren�s to
houseYtoZds of aZZ incomes, age, s�x, ��ace and Zivi�zo patte.rres. Suc7z
�- 12ous�ng shouZd incZu.de, but �ZOt be Zrmit,ed to singZe farnilz� resid�nces,
dr,tp'Lexes, aparl;ments, moZ�iZe homes, condominiuirrs arcd town hauses.
I� P�Zic� 3. Hoa�si�ag units s1aa2Z he design.ed, cvrest��ucted, and main�ained so tlaat
the comrnunitz� is assu��ed of safe, sar�itaa��, aizd c�onverr,ien.t Ziving con-
ditions in d��eZ?,i.rags tha�: are soua�d, energv efficzent, and a�trac�ive
i in tl�ei2� a.p���arance.
�-'�7.ic,y 9. PrG�ZZ�'JZt 'YGpZLS272g C,�ZSGY'277YL72GCt20Yl vased on race, s�.x, ��eligion, creed, � �
and rrrari ta Z s ta t,us.
PROF3LEM AREA �2 �
1
Tigard .rc,5idei�ts fear tl�eir established neighborhaads are being thr�at-
exzed b5� 1°a.pid r:]�ange due ta gxowth . The loca�Li.on of laigl�er density
and 7.ow .i.ncome housing are subjects of particula.r concern . In �.ddition
n�w resid�ntial developments can crea�te public 1'acility shortages
(eg. schaols) and increased taaes .
t�oZic� 5. As s�ated by �h� adopted NPO (NPighborhovd 1'Zanniny O��gczn.izatzort) pZans,
the x�es�dcn�GiaZ chax�acte?� of' estabZ�shed neighborhoods shaZZ be
pr�o�eci�d a�ad rr�ea�zs souyht �o ensuz�e ihei� pr��scr�vation.
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PnZicz� 6. Devise methods for ensz��irzg the availa.bilit� o,f pz,rl�7,ic services irnpac�ed
f` bz� a deve Zoprnent (under LCDC Goa Z #7,Z).
PaZicy 7. MuZti-�arniZ� housirr.g shaZZ be Zocazed ac:co�•�di�za t,a ap�z�opria�e s�andards
a.s indieated in Neiyhbo2��lzood Plan�aing Or�yczni�ation p1,a��s.
PoZicz� ,3. �i��,y Rrzd �nod,c:��ate income ho�si�zy untits shaZ7, be Zocated acco�°ding to
ap�ropriaie sta.n.dcz?�-ds (eg., iZOt concerztr•cct2ons of undv.e sizE, to min-
irnize impac�s on ext.stin.g n.cigl�i�or7zoods, etc. ).
PROBLLM kR.EA �3
The rapid increase in housing costs excludes many :Yamilics from ob-
taiiaing sui'table housing to meet their needs . Among the more important
causes is �.h� rising cost of land. Buildii7g costs have contr. ibuted
to this situation . �xcessive gover. nment standaxds (eg . , zoni��g, sub-
division codes) are a sa.gnificant cause �7i' si.ngl� �'amilq housing costs
and ei'fectivel,y eac] ude altPrnatives to conventional housing. Even
with a signi�icant change in housing cost tr�nds, �.l�ere will still
ren�ain an unmet need for low income housing.
i PoZic� 9. Encourage laousi�rg deveZopm�nt i�z ar�-as ra7z�re p1,cb7,ic facil,itties aZreadz�
exis t (eg., sez.�e.r, zvaier, s tz�ee ts).
FoZtic� ZU. Revise th� zon�rr.g ordira.rcce to pe.rrrrit rnobiZe hame suvdiz�ision.s and
paz�ks in sui-l;able ar�eccs and w2der stana'ar�a'.s �h.ielz rnczke th.em
compc�tible zvti�lz the neiy7�L-orh�od�
�.
PoZ�.c� ZZ. R�vie�v a-r�d revise the subdivisioiz cz�zd zo�ziiig codes t,o ascert,ain �he
��resence of an.y unduZy ��-esi:riciive �:��ovisio�zs tvhich cou7.d si�2�.jicaniZ�
increase costs �vhiZe providing negZigible be�2efzts.
.Z'�Zic� Z2. Revise Zot s:�e. requir�enrenr,s to pro•Uide d�.versitz� (eg., aZZozv smaZZer
� ' "Got siues in desigrzated areas) tvi�h.out ch�naing the char�ac°te.r of e.xis�ing
nei yhbo���haods.
PoZicy Z3. Acc�Zerate �h.e rev�ew pr�ocess j'o:r� appr�ovaZ o;/' devc"L�prnent prop�sals
wh.ere the quaZ�t� of the reviera is not adver�seZy af'feeted.
PoZicz� Z4. Acconrodate for �iae pr�ovision of' sul�sidi��d h.ousiny assistance to rneet,
Tz.aard's fazr sh.ax�e of 7,ocaZ/regionaZ ha�si.ng n.e�ds.
PROBLEA4 AREA �'4
Sing�le--family �wellings sa�(:is�y only a l�or�tion o�' i;he housing ne�ds
in the Ti�az•d ar.ea. Existin� vacanc�� rates and pr.ojectian trends in-
clicai;e a need ta l�ro.vide ror additianal multil�le-fa.mily housi.ng. rdore
g��z�erally, thcre is a nced for a grc:a�:er diversity of' Yhousing densities .
PoZtic�� Z5. Proz�ide ga�eater diversity of housing density (eg., duplex, 4-plex,
attached singZe-fcrmiZz� units, ete.J.
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PoZicy Z6. Provide for a diversity of ltousi��g tz�pes in Za-rge ��esid,e�it,iaZ pZar�ned �
unit deveZo�rnents which of'fe.•r th.e opportu7zity �o pZan fo•r tla�ir
��-'` compat�b Ze p Zacemen t. �
PROBLEi�4 AREA �`5 j
The eld�rly oi'ten have uzaique housing problems . Many eldei•ly on �I
modest fiaed incomes have dif�iculty finding �ousii�g WY11C�1 mec-ts their
special fa.cilil:5� and loca�;ional needs. Elderl.,y hom�own�rs sometimes �,
have fix�ancial dii'zicu7.ty maintaining thei.r home. �I
PoZicy Z7. Encou?�age eZderZ� yz�oup-Zivina c��rangements (eg., apartments u�i�h sha��ed
factilities) irz appropz•>iate Zocaiio�as.
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PoZ�cv Z8. Allo�v eZderl,z� �aomeow�zers to ta.ke boarders.
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PROBLEhl AREA ;�6 ��
Son��e hous�.ng in the convnunity i.s deteriorated o.r. substandard, crea.ting
urasafe coi�ditions and a blight on th� neighborhood. I
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_Po'Liey Z.9. Corese��vation of 7aousing s��sour•ces shaZZ bz encozu�a.ged ihrovah coae }
enf'orcement, renova�ion, an� ��ehcrbilita•tzan of ihe extisting l�ousing ;
stack (demvZz�Gions shaZZ ba sub�ject to revie�v). �I
i
PROBLEM AREA �7 (
�wmili�s 'wi�hing to px•avide on-site housirig for a close relati�re I
( eg. a. pax�nt in need of c1�se medical attention) may have dif�icul�:y
u�der c�xisting cod�s .
PvZicy �0. Be-�ter utilize existing Ytousing resou�°ces by aZZor.�ing
rnuZtiple occvpancy in desigreated �xrea.s and/or under� sui�!z,ble st�zndarc�s
(eg., mo tYic-r-in-Za�a apartmenis).
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APRENDICES
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.�P.�`�.�ZX 41 �'� �
' �F �C:[)C PS��JII�G GC�f�ZS �'�-�
10 -- HOLrSI��f.�
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r;o�.r,: .
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To provide .for the }1O1151I1C_j needs o.f ci�tizens of -Lhe state. �
i
13t„..'�,71;,1e lands for r��sidential usz shall be inv�ntaried �
and plans shall encourage th.e availability oT a�equate num?�ers !
oi housi ng l�,nits at price ranges and rent levels ��hich are ;
- r '- ' 1- r' .
con;mer��ura�e wl�h the .�?nancial cana}�i.l.ities of O.regan house- �
holds arid al]_ow ior .flexibili�v of }�ousing 1 ocatioaz, type and �
den s i-ty. �
EUILD�3LF :LAP1D5--iefers to land5 in uru�n and urban?zable �
a?-eas that ar� suitable, availa�]_e and n�cessary for
rc�sidential use.
IiOtT��HCiL's���•-reiers .to ol�e or more persons occunying _a single _
hou �?ng un�t.
" GUIDELINES:
� �
A.. P7,�.1VT.��I?V�e �
1. In addition to invento.ries of L�uilr�able lanc�s , housi ng
�_lcnlents o.f a co�n}_�rF�h�risive p1a.n sl.7�uld, at a minimurt,
` �� ?r_clude� (1) A COm��31'iS017 0?= the dist�-��hution of the
� �""' �xistinc� Z�opula�ian b�� incorae wi�h the dis�cributiara of
availa�l� hc�using units b�� cos�; (2) a determina�ian of
�%acai�cy :�ates , l�oth ov�rall anc� aL varying rent ranges
and cost level�; (3) a determina�ion of �xp�cted housiilg
dEn�and at varving rEnt rang�s and cost levels; (4) allow-
ance rar a. var?et�r or d�risiti�s and ty��s oi resi�ze.nces ?n
ea�h commnunit��; and (5) an itiv�n�ory c�f s�und housing in
ur�an �reas including units ca�able �i heing rel�al��_litated.
2 . P.lans should be develon�d in a m�nner L�za.t insures tlze
prov�sion oi �p��r;�i�ria��� L��es and amounts �f 1an� within
ur)aan gia�,3th ;��ur�dar7 es. Such land shoulcl k�e z�ecessary
and suicahlc •For ?�ouszna that mPe�.s t?ze l7ousing rie�ds of
househoJ_ds of all ?ncame levels. �+
4!
3 . Flans sh�uld provic�e fo.r the apZ�ropriate type, ]:ocation ��'
and phas?na af puh.lic za�ilities and services sufficient °
-ta support rlousing dev'elapmerit ?n areas �•��esently develo;�ed {
1•_ �.nderqoing develor�ment or rcdevelopment. a
� ��;
4 . Plans L�roviding for• housing n.�eds should cansider as a
major determinant the carrying c�.paci�y oi the air, 1anc3 �'!.
and water resources of the ��lan,ning a2�a. The land con- ��"
s�rvation arac� de�relo�m�nt ac�tions r�rovid�d for by such i�
� � plans should not exceed the carrying car�acity of such �;
resourceso ��`
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�B. I).',11�Z,.G?1.E2�T 1?LT Z OlV':
��r'^ l. P�_ans should provid� -�r�r a cc�ntinuing revi��•a of housing �
^•~ need projections and should estal7lish a proc�ss tor
�ccoi�modating needed Zevision.s.
2 . P1ans should tal�e in�to arcoui�t the efiects of u�ilizing
iinancial ince?zt?ves and resources to �a) stimulat� tl�e
rehab�litation of substa��darc� housing wi�liout regazd to
ti�e :�inancial canacity �f the owner so 1onc� as benefits
accrue to t��e occu�an�s; �nd (h) p.ring into compliance
�,�ith codes adoptP� to assure safe and sanitary housing
: � tlze dwellir?gs os in�ividuals <<a:ao canriot on t1_zeir ot�rn
afford to me�t suc,z codes.
3 . �ecisions on housing devPlovment pro�osals should l�e
expeditec� �•;�hen sucl� proposals arP in acco-��dance wi�.h zaraing
ordinances and �ri-ch prov?sions of con�relzensive L>1a.ns.
4 . Orr�inan.ces ai�d inc�ntives should he used to increase
pop�.�'lation �Pr1S.I.��eS in urla«n are�s taking into coi�sicler- '�
a;ion (1) key faciliti�s, (�) t1�P ecor!�mic, envi��c�nmental ,
sorial anC energy consequences o.f_ the �roposz� d.erisities I',
and (3) �he optimal use o.f e�sisting u.rhan land. �articu- '��
`1ar1y in sec�ions cu�itain?ng sigraificant amounts of �I
unsound s�abs�andard struczu_res.
5 . Additic�nal methods ari� devi ces zar ac:hieving this goal
�: should, a�t�r_ c�nsir�eraLian o_ t?�e i�nac� an 1�Tr��?� i�zr�?rte �
?�iausehotds, ilZClude� bat n,ot be 1?m_ited LO: (1) ta�; in-
centiv�s anc� disinc�nti v�s; . (2) J�uitding ar..d cnz7sLruc�kian
code r�vision; (3) zonryng and land use controlsr (4) sub- -
sidies and loans; (5) iee and less--than-fee acauisition
techi�icxues; (6) enrorcement of J_acal I�i�a�±h z��id s�.fety
. cc-�.sr..s; and (7) ca�rdina�i�n o= z�e dQ�s�el��ment of ur:nan
"����i 1.�.cies and serv?c�s to aisper�s� lova incor.le 'hou.sing
�::�:,���rhout th� �lanning ar�a, ;
6. PlaYis shc��ld �ravi�� ior a c.��zailed rn�.rzagpm�i�t �rogram to
assic,n yespec�ive impl�znentation rolPS an3 r�sr7c�r�si-
hilities to tnose go�r�r•nmen-ta1 bodies operaLing in the
planning area and having inrer�s�s in ca:rr�ring out the
goal.
, � ,' ,
�,: - d,
30 _ ;
:, ., ,»e,�..�. .., ......,.�, . .:., r:-:�,;r ,. .. ,.:�.... ..,. . ., ...: _ t ^y.,'
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�.w ,._
Rural Area boundaries shall be a �ooperative proc�s
etween the Col.urnbia Rr�gion T�ssocia.tion of �Tovern nts
a d affected cities arad counties.
�__ �
b. Urb Inventory. For purposes of establishing nitia.7.
urba growth boundaries, "Tnventory" shail m� an
ident�: ication and quantification of vacant nd five
f5} acr or largcr wi�hin Ltrban I�.reas.
c. Fconomic 1� nitoring. Procedures shall be dopted by
�:he CP.AG Bc' rd to pruvide monitoring of e economic
�nd r�lated �cial impacts of the urban ai�d rural
� ffro�,Tth bou.nc3 a ' e s.
� I
d. � Natural Resource Imrentory. For pur oses of establish- , �
ing initial 2�'atur 1 tesource� P.reas, "Tnventoiy" shall
mean an iden��ifica son and quantif cation oi agricul-tural '�
anci f�rest I.an�3 pa s on da.ta ava lable from �the Soil
• ^c��sc �r.�t'�on Sexvice�, .t7.S: Depar ent- ot Agriculture, :_
�;
e. Agricultural and F'orest ��"Lands n Rurdl Growth Boundaries. �
linless exempted tl�rough ��e ce�tion proc�dures �f
LCDC Gaal 2, �art IZ, agri�� tural or iorest �ands �
within c�esignaied ruraI. gr th houndaries shall be 1
prese�:, �•d and ma�.ntained r�r .farm use ar canserved for �,
far�st�_y. E'
��
� f. Mirieral and 7-�ggregate ��sources. ' Lands containing
minera1, and agqreyate �esources s all be invEntori�d.
?'hose ;i.neral and ag regate lands hat are not in
confli�� with the p lic need far t preserva�ion of
other natural reso c�s shall be ic3e�'" izied and conserved
� to �he extPnt de� rmineci necessary to " upport iuture �
5
.. cievelo�»nt.r,�t�. � �� ���
�;
uazard Areas. I�a:nds subj�ct zo natural. c�i astLrs and `
g• ._. ._ , ��
hazards Tshatl b� identified and inven�orieo for purpases �
_ of r�reven-t_ir loss, d�.rnage or aesLruction of' ite and �'
Property by limiting uses to those compat?ble zaiLh the �'.
charact�r f �he nat•ural di,sas��r Qr haza7-d ar � s. �.,
� h. R�sourc . Lands and Hazard A:reas V�?ithin rlrban C�row h Raund- i:
arics. Lands within u?-ban growth boundar_ies c�esig ted �('
�
ior p - �serva�ion or conserva-L-ion of mineral and agg gate ;
- or rot�ctio within hazard areas shal ''r
resc� .�:ces or �f p n, I'
nnt, ,,,,p inc�7.ud�d in lanc�s c.aJ:.cul.at:ed to meet urban y�
po�lation need. �
���
A�PEND�X A3 f,�
CRAG OBJECTIVE VI. HOUSING
�;'
r��,
SFCTTON 'l. SUL'�TANTIVE OBJECTIVEfi }`�
��.
-�' a. Support of i:and Use Classifications . P,egian�l' housinc� �
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� . - - — � - 4�
. ,, _ - . . „_ . _: _ ..
�::
' _ ` . � �3,„ �����.
�� �._:.�' �. .
planning shal]_ support dEVelopment o.f a variety of �;;�
housing iypes, price ra»ges and rent levels appropriate ;;
to Urban and Rural land use e.lass?fications. ?`,
� b. nrovide �ous?n�. The Regional Plan shall promote
a�3uquate housing const_ruc�ion, rehabilitation and F;-'
r�ain�Lenance of existing hoLSing.
c: Housing Cha?ce. The �egional Plan will promote public �.�;
policies which �ai11 encoura.ge a diversity of housing "
types and ontir�um utilization af �ousing r�sources to ��
meet the neec3s of all segmen�s of �the population. ���
d. Special Ne�d c�roups. Provision of housing ior po�ula�ion
�
qrot�ps with special needs, such as low-income and �,I,
r�isadvan�aged persons, shall be pr.omoted by the pub�ic , ;
��
sec�or and enco��ragec3 in the prit�ate sector. " �:.i
::!:;:i
e, t3eighborhood Preser�ation. Policie�s design�d to pres�rve r;,�
and �nhance the character of existing residential - - '` I
neighborhoods and. commun�ties shall be promoted.
i!;
i`:�'
,,.,;
�. Diversity. Tnnovat�ve site planning and a�sthetic =
hous�ng design shall be encouraged in order tr� provide ,; ;
visual dive?-sity and inter.est, foster social and �conomic , ;
choice, preserve speciai environsriental features and 7',.
ofrer a v�rie�y of resinential buildir�g types�
ni
� �
,�, Builda�I� Lancs. Lands ior housing sha11 be desiqnated �
which are both comgatible Frith land uses in Urban Areas ,r�
and convenient -co commercial �nd industrial centers, ,�$
aciequate exi�ting or planned transporzation i�.cilities, 't�
recr�ati�n opportunit�.es and schools. ,}.;
i,
(;.�,,
SECTION 2. �i OCE�UP.�L OEJECTIVES ��
. ; h �;-:
a, Iclenti.i�r Bu�laabl� Zands �.nc� r.xisting F-�ous_ng. T e ;�.,:
ional ag�ncy snall �ctiv�7_y �ursUe the coopera�` 'on �;,
�al ]anr.in a encies in inven�.or��ing bu ' a2-�le �`�°
o f � � P - g �3
lan�s a existing h�using and r~�appinc� nu� � able lands, ;�
giving c�ns.���ra t i o n �o a r�p r o p r i a t e h o �n g t Y��s. ;
r,�
�. Identif�Housirig 'I' .w.�� The � r�e � nal agency shall y !,
acLively pursuz �he cao-�,r�a,�.,a�n of local land use � ;
�lanning agencies in d e v��v � g a n d u t i l i z i n g p r o c e dures ;
fox determining the z ��"�fo�' otzs housing types. :�(�:
� �
Nee �;�'' Tn� •r� ional a.gency � 11 activP�y >�
�, Surve of g : ,
--____.�'�._. --
. pursue the ��exation o� loc�l larid use p ning ;
aoenci in assc-�ssing co�±nmunity housing nee�, ' 'er�tify- r
inc? ecial categ�ries of need and establishing p 'cies l4,,'
'�ich will fulfill such needs. � /.
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_- - 1
�
. � � � �,.���� .����r��zx �z �. .; � � � � � �
HOUSZ�G p1V`D C07�'�►ViUIVITY DE�ELOFi�'.�NT ACT OF 1974
��` I3CD �ules and Regula.tions .
For an application �;o be acceptable for. consid�ra�ti.�n Uy HUD
a,ll cornraunity and development block grant al�I�licata.oizs shall .coxatain
a Housing Assistance P1an «�hich : ,
(1) Aceurately surt�eys tl�e cand.ii;a.on o� tl7el�ausing stock in.
t11e community .
(2) Estimat�s tlze housing assistance needs of lower income persons .
.
( 3) Specifies a realist�.c a.nnual goal �or the number of d��elling
uilits or. Z�ersons to Y�e assisteci.
• (4) Inclicate� the general location where housing assistaz�ce shall
ta�e place .
Ti7cotn�lete or inac�ec�uate pre�aration of 1-i�1P 'S mai�5� constitut�
�rounds for disapproval o� a.r entiie commu.nity Develo�n�ent Blork
gran't application .
I3egirining with the firs�: :fiscal year, and �ach fiscal year thereafter,
az� ai�nual �7�r�'�rmance 1�pol°1� shal l be subn�itted to HLTU U�l.�ich indicates
�� ` �;h� progr�ss mad� toward pz°ovidizzg housing �.ssistai�ce.
� � � � � � � � � �i
:i
_�_
� �... �+.
��� APPEND�CX H .
CURREN� �DOP�'EU PL.ANS AND TI� STl��E HC?jJS�L�G �OAL
The ]_97I Tig�rd Coznx�rehensive P1�?n and the adopted N�ighborhoad
Plan (I�PO �l, NPO t2., 2nd �Tr�O n3) maj� zlot �eat �the s�tafi:� hc�using goal.
'�'1�.� T'G-'a�OT2.5 �or this are s��r�ral, bu-� �t}ae most a.�aport�t�� ar�e:
�. �'h� Com��reh�r±si�re Pl�n is a '�rex�y �er�eral, b�,o4d.brush
dacurn.ent �rhich d��s not tr�at all ele��.r�ts in the
d�tail r�quzred.
2. �he Nc�.�ghi�or�hs�cd Plar�s, co:n��rsely, loak at por�ions of
th� comnauni.�t;y in d��%a�.l, bu�t do na�t r�al].y add.ress
ma�or Cor�L�T�i.ty�-t�ide is5ues.
E�amp�.es o�' pcass.ible r.o�fl.icts �ith the housing �oal �ni�ht �n-
clude:
Carnpreh�nsive Pl_ar�
p>23 - Urban I,at�9•-Density R�s�.d�nti�l, Objective 3 calls
for a "�ar�e��y of hous.ing i,ypes �to r��et the rl�eds of
�3x.ff�z��nt f�?�il� siz� and family i�come. " �he first
' � ol;c tzr-�der -�his lan ar�a howe�v�r a?low� a �na.xi�n.l�m
of fo��°,.r d�vell?ng upits per gross acre, or 6500 square feet
of land �er i.�nit. Sxngle �amily h�o�e owner°ship on smaller
parcels is not allaz�ed ou�trign�t, �hus reducing �he va��ie�t�
of sing�.c•-f�.�i�.� h��e c��vnershxp availa�le in �he �ommt.uiity.
�
�. 25-26 - �esa.�.en i ial--Cam�ercial. �r��s theore k.i.cally permit
as z�anp as 40 r�tsrel�ing un�.ts p�r �ross aere in sui��ble areas.
• i� �ractice, 2.�w�ver, no r�sidential dev�elopm�nts ha�re
had as mtach as ha.lf this �en.si��y (Wi:�1GV�brook has a dE�sity
of la.4) .
Ne.zghborhood Pl�.n
NPO #2 {G�eeT�'ut�.?'g-Broakside) - The a.dop�ed plan incr�ased
�h.� ame�unt of la.z�d pla_nn�d for sing��-fami�y tzn.its from
28 a.cr�s �0 165 acres, tZzer�by reduci.ng the available
area far r.nultiple-fainily housing by 589� (p. .15) .
In view of -�he housiz�� situa�iorz azld irends r-��Y��.�ed else-
where in this re�t�rt, these ��a�ples o� esarr�en,t plans show
a need to s�rio�.s],y ,address th� state housing goa1.. •It
should be rioted that the above items are merely examples and
other�s could have b�en chosen for illu.strative purposes.
�.
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'�o �ro•�rid� a basis z�r help�.n.g to tt�ee�t the curren� and pr�ojec`�ed �
an�;ici�7a��c� l�ou�ing z�.eeds of ��he �,�or_ar�ta.ni�y, �igard's Hous�ng i
Assist�n.c� Plan es���l�.�h�d a ra.rs� y��=�r gc��.1 of 50 �.ni�;s �r�d a
�hree y��r ��al of 16Q u�i-�s nf assis�t�d houstng.
�'o fur�h�r 1'ac?I�+a�e r�eeti_ng Mhe �de�.t.zf�ed hous�.ng n.eedr the
�'as�.in���;�n Coun-�y Hc�tzsing ,��.��I�ority has sugg�s��d several m _
pol�c��s �hat �fou�.d r��.ke �.t ��s.�er .�or i,hos� s�:�r�.r�� hous�_�g
in •the com��ni���. '�`?��y ���..�_eve �ha�t fihe ?�.e�ds of �hose people �
� �,��rio are c�.zrrer�tly be�n� p� ?ced aizt of �he �.arket place d�e �o
�_ncreasad lZausi��; costs �an b� m�t "if poliries adnpted hav� the
flexibility �o al�.ow for sr��ller lat ;�i��s, for �ro�.isiori of spac�
for m�bzle Y�a�t�s for zoning �that wil� provide for �"'.larar�.�d U�i.it
Dea�elop�ents, as ���11 as �or ;.nul�.ipl� hoixsir�g U.rizts irz �ar�_aus
siz�s, frcm ciuplex lots to fairl�r large si2e multi-�far�iil�
c��plexes-. ��*-
_�
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?�n �xcerpt �rr�m a Iett�r �a the �it� af �'i;ard :f�om the Z�'ashington �
Ccun�y Housing Authority. �
�
, �
. �
�
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. AP�.�I�.�_X C
Cr�,,�m E��' /� C.�'iN'�i@'1�'.�G��IAr., 5�:1�?GI���FA�1L`Y H'UN�iE �N `.�YCh'RD '
:C n 1976, t17� cas� oz a xx�w, t;onv+�ntiar�aJ. singJ�--.f��ily- hc�r�e iz� Tigard
�v�ra��d a�out ��5,000, E�rha.]_� th� �ery lo��T�st cost un.��s cou.lti be pur-
cl�a�s�d �ax� �.l�ou� ��35,OQOo �t'��.a� le�r�l of iz�cc�z�� ��as x��a�uz�¢d for o�xe of
�ib�s� ����1.:1.��.�;s ��o i�� pur•e,h�:�c�d.`? �=_��u�i�g a co�v�7��ao�;�.1 20� doi>�rn
�
. � , ., �+
� ;
d � � n��res� �nd nro er�t
p�y�ae�t, �a �a����r 5 �'��i x�c�r����ge �t 9,� - > . T� Y
�;a_��s at �24 �er �l(�00 a.� �us�ssed va�.uaticn: ,
()
�3�.,Q�0 T.,o���es�t cos�t co�ve�zti.e�n�l �'���r ho�ne '
--7,�J00 �0� dawn
� �28,c�QO T�oan �� �� a��r 25 �c�rs-. ..
�23���0. �ri�cipal plus �rat�r�:�t !
� � � " 0
+ 70 xxo. �r� �x�t �a� ��840/ ;r. a �Z41'v�� 0)
� � � � �
��30�%�a. ��.��uci.�ng {n.su���.nce, uz?in�c�na�ae�,a�.d �.z-tia_iti�s .
Sir�ce b�z�kS usu�J�.�r do z�o� graz�°� �c�rt�ag�s e+rh�n �ore �han 25� n� �rass '
ir�car�e ��o�zld �e r�quired for horne cos�s, an azzx�ual gross ir��o�e af at ',
lea�� �1�,�a4Q is rer�czir�d �a p�rehase �he la�r�st �ost con��iational new I
� hom� i.n �i�ard. . �'
�45=000 I��d�.an cds� �or��entic��al n�w h�z�e
-9�000 20;� �ia�xn '
�,..�.._.�...�j...._ � . � � I
rl G"��T` � 2r`3.T"u
�.3F,C00 _a� at 9r� 5 � .
�'�02/�0. �r.incipal. p�us i�.tPr�st
- +90�zaa. pr�c���r��y �;�.z ��1�80/�r. a�t �2�4/�lOQG)
�'��.�92/�c�. e:�c'iud�.�z� �*�.stxr���e, ���.:Lr�i.y�a�ee, ��xd ��ili��es ��
An �nn�al grc�ss i��o�e €�f �.�"18,,�16 i� r�quirLd �o pt�rckz�se ar� �'v����ge
cost con��z�ti�r.�l ��w ri�1�� in '�?��rd.
i;?�y o�' Ti���d ����l.t�s ?�ad �_n �s��.��t�d �c��i�z� �.ncar�e of �15,147 in
1�'?�, �rhich r����a�.s �n� �°������ hous�hc��d �a�a�.a �at �f�v�d �h� a�era�e�
new s:�r.gle ��mily ham�� _ - ° .
���oti���r �e:�sp�e�?�� c�n �Y�e h��h �os� ai �o��zv�nt�onal sir��l�-�ami?y
hor��s r�I��t?�e �p .�rzuc�m.e .is ;�ra�?d��: b�* zbe�'�7~14��.ce tc� City of' `�iaard
n.��., .,,.,.. ,,,� �-�. ., �,v �-=,? � ���r��^en�t 5¢ �'uil�-�ir�� ex�pl.ti���s, aa�1y ta���2�
.....';.•r i V.:.. '�.�L:.y :'-,i�i.. ' ...�... �.�... ��� .. .i
ar �� �:�.n �x.;�rd �r� a�rer��� �?�w nr�rn� ��.�hi�z �h� z��u�ici.�al bc�uszriari�s.
C7n1� 11 Qr 17� can �i�'ord ��h� �.o�Y��s 4 eost n�w ccnver��io��l h��.e in ��e
ci�y. mn,�s� s��rt�.i�!g a.i��°es t�,k�e on �da�d m��.ning j.n t�z cantext of i
a gr�wing na��onwidp t�end r�eouiring city �m.ploy�es ta live within the I
bard�rs af �he ,nu.nic�:�ala.�y. In �regar�, R��eburg has re��ntly adopted '�
this requ�,���ri�n� ���d PartZand is aZso consid�rirxg doino so. ,
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�.~. a����r �s�im�:tc�s of n�,� cc�n•��...�.�ion�1. ��t�zs?ng �os�ts, usiz�� slightly
c�:�:ff�r�nt, btzt� p1�t�sa..�a1e, ��s�x��t.zo�� �*�.��.d e'v�en g��.m�.er �tatis��.cs. ,
1'h� �?z��7_�..�����.•ry��'�s'r��.��.�,cn C�ur���.�I-io:�s���?l�n (1975) � for ins�ai�.ce,
��su.z��ci a 1t?;��d.o� pr���rrx��t az�� a 3C� ;��ar �?_da�; ���:.riad ��c� i�:c_1_ud�d
�.rsur°�x�.c:� �"id z�a�_?�i���a��'ic� ��s�s .�n a.�ts ca�.c��.�'�ie�ns. V�?`�h i°,'rzese
-• ch�n�;�s, a �3�> 500 kza�zs� �us�c��.��� s��q�i.ry�s �:n i:z�c��� af "�2�,600 anci a
�45>500 house r�quire� �n incame af �27,744.
-
�
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�� . ��.'� `- .;� . , . . . .�.
�'� AFF�>NDZX D
��, .
I�GPN�' �Ar1�N�Y RA'i''t�S IN �IG��RD .�ND �UFtROUi��'iING COI��IU;VTTI�S
Vacancy rates v�z� signifia�ntly o�er t.i��, part�cularly in relatian
to the build�n� cycle in �i�e r�gi�r�aZ Ecanamy. The best available
, �s�3_zna�es of v�c�ra�,ies in Ti a�d a�.d n��.r�y ca;�iuni�t�es are pravided by
�E el��;'�rir, m�'f.�r hook--ups ���,hr�shq�.d o�' 10 �i`�H) �d i�3TJD postal
, v�.r�ney sur��ys. ?3a��a hav� d�fiei�nc��s. �h� �E x°�.t�s, fnr ex�m.ple,
i.ncl.u�3e sigzlifiGant s�ti�bers �� iu�.z�s still u.nder c�zxs�ruction as being
' vacant, and thus �aay �oos�t v�acancy rates by ahc�ut 1.5� in suhurban
areas unr3er �ra�id c�evelap�ent. The postal surveys, on -�he a�her
h�:nd, a�p�ar to l�r.�`u� �the o'p�c�si.�� da���culty of ca�a��i�g vaca�t tzn.�ts �s
occupieci. A�tu�l vaca�cy ra�es need �to b� abou� '7� in. arder. �'or �he
h�usir�g- mark�t _�a �uncta+an pruperly.
�F V�v�ncy R�tes (P�rc�r�t)
� Decemb�r ��, 1976 � ,Taz�u�ry -31, 1.977
Single�-Fa�..i_ly Mtalti-Farnilg Siz�gZ�-��ni1y I�Iulti-��a�uily
<.,r�a�e rt on 3.�8 1�9��3 �.����•�9�m�..�. 3.73 �2: 23 ��.-�91 . 1 �
. .�lati!� "1.90 (f.40) �5,�5 �3d95) 7.46 (5�96) 5.03 (3. 53
,ake Os����o 2.61 �1.11.) 4��3 (3. 33) 2.47 (0.97) 8.58 (7.08}
Po?^t�.�tid �9?219} 2. 6� 5.92 2.47 5�42
xigard (97223) 3.50 �2.00� 4.oa (2. 5oa 3e �4 (�e74} - 5.42_._(3.9z) -
City 5.�7 C3.97) 4�081 (3. 3�)
( ) �.d�ust�d �'o� cans wr.u.c�i�.� ac�i�i��, r��ixcing by l.5� ,j
!
PCSTAI� �:=AC��C,X �rJ?�V�Y� {�'ERCENT) �
' Nov�ml�er� 1974 �c�ob�r, 1975
Single-F�:mily I�'Iu.lti-�'a�i�y �ingle--F�r�i 1y Mtalti�Family
�s�av°�rton.._._,.�.�,..,.._...._._..z e� �._.. °�,U' � 1.7 4.�-__.._..a. i
L�k� Ds�'�go 1.9 �.0 �
Fortland 1.3 �-.4 1.0 3. 5 '�
�igard (97223) . 1.1 3:3 1.1 2.0 ;
;
�
- ;
,
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' ��A �i
R
�� AFPENDIX E
.TIdCREAS�D HdI+� I3`tJ"Y�'4� �`:�PECTATIONS
� � �
Q��e c�i �;`_n.e ��r���7.I c�.�.�s�s which ���s �.f�ected �the �va��.�hilz�y o�
i�ot�si�ag c�its �nd r�r�.c;e .ran�;e� caz�mensurate wa.�;h �h� e�p�t�z.lxty of �
pot�n-�ia1. ho:me �uyers is �he in�reased e�cpect���ian of �he g�neral `i
� _ _ _ , .
public. �!
_ _ _ - -----:. - -... _ ;,. _.. �
�� � � F�or e��ample v � ,��
�,
b�;
,;;
,
� � � � � � � � �n;
�° � Ix� 3:;:�� a ��pi�al ha�e w�s 840 square feet �i.
� 6{:
��
� '���rao�s, �. bath, garag�, and a few b�zi2�t--��� �,;
Ei,:
- �f75ti �'f33�� �'
�..� ��i
� 4�� i�.�erest .rate �;
�
� � �'i
7 csut .10 seekirag hausing could a�fc�rd it . • '�
�, �;�
� _ �. � � ��
Y. i
f
.�:x� ��74 a wedian �ew hou�e was 15�d sq. ft.
, ��
- 3 �edroo�ns, 3 baths, 2 c�r �arage, Zoaa�a wi�h built- k,�
ins � _ �:.
a
k�� . . . . . . . . � . l
inter�s� rate �as at y� anci only 4 out 1.� pec•�ons co�zld- f-;, �1
' af°a ard it ��
' ; . ��'
��9,OQ0 nat.'zox�al av��^a�e ca�t of singl�-famil,� housing ���.
t!�
I�
�,;.
!i';
};:
. � ��r'.
Sn essence the cost oi build,ing and interest �ates have e�clude� ��
�any �otential: buyers from �h�e r��rket pla�e. ��`
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�`, • �Pt�u'NDIX F
�,._
t�ECT,IN7:NG HOUSEHQS,A Sx2�
A f�r�damental reason U�hin,d the gra�vi.ng 'n�tz�ing px�obl�r� around �he
nat�on as �ell as .in -tk�� Portland area is �h� dcelining size of
hot.a.,�hc�lds. �he av���ge �:tunber og ix�d.��v:�du�]�s 1�.viti�g �Go�e'tl�er h"�s
b�en ax�oppi�g ?or a r�u�b�r. of �rears p�cause c�f su�h �actor� as °nigher
divor��� x~��t�s, la��er �n�rx�:i�ge rat�s, and �,��1�er fa��.lies� :Cn
th� PartZ�x�ci me�ropoli�an area in 1960, th� a�erag� I.�o�sehold size
was be�w�en 3.1 and 3.2 p�rsons. �his figure �r�s on.ly 2.7 tA 2.$ .
in 1974�
In cor�crete terms, this d�cline in househald si�� me�ns �,hisa '
F4r �very 100 Por�land �x�e� r�sir�ez��s in I960, 31 d�#elli�gs �
� were ne�d�d.
! �ar ev��:r�y 100 Par�;I�.�.d ar��a rca�a d�n.�s �n 197�, �7 d��relli�ags ;
w�r� nepded. i
,
. i
:tn 1974, 6 ���'e �ZOmes �ver� �eeded tn hous� tk'be sa�� �
zit�,z�ber of pec�pl� . . . j��.st b�caus� �'Ewer peaple were
�,� li�ra.?�g t�agz�her. �
�hat is Why 45,o0o d�ellir�gs �a.d �a b� �c�i��txYtzc�e�. iz� �he t�ar�I�nd ;
ax°ea fro�n 1.960 to 1974, ,�,u�t to kz� ��en �rith. ch�nges in_haus�hold �
si.ze.
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. AP�'_F;IvDIX � a
. �
, EXISTING�. �UST�G UtVI�'S W�.THIN '�t� >��u ZL 1 Z�kN A�A
�
' �, �ased upon an i�z-�e�z�tc�ry of exis�ing housin.g s�;oc?� as of Janu.ary �.977, tl�ere '''
. ai�e appr�oxi�rt��ely °�he �c�llawirig amount of �iousirzg uni�s within �th� detax� C
plan are�: �
{:
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i
�
NPO "''s�s� �'AS�ZL�' �7C1�.7�EX/�t�Z/��-I�.LX APAR�I�NTS I�105ILF I�OT��S ��
..�...._.�..._..�..._.._.. �. _, .,.�....� _�._.__ .�_.....� _.._....._.._.. - r
� 353 1 1 1 475 30 �
�;
2 459 22 1 0 �89-5q5 17 �
3 804 �0 1 0 237 0 �
k
',,
4 664 2 0 0 1�9 0 � �;
�
5 230 1 0 0 229 35 �
6 894 7 0 0 3g8 237 �;
? 54�3 . 19 0 1 176 0 ''
. � __ :�;
(�4) . �9) C ) -z'��6�#- 31y
3952 6? 12 � ? £3 �
22�q � �
6
( ��U�'QZ �z�s � � � Q�
i�
k
�'?�.en asszgning a fac�or •of 2.7 �aersc�ns pnrjsin�le f�tz.ly x
�.9 persax�.s per/m�.�ti-�ar�ily (�whi.ch would zn-
' c�ud� du lexes tri- l�xes �ncl four- lex�s �
F , Ia p }
, � �
1. 1 ers�ns er mobile nam�
P �
P
tne a�pro�rimat� �xi�tis�g papula��ion �or tlze pl.�.r� ar��a is 3952: �-�2.7 �
' (10670.4} +--�8�.1�9 �-�-�}-�� + 319 �z:7 {542. 3) =�-5_��-�-.3 �.
: 23Gt� C�54l� 15,75q� '
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P:.
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£.
k,
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. . � . . � . . . . � . . . . . . . . . . . �';.
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.. . � � . . � .� . � �. . � : � . . � � - . �.. .. �.� � ���� � .� ����
� $�y, AL P�'�'�:tX H �
?�4I�t�S �Y Z0�3�' CI,ASSTFYCAzIOIVS W�l'H:f_N DE�AIZ P�N �.I�EA
� . . . .
�i Lhir� �Ghz ��ta.il Pl�nn�n� :�rea �h�re �re appr�n�ir���tely F470 �cx��s
of` :Ld,nci. �g�hen .�d�?�txfi�d s�p�r�t��.p by ��nin�* cl�.ssifir.���:�ons
(�h�itl2 s��:spec��.ve p�rc�p�� oz �he �;o�al acr��g�� �h? followi�g '
����osi-�a.en exzs•�s �.r.t•t�ong ���ae �e�r�n NPO' s co�przsi�g -Gh� det�il :�
gl�n area.
Ni'0 FtFS i�iU':la'1'�:. CC�:f�. �CI�T1.�. �t�cP/R W'�' S�'FiT����'S J'0�'�:YrS
1 36oea3 49.�.4 i22.72 2y.a4 6.89 4a.93 603,46
2 244.44 63075 �3�84 161.93 26.9 75,gi' S�9.33
� 3 683, 33 ?9. 23 31.. 62 _. . 0 U 53.�8 797.7F
4 445.44 2b�37 156; 32 21079 0 134.28 784:2.
� �42Q.07 3�.76 �1.05 6�9.65 38.29 1.00.78 1.224�3
,� 6 Z267R� 3�.31 5.82 0 0 �21. 23 1431�26
' � 7 9�9.05 20.74 "9.15 0 0 71..0 1039.94
'-'��O�ALS 4365.06(74�)264.30(4�7 390. 521'7p)853.Z1(�5�) 72.08�` 5g7.7'AE� 647Q.�5
,
�:
� mare c�et��l br�r�T�dov� of r�sid�ntial.ly �o*�ed l�.nd v�i-�h�.n �the �Zan ar�a
prod.uce� th� fca�.lovz�ng distribu�ior_;
i
ATPO �.U-4�cov�rr __/��-7/�'�-IO RS1 (G�tJI��I'�/R-z5 �--3�CITY/C't7t�I�Y
� � . . �6V.oU� � . � �. . . Q �." . . .
� � 244.44 0 0 _
, 3 393.74 173.�9 1�?5a6
4 �45.44 o a
5 424.07 0 � 0
6 �QO8. 36 . 225�52 34.02
7 698aa8 24o.i7 0 �
��oTa.z,s 3575.76 (a2�) 5�9.6a (15�1 149.6 (��)
#Railraad R%W has b�en :i��;er�t�.��,n��y 2:cla�QG fx'�� �:he tot�l acr�age.
�Stree�s �.re no� included in the perc�nt bre�kdown of Residential,
iulti-�amily, C�mmercial and Zndustria.11y zoned l,ands.
• �. _ ..
. . ..__ ,._,.. _ , . .. . ._
�,,..... .. _ _ _ .�___.
� .APr'ENDTX I -- �,
PnOBII;E H��iES _ _
"Vrry few lower cost hoi,�s�.n.g <�lt�r.rlati;��es presen�tly e�ist in �oday' s
� housing xaa-r•k�t." �his cnnclust�c�n t9�as r�ached,based ot1 a s�ries of
regiona� housin. wor?�s�aor�s cr�nduc��ed by the Colu:�nbia �.egian Assaciation
o� ga��rnmex��s �CR�"G) �.n �hP Sprii-�g of 1976, ?�i�bi).�Ha�zes ;aer� cit�d
�.s a po�t�=n-�;:i�l �a_t��za.a�Ci.ve for h.e�.pixzg t� allEVZa�e �Ghis grobl�z�.
�}2s fc���owrin; s�.nd.irags �Y�re mad�, �rit�i r��ard �Up znob��� _h.c,�es, within
GRAG' s Re��rt:
1. 1�375, 97� of th� hcr�es so)_d .�or l�ss than °�20,�00 wer� r�ob5_le ,
�1UID2S'
2. �f ��he�e homes, �?� w�•re p�archased uy �_ndividual 3� ycars old
c�r you.ng�r �r�d 3�� �Y�'r'� pltrchas�d by a.nd.ividv�ls 55 y�ar� old �
or older.
3. Rec�xltly, 1?beralized 7.ending rr��t.�la�ions k��ave ac,�c�lera�ed �he trend
to �a�i�a.le raQ��e purchas�. �
�: iviobzle h�me paz�r�s �r~e �u17_ in �lze i'ortland I'�5��.rc�poli�an Area, with.
w ry �.-.�,��:3r :rate �f 3 �.
5. �zbl.ic s�nti�n��� �g3ins� mo�ile hc�r�es ha� l.ed to ain�l?n� au� this
type o�' housing as unesthetzc, socially und�sirable, e�c. , �rhen in
fac��, , ,��ro�*�d prodtae�t�.c�n tc:chxaiq�.�ES a��.d ���t��r d�s�.gn h�.�e re'�
s�l' , � .�Z a sup�rior prodt��t in re��ent years.
b. I�Tr�ba=� �� hames are now regula��d by f�d?ral s�fe�y arid �sonstruction
stan4�rds.
� 70 �obile ha�es on :���gle-�f�mily 1o�s c�n �z utilzzed as a ?noderate
cast hous.;.ng a�°�cr�xati��e.
8. C:L�dr�y the need::, ���s vs �or � re�--e��a�ina�zan of �ac�l zo:r:�ri�� arid
I�nd use: regulatz.G�s ��f��t�r?g ;�tinE �nd. Io�a�ian a.� �obi-l� �
ham�s :�n, cc�?�sid�ra�zon �af t:�e r�egior�' � 2?atzsi.ng need.
�:��sh.i.nf;�,can G��:�ty' s F^��zmiraary `'�_yt�s�r�g P?��� (1975) st��tes that �.r_ ].97� I
�0� a-f .all nekT hc�z�i� ��;�u;� w�rG-' i.u:JL�1.a.'� lsu��5.3 Alth�ugh t:n� plan �oes �
*�ot �.�]�:>n�i�y �he d�.t�. source, it c�.n b� ��s�.uied �tn:at ��:es� stat�st�..cs
��f1E=c� �. nation�.1 ���:������eagP. '` - 1
' edc�ifiic�n�l . i�a.iorzuatian with re�ard �to �obile h.omes �an b� .��und ir� �
a. r�port on I�rot?il� ric�n:ns anc� Mobile Ho�e °ar:�s frc�m ��ri� �u���� �7a?nt �,
i�c�.�sin� C���i�i��, � .ra�sr�.it��s3 ta ��he �`ug�z:�.e ?I�:r�ning �a�mission �
(July 197�) �.nd su�sec�u�ntly a�ap��d by �th� Eug�ne Ci.iy CouT�cil, which �
i.ncl�cied t:ne follow:�ng summary findi..z�gs: , , i
�
1. Nabile ho��s ar�. �ot d�pr��c.iating at a rapid ratti�, but ;
mobil� ho�es have appreciat�d a4 a r��pid rate � . �
2. Ntab�le �.ome p�z��ks arp not concen�f;x'd�1GR5 of lot�i=.inco�e house- 4�
h�1ds. �
.
3. Niobile hom.�s are not less safe than Ganventiot►al hous�ng U�
e., mhPr� �re no tecnn.ical r�asans far nat allowi.ng �abile homes �
OIl 51.2�,��G' �.t�tS s ...` �',
�; 5. Schoal.- districts were nat flooded by child�en from mobile home �I
i
parks. ' , �!
6. I�aUi�e hoz�e parks const.itute miniature z�eighborhoods in �he old- �#�
fas'rzianed sense providing physieal seci�� y+,y and re1i.P� �from�"" '
throu h traffic as we11 as a kind o;� :�:c�nomic �nix that is <
d�szrable for larger n�i�hborhoods. J� a'
' � �..
A;?PE1��IX J
�� � �I� CUR�N�P FtA'.�IO OF SI1�G� ��'A�T�:,Y RLSID'�NTIAL
� UI�TI�S �'0 T�(JTa'�`�p7�E rh.I+�TLY iJi�?�TS AI�D ���
PROJ�CTED R4�:L0 AT �'UI,f l�h"1��ELU�f�1V�S
IIJ �I'��� D�'.�'A�"7� P7A.N A�A
�oday, wif;hi.n ��?e �x�;�rd d��;ail. plan �rea th� r�atia.o of p�is�,in�
sa_ngle family �ni�ts �o �u1�5_�-ia�us Iy tar�i�a is a2�px���.izu3�ely
?_ to 1 ox uin�l.e fami.ly unx.ts car_s�ti�tu�e 6�� of �l�e -�otal hausing
s;�ock(4�71} un:its} �- and 36� are multi-faa�ily uni�ts (7_3�4)� �
Ba��d on cur�r�a�t �c�r??i�.�, at �'tx11 �3�v�l.apYn�r�t, thE appr�o��.z�af;e
� i^ati.o o.� s�n� _ f ma.l �~e�i.d�� ; -'.
�7 e a y t�al u.r_a�s �o mult�-�ar��.ly un__ �s
re�:l�c�s �. �i ni.zic�x~�t �_�c,w��.,� �ta 5 to 1 or 8�� cingl� z�.i1y
uni�s (16,08�� � to �6� mult.i•-a�z�il� us�.its (3172)
�
1 T��;s i��r� i�clud�ls �nb.i?e �ar��s (319 u.�its)
? This �.i.gt,zr� includ�s dtzrnl���:es, �t��i--pl�:�?s dnd four ple:�es
(141 u�!i•ts�
� Both City ane Cou�Ly zoni?-ng ar� included a.n this .fi�re, ���=iich
refl�cts �he a1law�ble �erisi-ties per �.cre Sor each �on�.
R--`7, (�U-4-) , H�-10, R--15, (RS1) , R,-�iq, (R-30) � A-2, �RU�20) .
:� ' -
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��??EN�:Lg R
� �
�A" �C� CUS�'S OF �IJ�C�3AN �P�t�.WI� � �
The t��ic�l su�aurban do��'�le��a��r_� patterxl is kx��°��n �.s "sprawl> h
�,nd. r�uch Qf �h,e �.zgard c����v?�z�y �rQUld T�� �.c��xr���e1y de�cribed
t�� ui�.at ��ard. ���a,s u��e of d��r��..�p�.�ne�.t t�a���%e:�xa by �az�p�r:�son w�_�h
�ore canc�er����.��d, �z�h�r de�sa.�;y ��'t�tle.�en�� �s ;�oi� c��:p�n�i�e
n���11 ��el in o�ner �_� s. T:c�e �a��i�e
n�ir�an�z� Y
f�x��.ncially, e 3'�
stud -- �he Ga�ts of Sprawl. (R�al �s'���� Res�axhch �orparatzan,
197�� - tnv�st?-g�a��d�� r�lative GqS'tS bf C�.E�V'?.LC7p�:� �reas with dif.f�rer_�
dc�n,sit�.�s. R��ul-�s s"rrc�w�d that �ai�h h.igher d�z�si�ti�st
C�.pi�al inv��t��nt �osts v��re m,.�ch luwer, �s z�uch �s 5�� la�r�x•
Gp�r�.��.ng and. �ainte�an�� costs of p�:ab�.�.c ���'v�c�:s ��re �nmewhat
.1.ok'er.
�I��cx� tzse �ras �5� 1o�r�:r.
�n�r�g �se w�s as ��xc�i �s 4�� lawer.
�„�ss air pcs:�I�.z�a��n ��s cr���t�d ( 2Q%--3�9� 1��� f�e�m au�c�s) , �:1t�!atz�n ,
� t�a�re k��s su�.e�*raa� �?���-t�r carzc�nt�•�.t:ior� �f pal�.u:tar���.
��
Au-��mo�il� tr��e1 *ime �as r�duced.
T��ffic a.cci.cl�r�ts w�re reduced.
Crime � incr�ase at tl�e h.z.ghpst d�ns��.ies. I
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SI1��IiE ��I�,��ET��',I��IU.S�'1_':I-Y-F.A.1�'`iI'L�' �OS`�` ,AI� 1�'''11F:�r?�TE i
C(�1��.A_RSSOr� FC7T� L.A.� OSE��FGO
�h� tax and serwice .�mp�.ct of c�if:��r�n� ka.�cis of h.ausing, es��cially ;
sing]_e faznily r�s�denc�s as cn��tr�s�;�d �ith multiple-f�m.il.y r�sa.d�rac�s, ��
zs �zi ir�por���.nt �actor a.n co��rsi.d.ara_n�.g an a��ra�z��.�a�� �ro.i_�:�ur� of 1�au��_n� �
typ�s. �.'he �f�ec� on sc�7aol cos�s, and tli�re7oz'e, prar��r�y �ax
r��;�s, is p�r-�icularly �:Lgr�a.�i�an�t. �'h� Ca.�y of L�.�C� Os��e;�;o zYec�r�tl.y
�oz�pleted � s�uciy �l�at she�.s �onsi_d�rable :iigh�t an �ch�.s suk�;��c;�t.
Whi1e its� d�tailed findir�gs �az�z�ot be app�.�ed to '�'3.�ard, �he g�n�;ra1
�onc.l�sio�s p�^�l�abl.y h��e subs�tan�ial vali.da.ty her�. �he follo�ing
sur�ary is �ram F�.scal ���p�c�s o� Ur�an D�v�lo�rnent.�.n i���k�_ Ost�Te�o,
Ur��on, a..9�'6_, •►� • 5�%1, .,,w........_..._.........._.....�._._.�.._�.e._._.....,_._.�...�.�._._....._ ..�- - - ,
In compara.ng tne relat�ve �'in,anc�.al �d�ranta�es (or disad�rantag�s) q�'
si�zgle �..�d �zul�i-:f��,..a.ly r�si�.�r���.�1 t.ns��, �Gh� study shaws �h�m �a 1�e
near?y eq�si.va��r�t. (C7�e �ust be c�r�:�ul �.n ;o�.ng �thr�u.gh �;he stud�
wo ch�ck al�. �he x��sid�r?'�ial ��:��i��a.cs, t��e�us9 a�y nn� figczz�a in- !
divic3ua�ly co�.Ia be raa.sle��ing, �.s y�ou �i�l se�. ) ;�
�
1. Both are a net l,�ss in terms of cc�m�ir�ed anr�u�l City arad school ��
opera�Ci�g costs. ',
�.. ' a. P�r Acr�: 5x�.g1.e f�nily creat�s a c���bined Cit�rwschool �n-
- - �" nual oper�ting �'d�ficit" of �c34°; mul�ti;�amily,
�1,951.
;,�r tJ?�it: Sii�.gle f�..mily creat�s :� .c;,�b�.nad i i�,y�schaol. �nnu�1
., "_ ape7�at�,r�; r�d�fzci�91 0�'_ w�''t`o; zuul���-"a�.zly, �119• �
� (��'h�` �iili��r�nee is du� � •r��h� high�t� �.ensity--�aar�
u�.its per a.cr�, thus .� lc�w�r p�r u.n.�.� '!d�fz.�.it'� f.or ��
mul�ci•-�arnily� � � � �
,I
�. Single ianil;� �oays �ore of itssh�.re a:f. i�s ar�.r_ual cc���'�iried op- �i
eratxn� cas�s �ch�n r�au,l�;i--iamily do�.s: � �b�ut 86� v�.r�us 78�.
. . ��
3. Or. a t,er �it� Y�as.is, single fa.mily cr.w�..`��� a c�mbz_rzPd arinual �,
'�aefici�c�' af about �87; �ulti-f.�rnily's is about �6?,� Aga�.nq this kl
is due to d�nsity diff�r�nc�s. � � '
�,{
. � � ��
4. The �it3r' s single fa.r.eily ho�tes �.�ve a high aserag� assessed value: r
n��rly ��5,Q00 �er ha��. The tnulti--��,ui1y� �c�w�5sd�i value� are
m�re "normal" fGr the area� about �15,000 per unit (��s of 1975). '
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�a 5. In ��r�.,s o�' a�.n�.al C.i�ty.crpera�ing c���s only, �bath reside�tial
�,T�.7�s xia�e �uch r�a1��r c'd�.fici-�s. In •�cz�:s of �chr�ol cnsts alon�,
��ulti.••-.ia�.il� �?��s a s1.�nh� �ur ,x�l�:�s. Sc;l�aol ca��s"�'ax� �'r�._b.asis
�or �the c�s�c�n �axa1 de:fici.�. Ho��s h��e �� �h� av��x���g� �or� ���._n
�Gh�ee t�r�es as �a:�y ,�c?�oo� �id� �� r�ul.ti�-f���.ly, �{rzd hain�s px�od�xce
almost 97� of �'Lhe. srhaol c�ildr�en. .
i
�n ���•rrss o� aol.l�rs, it a�pcars �in.�t sirr,gl.e f�mily d�es no�t sub-
saadi�e s��?1_'G�w���.a.IY, Y�.z� �l�a�t f,�'x�y a�� �bo�x� ��ui�Taler�� in op�r�.��iz�a�
cn��; 'sd��'.ici`�sF� incur�w�d. �Sir�gle r�.zn.i]_y lc�aks 1:,��,�;�r �gy� �er�, ��rhil�
znulti--��mily lao'�s ���tt�r per un.i�t ar p�r p�rsc,n.
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� SU�D���Y�S�C�N I�ND ZC���:iti1G �S�!�N�DA�5 `I
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�L,_�� i,�;��1�uilcl�.�g i�.dtas 4x�r i��ain�ains �that �h�re ,�r� nu�.c;:rous �on.ing ��
�:
�nd subdi�c��.sian s���?�d�.rds a.�apos�d by 1oca1 go�erz�mex�'�s �;�hich ��� '!:
�.itkzer exc�ssi�e a•r u.�r,eG�s��.ry �.n.d which, �;og�`kl��°r, h�1p b�c�st ��;
1;he cos� of cc�ns�ru.c;�.�ng ��-��,� hor��s. �n�'+_��� �he :£r�cauently ���'t?on�d ;il
s�tan.d�rds ir� �hi� �^eg�ard �.rw: �.a� siz�s, s�t;r.�e��t .a.nl�rov��erz� ;;
t�id.�;hs, cu:�1;s, s.�.d������:s, �tt�r�n �s•raa_xz.,� �s�.n�tax�y s�w�r I.00c't'�IOTl c'x�iC� ,. �,
waterlines. �.s�zma�es oi '�hQ s�v��.r_gs that might bz �f�a�_z��d have ��,
b�en ca�.cula►�d zar de�elap;nen� in I�Iarian Co��z�y. TnGlt�saon of �th��� �:
it�r�;.zed s�v:��igs in �th�.s r�part is not to ne cons�ru�d as an .;
erGal s����n� c�� ai�y o£ �he s�tg��s��d. chan��s, b:.z� n�re�y se���tes the `;�
�
r "� �' �i
pt.�rp�s� �i .�oe:�assi.ng an �the k��.ds of s�ca�d�rds �ha�c m�g�t bG .�ub�ee,
to r��iew. ;;�
rv
COSrl' �DT+�i�.�1tXSON $EJ.`W'E�N 40--�CR� SUFiDIV:L5S0�T 1�.ESTGI�TED 4^'
��
?'�J E�ZSrtIP�G S�?�:�t��?R�S AND S[��DS�"ISI�N D:��S�G��IED ,,
�CCC>��NG TO NEW S�AN�A�.DS �'
;�
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(�AS�D ON JAN �E �AST �EVEZOrMEIVT �{
i�'��RTUN COU?s�l', OI�EGON) `�
, ;1
�,. (�ri.��s a.dj�xs'i ed �a �pril 1, 1976) �,
� S�vings �
a er T�ot W1.th ;
1. Nuzaber o�' 7�ats: N�w Standar�s ';
- }
Iaacreas� �'ro?n 128 to 13� l��s. �he d�nsi•ty i
� inereases from 3. 2 �nts pe•r acre tn 3.4 �
per a�re �r�d �h� 1�t4 ha�� basiaally 'che s�.me �
sc�u�re fac��g�. 7�ra��.1 p��red �cr��.�e d��:r��.se�s '
from 4.9�`+ acr�s, '�o 4. 39 �cres. kt �6,000 per lo�t,
there is a tai�l sa�r�r��� �� �6G,a�0. ��43�.00
� i
2. S"�?'�2zS !
._,...___
S urc�'t iz�F�:o���.�nt �aid-chs b�'t����c� curbs ar� �
aecr�ased .iror� � feet to 28 rE�t on ali �
ctia.l,-de--s�e stree�s. 91.00 '
, i
;
. . �• 1..�-7t�!,7q ` . . d
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Curt�s are chan��d fro� a 5-zzach by 16-izach
standard c�r�s to roll cu�bs. This a�v�oids ;
�reaki.n� out" the curbs �there driYeways are
installed. 80.00 '
,
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' �.. , . �.._ � Sa�i��gs
P�r I,o� �li�h
4. Sid�tkTallss Ne� S�andar�ds
� Si�.e�v�.l'�� ar� elimi�z��:�d �ntzr�l3� iro� ��.e ._.._,_�..�..,.y�.,.�.._
�i.de cf the s�r���t a� �ul-•�.e�sac s�r�p�.;� up �
tn °�ne radiu.s r�s �:,h� �f;t.�rnarc�..�d. ��xis x�estzltis
in eli.�ni�a�i.�� 4-,�=30 ��zt af 5-•for�� s�d�w�lks
�or a �a�al sa�ir?�s of. �24, 150. �l`75.00 '��
Tne si�e��ra?k an one side ni �hr�ough stre�ts ii
is r�du.ced �z�om 5 fee•t to 18 i�?ches, ��Y-iich j
s�,ves 1,810 :Fp�'t. 65.00 I
;
,
5. �'�Oi`TG �T'��Y.tc�1 �E? I
......_._..._._ �... �
The storsn as ai?�ag� is reduc�d from 3, ?_20 lin�ar !
f�et tQ 2,99C1 �_�rzear �'�e� a� ��..8 pnr �'oot. 13. 33 �
�
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T13e s�torxa s��r�rs �re m�v�d ou�sid� of �,he s'�re�t ;
i�prov�rr�e�t ar�a, which �s���s •rock �'or backf�ll �
and the cost nf hati�.ing �a�ay �x.r.��s d.irt for
a ta�a.l s�•vi_n.os of �6,1��. �4.4�
6. S�.ni-t�rry' S�ti���rs:
.�..._.a�...._...a.....�...r.��A�..........
S�ni�ary fie�rers �x�e red�.���d from 9,626 li?�ea.r
feet to 8,U56 �ir3e�r �'ee� a� �12 per iaot. �36. 52
��, �he sa�zi u�F~y s�;kers are �nove� out of the s�r��t
?�p�ovement ar��a, �hus s�vix� �che cost of rock
h�.c�.fil1 �nd the ccst of haulina ati�ay �xcess
dirt. � 1o4P14
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7. W�ter_in„s.
` ..��.�.__.._
�S�terl�nes are r�duCed �r•�m. 6,600 li��ear feet �� ` -
to 5,960 lin�ar feet. - �
a. The savir.gs if cast iron pipe w�er.e used
wauld be: . � 5�,07
;
,
�. "'he s�v.ings ?� A-C pipe ��ere used would be: 27.8?_ i
c. T�ae savings if cast iron pitie were r�equir�d .
in the ex�s�ir_� standards but A-c were
�ei�r.itted in the prop�sed sta?�idards. . 9�.69
s
� 8. ��'��'i°�� u'tiliti.es: :
By r�edvcing thQ righ�t-af--way widths, the l��.gth
of drive��ays, sewer connectio�s, and waterline
conriectioras on about half the lots would be
reduced by 4 feet per lot. 46e80
_ � TOTAZ_ . . . . . . . . . �1�359.83, i
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� TIGA��`S NOUSiIVG ASSIS�.�.NCE PTA_�I
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In ord�r uo h�l_T� �r�e�c a por�;ion �f the neces�ary c.ra_���ia as i~e-- ;i
. n5.zir•Ed wii;Min �he Iiau�i�� rssistance �N�p� pax��ion o� �ne Ci�ty� s
� Housin.g and Communi�ty Dc�ela���nt Gran� �pp_licat�on, 3 -t�lep?�one i�
st�r��;y �as conduc ued �y wk�e CY•ty in �?�e fall a�' ?976 ta ascer�:ain ;j
the .follo��rir�g:
i'
(Z) ?n es�ti���te of �he total �r�ploy��s#
r;
a. presently �aorking T�rithin �ne com�nunity ;
b. e�.�ected �hrougn �lar�nGd increases ?n emplo,,�.�nt over the ��
rext ih-ree years. E�
';1
�chis to't;�l v�as t?i�n multiplied by: '
_ �i
(?_) The prc�r�ar��.on o.f �'ioard' s curr�nt ��ploy�es e�rning l�ss �
r> �
�h�n �3�00 (�l.3�} , �.r�d �;
�;
(3� ti�ae pro�or�ion of �aw ineo�e �r�ployees (ur�der �9000) t�rha �
7ive in �he r:.orz►?n�i�y ��here uh�j� �r�rk (.577) �
�:�?�irh p?�oduced L1JPS� r�sults: � ,
Tev:er :inco�� �ao�as�hol�s •.vii;h �1'Cl�kers �nplayed in T?gard, }
� ;
bat liv.�r�g els�w?arr� - -- - 1617
Tot>rer ineome naus?halds wi�n work�rs �mployer3 and livin� i
in Tigar'd - - -- ��a �
nortland �I�lSA �crc��:�age of lower :incc,n� w�rkers li.i�i.r?o �
in trxe co�n�.zn�.�;y t�r?�i�re tl��� work !
51. 7� �
��rcPr�a.Ue of low�r ?�co�A houserolds �ai�th �.vo�ker em;oloy�d
in miGar� but livi?<� outs�de 77. 1�
���c�?�t�ge o� 1 Q�4��r incor�p households �n�ith wor��e'r ��ploy�d
:�n T?�ard but li�zr?g outs��3e jn�ho Wot11d �i3re �.?��side if {
housing x�ere ava.ilable - - 57. 7 X _77_.1 = 44�. 5� �
Zo�,Yer iri��r�� �au�ys�laolds wi�Gr �vor��ers ��nployed °in Ti�ard, �
h�.�t .1.i.ti�.r_, elsR�,1here, �rrho �nrould 1i�e in '�igar.d if �he �
rous�.:�g ��r�re availdbl� ,.,4�-',5 � 1617� 719 �
,._.�._......_. �
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1
* The t�-�m. eznploy.ee used with�.n th.e context af the �urvey repres�nted '
a si:�gle (1) fam.ily household income w�ge earner. Tkaerefore , the �
total numher of families in need nf assistance could possibly be �
aci�ust�d dawnward if it can be assumed th�t a snous� or oth�r mem- -�
� bers �f the f�mily are employed. However,�the above fi�xres are. _
repr. esentative only of one w�ge earner per family ho�as�iZOld. .
'
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�_..r .,.;...: _,. �...,:;... .. _ . . . . ., . .. .:., ., . ... . ... .,,_..w..-......a Y
. ��..... .. . ..:..: .. .�...:, . . �, �....:. ..�.....�.a: .,... ; :i., :,:✓. �:��� . ..,,. ... � ..F,. ..
4
.. {��, .. �.y .
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�,� . 2o prov�d� a baszs for h�1p3_ng to m.��t the current and p�ojected
ar?ticipa��d �.c�usi�g ���ecis of �the cr��rmu.n�.tj�, ligar�i�s �Iousing
As�?statlre Pl�n es�ab�isl�.�d a iirst yc�ar gc�al c��' S0 una.�ts a�d a
t�.ree y`�ar �oal. of 160 uni�;s af assis���d housing,
�o fur�thC�~ iacilitate r�e��ting -the id�n�i��ed 'nGUSin.� n�ed, t?x�
t�,r�six:�ng��on CotYn�y Hous.�ng A`��'n�ra.�y has sug�e�ted se reral_ palici�s
�;�a�C t�oT:�ld m.ake i� ��sier fc�r �:hase see�i�� I�ousing in the �com-
�unii;j�� 1'rey �eli��e ��nat tih� r��ci� oz t?;ase p�aP�� �,rlao �r�� c��r-
r��n-��y b�ir�g �.7i"1C2d aut o� �he n�a:��:�t place d�ze ta inc���ased .
k�ousi��g Lasts ��n be }.��� '�if �h.e policies a.d�p�ed. have the �le�i--
to al�.aw for sma'�ler lot sizes, for pr�ov.�si�n of space far mobile
ho�es for zcn?n� th�t will provide �'or plar,�ned tTnit �ej�elopm�nts,
as well �s zar r�ulta_plc hous�.ng uri:i_ts ira various si.zes, �r�m du--
= Fl�x lU°cs t� faa_iJ_y l.ar�e size �nul�ti--�amily caz��l�:�es.°t�
�`-a I
�
;�
�
� A,n ��::cerpt �rom a letter to tb:e City of r"i�ard rrom the 1�'�shirg�c�n
Ca-�zn�y Hnusi�g 4ut�a�?�ity.
�. .
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_ ��.�._.�,�, ---� . ►cy �,u�r�o�c�Y �� ��sc-���.�ro�a ��ue�rY :�r
�,- � k �� HC�I.��l� ,.
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. .� M1.�r.�^a�� .
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2�5 S E. Second Avenue Hillsboro, Oregon 97123 oi�e
.�. :, - � - -
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. ��,; ��
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->,��.,,:,.:... , . _._ ,.._ . ..... .._��.. .. ._ ..w z_. .::. _ . � �
_._. :._.:..�..._.�.�.....�..____.._�.,._._ ._._._.,...,._.._.._...,�....�,___._..�._..__�...� �.�_,.,_.__.f:_�,.. �' _�'j
'+`�
��v,.�s:s�eNERS; �
��IL�Hu�ioenS.Chairman � 'j-"��
�:8.Fannin9 . �1�'���,
���.ja.Ditiman . ���.�
M.N'allace
,1_Erwert . {
January 31 , 1977 ������
;nsE�: .�;
�:f3:Duncan �
� `r;l
-CUT.IVE DIRECTOR � ��'
t:i
C.Cable . ja..i
!�li
;i'.
City o; Tigard ��'
Planning Department ,_ • -- - '���
,,;
12420 S. W. N�a i n S�reet '�i
'figard, Oregon
Attention: Larry Swart �.�
��!
G�:ntlerr�en: ��'.
The Housing Authority represEnts the interests of the low-income �'
�� people of 1�l�shing�on Coun�y in mati.�rs of housing assisiance. We '�,3
' have been advised �hat tne City of Tigard is in the process of
ddopt i n� a hous i ng pol i c��. 1�"e woul d 1 i ke to see i ncorporated �x�
into your policy criteria which we beli.eve are desireabie and ;;
necessary trom our perspzctive to make it possible not only for �
the Housing Autnority to assist low-income elderly and rami � ies ��s,
�ithin �he City of Tigard with rent subsidies, �ut also to ma{<e ;��
it passible ;or devel�pers and builders to produce wiLhi� the
_ !�
ci ty' s bounc�ani es, hous i�g - botn s i r�gle fami ly and muTt i ple - �;
t��hic h wi l l be w i t n i n t h e o w n e r s h i p a n d r e n t a l m e a n s o i l o w er and s1,;
m�derate income families.
�::
: 'i,.
We believe tha� #hese ��eeds can be rnzt if policies acJopted have the !� ;.
flexibility to alloUr �or srnaller lat sizes, -For- provision of space ��_,
for r*�c�bile hoR�es , for zoning that will provioe for Planned Unit Devel- , ;
oprnents, as we� l as �or multiple housing units in various sizes, �i�
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from duplex lots to fairly large size multi-ramily complexes. �:;
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Providing 'For a wicJ� range of hausing typ�s within your comnunity ��;
. �r�i � l rrake it possible for those who are of lower and moderate r.
inco�e to ��lork and r�side there. We wou1d recommend that your �x,
policy address a prugram of actively seeking-subsidized housing for t�
your community other than that provided through the Housing Autl�ori.ty •'�
rent subsidy prc�grams. .i�`;
1�:
Please ieel fr�e to call upon us for any additional iniormation. '�+;
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a t?r~ile, U�ith a st��'�' proble� s Uat�:�ent ar�d lis�c o�' possil�le remedies. �
Co�:��nts we�°e solicitEd a�� the pr��bl�m 2nC a�e�edies, and altez�n�tive �
����oblerrs �a�c r�;ned.�Qs .�rer� tiLt�;�es�ed b�T those in G Ui:e��dance. �
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�the schools(and -t2-ieresore, r�ropz?�-ty t��ts) , a?�d �ne co�munity
invo�v�e�?���u �f renuers (�g. , a�ar����?�t d;"��71er�) .
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�eopl.e �ti�hc� ?�ad to 1iv� izz a�pa .rt�en�s s:houl.d li-ve in other
cornmuni�i�s (eG. , B�aver�on) , bu�c �r�ot?�er resident objected
t?la-t tl�;s a�4itude °,tias l�ot right. n� C2v2�O_p�_r said that dEIaS1��r
is no� ���� iss�:e; � 4u�li��- �s� ��t�:�ti�1e-�'a�.i1�,- de?elop�e.z�:s
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A cie��eloner ��,�as a�poti�cc� �ta � reGuwren��n.� ��ia�t � eer�,�?r_ 'ti�r- �
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m?��e stai.i �o�.nd �tl�:e �,J�r��s?��I� �o be v�:llzable i� p���cvi��M� an indicatior �
C�� C:rIL�T�IUi'11�'i.Y% SC'?'1��.,17E'11�'t,S. .���2I"Tlc`3'L1.V'E �101:51?�,�; p0�.1.ClCS .�i'?�Zr� �BE�'Y'1 �
dr�a'��z�u �c� y�ncor��rate these c�nce� ns. (
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STAFF REPORT � ''�
'� � AGENDA 5.1 -
TIGAI�,D PLANNING COMMISSION ,1
February 15, 1977 - 7:00 P.M.
�. Twality Junior High �chool -• Lecture Room
14G50 S .W. 97th Avenue - Tigard, Oregon
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DOCKET: CU-1-77 � ,i
REQUEST: To locat� a used car sales operation in a C-3 zone. 'i
LOCATI0�1: S ,W. Pacific Fiighway (Wash . Co . Tax Map 2S1 3DD, Tax
Lot 1000)
APPLICANT: Richard A. Cooper/Tigard Motors
I . BASIC FACTS ;
le The site is designated "Retail Commercial" on �l;he Neighbo�-
hood Pla.n III and zoned "C-3 General Commercial" .
2. Section �8.28.02Q(5) o:C the Tigard Municipal �ocie allows
"automobile, boat and trailer sales as a con�itional u�e
in the C-3 zone . ''
3. Applicable policies from Neighborhood Plan III are :
Poli.cy 18. Pacific Highway is d�veloping as a strip
�= commercial highway. Th� traffic-carrying
capacity of thiU hi�hway should have the
highest priority and adjacent commercial ',:i
_ ,:.
dEVelopment should be subordinated to this
t;.
need.
Policy 1J . In the interest of safei�y and efficiency,
i;he number of highway access points rnust `
;'_
be kept to a minimum. Wherever possible. !
businesses on Pacific Higk�way should b� '
� ,
clustered and share cammon parking facili- , �
ties and driveways. As new developmPnt `'
occurs, the nurnber of access points should ��
not exceed the numbe�r necessary for proper
;
on-sit� tra�fic circulation �,nd, wh�re :i
possi�le, should be combined with access
to adjacent businesses. i"'
i
Policy 20. Businesses ora Pacific Highway should. be
ori�nted to the existing traffic and not
draw addi�t;ional traffic fro�n the adjacent �
community. Any additional convenience or F
neighborhood centers should be centrally
loca�ed to the maxket area they serve. ,
Policy 21 . Levelopm�nt will coin.cide with the pro� �;;
� visisions of public streets, water and `ry
sewerage facilities. These �acilities i;�
shall, be (a) ca.pable of adequately sexv- i"
,.�
.,ry
ing all intervening properties a� we11 as t'
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, STAFF REPORT ` .. �--
' $ AGE�VDA 5 .1 �
TIGARD PLANNING COMMISSION
February 15, 197?
�,� Pa�e 2
the proposed development , and (b) designed
to meet city or county standards.
4. The Neighborhood Plan TII Map specifies this area for
retail commercial devel�pment. Th� plan text involves
a lengthy discussion of the negative aspects of strip
commercial development . Strip highway uses, such as
automobile Cales lots, fast fo�d restaurants, etc. are
found to be most appropriate on portions of the highwap
wha.ch already exhibit this development trEnd. These
areas are from Sehaol Str�et to Johnson Street and as
depicted on the Tigard Community Plan from Highway 217
to Interstate 5.
II . FINDINGS:
l . The applican•t is requesting to locate a used car �ales
]_ot on a vacant 1 .13 a.cre parcel on �the west side of
S.W. Pacific Highway north o� S .W. McDonald S�t;reet and
S .W. Gaarde Street .
2. The surrounding uses are, a single family residence on the
north side, Pacific Highwa� a.nd �the abandoned Ernie °s
��,. Market on the east , a.n abandaned severely deteriorat�d
motel on the sauth, anci vacant land an t�ie west ,
3. The site is rel�,tively flat appraximately 75% cov�red
with black top (the rear 86' is an unkept weet� patch) .
The site ha� three areas of vegetation of which one is
projected to remain.
4 . Section 18.28.040 of th� Tigard Municipal Code speci�ies
a 10' lanc�scaped. front yaxd �etback in a C-3 zone and ?
�ecti:on 18. 12 .100(D) further requires a minimurn setback
oF 60 ' from Pacific Highway. The proposed site plan cioes
' -nte� line
a st�r ct res
within 70 of the ce
not ro "ect n u u
P J Y �
and ro oses a 10 ' wide 30" hi h landsc:ape berm. (S�c- i
p P �
tion I8 .08. 560 establishes a �6" height limit a:t access �
points f�r vision clearanc�) , ;�
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5. The site is served Uy direct access onto S.W. Pacific ;
Highway via two 30 ' curb cuts. The applicant proposes �
to elimina�e �he southern one at this time and the secand �
one when a frozitage xoad proposed as part of a projec� }
(yet to be pres�ntEd to the planning Cammissior� invalvi.ng �
the surrounding 13 acres is constructed. The eventual �
closi.ng of �he cuxb cuts a.nd the immedia�e elimi.na�ion �
' i �n attracti�e ro osal in terms of �raffic ?
of the on� s a p p
safety along Pacific Hi�;hway and farthers the trans�orta- ;
t�.bn policies of Neighbo.rhoad Plan IIT . ;
Au�omobile sales ou�t.lei�s a.re ;x^elatively 1aw traff,ic genera-
�:ors when c�mp�.red ta the oth:er retail, uses a1.;l;owecL in the
C-3 zone.
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. 'STl�FI' REPORT ���,. _
' AGENDA 5. 1
TIGAI�,D PLANNING GOMMISSION
� February 15, 1977
Page 3
6. Section 1�3 .58.060(1} of the Tigard I��unicipal Cade
requires "Tree and shruk� plantings within parking areas
shall be provided and maintained at approxa�mately 70'
on center each way . The entire area used for car storage
and display is subject to this provision. No landsca�e
islands are ia�corpo.rated into the site plan, "
Two o� the three exi.sting planter beds axE shown for
removal . The largest is in the southeast corner. with
a very large camelia and some good sized pine tiees.
Due to their size, relocation wou7.d be extrer�aely dif..fi-
cult . The second area includes a large evergreen. tree
noxth of the proposed ].�cation of the mobile �ffi�e.
Although the adjacent land uses are in transition the con-
cern for the compal;ability of this use and fu�tur.e uses
should be taken into accoumt . Bu:f�ering can best be
achieved by vegetative screenin.g which provid� some
scre�ni_ng at this time and be stzpplemente�i when adjacent
parcels redevelop.
7. Tl�ere is a sign st.ructure on the site. I�t appears to be
�° in conformance with the sign code.
8. There are no sidewalks in this ax�a anci when this lot is
devel�ped pedestria.ns wi_11 hav� to walk in the roadway.
J. There is a I6,000 sq. ft . area shnwn for "na,tu��al ground
cover" , Section 1�.5�.060(2) of tl�e Ti.gard Municipal Code
requires that it be landscaped and maintained.
IIIa COTICLUSIONARY FINDINGS :
l . The proposed land use is a highway �riented type of
business and does not �on:form to the "Retail Commercial"
designation of the Neighborh,00d P1an III Map,
2. The generally undeveloped character of this and adjoining
parcels provides �;he opportunity for developmenl; of an
att�active retail. commercial area. The contint�ation a.f
the "�trip", wh:ich presently exists on the north�astern
�
portion of Pacific Highway would be a mistake, especially '
since this would probably cast the die for the type of
develapment to occur on the adjoining parcels. Both
Neighborhood I and III have attempted to stop the continuPd
expansion o:f strip high.way development in the vicinity �f
Garrett and School Streets, The m.ajarity of land in this
area is now planned for commercial professional development,
with this and its adjacent parcels near the Gaarde-McDonald
� intersection being slated for retail use . The boat sales
�acil�ty approved across Pacific fro�� this site w�.s judgPd
satisfactory by staff Uecause of the screening in the form -
o� iencing and J.andscaping� which v�as pxovided,
a
.. ; ��.- 4
STAFF REPORT
AGENDA 5.1
TIGARD PLANI�TING COMMISSION
� February 15, 1977
Page 4
IV. STAFF RECOMMFNDATION:
S�taff recommends denial.
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r . STAFF REFORT \j� �.�,,, S
AGENDA 5. 2
TIGARD PLANNING COI�IMISSION ,�
February 1.5, 19 77 •- 7:00 P.M. !
�' Twality Junior High - Lecture Room '
� 14650 S .W. 97th - Tigard, Uregan �
1
DOCEKT: CU 26-?6 I
�
REQUEST: To locate two duplexes in a R-7, Single Family zone . �
LOCATION: On S.W. Grant Street southwest of S .W. Johns�on 5treet ;
(Wash. Co . Tax Map 2S1 2BB, Tax Lo�t 1801) . �
APPLI:CANT: Marvin Kelsey
I . �3ASIC F�CTS :
1 . The site is designa�ted "Urban Low Den,ity Residential-
Uuplcx" on the Neighborhood Plan II and zoiie�i "R-7,
Single Family Residential" .
Z. Section 7_8 .20.026 of the Ti.gar.d Muni�cipal Cod� autliorizes
the Flanning Cornmission to allc�w duplexes in a R-7 zone
witYi a minimum lo�t size o� 1Q,000 sq. ft .
3. Section 18.64 .020 of the Tigard Municipal Code establishes
the minimitm vchicular access width to be 3Q ' wh�n serving
�y three to five dwelling units.
IT . 1+'INDINGS :
1 . The applicant is r�questirig to locate two duple�es on a
6. 5 acre parcel , the partitionin� into 7.o�ts larger �han
10, 000 sq . ft . was considered by the Planning C�mmission
earlie.r in the agenda.
2. The Neighborhaod Plan II recognizes this area for duplex-
residential development with the intent to buffer the
sin�le family residential zone to th� rea�.
3. The surraunding lanc� use is a single Family dwel.ling bet-
ween the existing building and S .W„ Grant, vacant lot to
the s�uth, single faini.ly dwellings to the west anc� Tigard I
Oil �atnpany to the nnrth .
4. The site is presently prirnarily vacant with one existing
building on the site which appears to have been used for
storagt in the pa,st.
5. The site is relatively flat with a change of grade between
the panharidle �orti.on of the l.ot and the larger portic�n in
the back. There is a re�aining wa11 between the Tigard Oil i
Company and the parc�l which also inhibits the paving width '
� on this property.
6. The applicant �as stated a,nd shown on the sit� plan tYzat a
IO ' access easer�;e�it is ava.ilable �ar tYzeir izs� on the adja.-
,
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'� STAFF REPORT �'�
t A�GENDA 5.2 ;�'
° ' TIGARD PLANNING COMMISSION ;;
�February 15, 1977 �:
'Page 2 "
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, cent parcel which contains a single family residence. I;
Exercising this easement wil.l bring �he driveway against �
the foundation of the house an the adjacent lot .
7. The easement mentioned in the previous finding provides !
this lot with Z9 ' af vel7icular access whereas Section t`.,
. 18.64.020 requires 30 ' of access with 80% (24 ' ) of that i'
accPSS width be paved.
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8 . The�e is a poriderosa pine tree located 7 .from the north
property line at the intersection of driveway and S.W.
Grant . This tree is 7 ' from the property line tYaus �
reducing the driveway paved width to 22 ' , 2' les� than
tha� called for k�y the cocie .
�. The P"lanning Commissian oi� Decemi�er 21 , 1976 a�proved a
two lot minor land partition for the parcel to the west .
, On that parcel the objective wa.s not to foreclose an.y
, options for the development of the rear po.rtions of the ,'
surrounding lots. Contact has been made with �7im� Aitkin,
owner of the adjacent parcel, and he has stated th,at he !
� is agreeable to joini.tag together w�th this and ather G
adjacent property owners to create a subdivision wi_th ;
a public street originating :from S.W. Johnson Street .
TII . �TAFF RECQMMENDATIONS :
Staff recommends appraval with th� following condi.tions: �
l . A lottin� patte�n with access onto S.W. Johnson
Street be developed with adjoining property �
owrz�ers ta more efficiently utilize tk�e rear �or�
tions of their lots. �
2. The drsv�way onto S .W. Grant Street be removed ±
ar�d -�he area landscapPd. �
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3. Vegetative scareening be pxavided between the
duplexes and the existing usES. ;
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STAFF REPORT �"` � i
AGENDA 5 . 3 f
TTGARD PLANNING COMMISSION
�{' February 15, 1977 - 7:00 P.�I.
�. Twali.ty Junior High School -- Lecture Room
14G50 S.W. 97th - Tigard, Oregon
DOCKET: CU 36-76
REQUEST; Ta locate duplexes iri an R-7 zone.
LOCATION: West side o� S .W. 121st, south of. Summercrest Drive .
(�ti'ash. Co . Tax Map 1S]_ 34C, T�.x Lot 1100) .
APPLICANT: J. A. Paterson/Harris-McMonagle Associates
T , BASIC FACTS :
l . The area is designated "Urban Low Density Residential" on
the Ti.gard Community Plan wi�th the proposed zoning of R-7
"Single Family F��sid�nti�,l" .
2. Section 18 .2Q .020 of the Tigard Municipa.l Cade allows
duple�es as a conditional usP with a minimum l�t size of
10, 000 sq. ft . ; one duplex to Iot .
II . FINDINGS:
�` 1. . The ap�licant is requesting permission to locate two
duplexes on 10,00Q sq, ft . lots alorig S .W. 12�st Avenue
as a part of the M�restone Subdivision. (Merestone Sub-
division was considexed earlier this evening) .
2. The applicant intends to utilize the duplexes alox�g S .W.
121st as a buffer :for the single family lots �urther west .
3. The applicant contends that this Iocation is more suii;able
than; any of the lacations in that it fronts on the collector
street . This is true of the two lots adjacent but not so
for the next lo:ts interi,ox� .
4 . The area in which duplexes are being r�ques�ed is presently
zon�d C-5 "Neighborhood Commercial" . The substitution o�
duplexes instead of a commercial area in this part of the
neighborhood would be o� less impact to surrounding residents.
5. There are numerous cases of past appraval of similar re-
quests to utilize duplexes as buffers between arterial ancl
col.lectc�r streets and sin�le family subdivision.
III , STAFF RECOMMENDATION:
Staff recommends approval �f the request �or duplexes on Iots
1 and 13 based on the findings in the staff repor.t wi�tt� the
following conditi.ons:
l . The commc�n lot lines between duplex lots and the
aingle �amily dwelling and aZ�ng 121st Avenue h:ave
vegetativP screening.
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STAFF REPO�,T
AGENDA 5.4
TIGARD PLANNING COMMT�STON
�� TwaZity Junior High - Lecture Room
� 14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: V-1-77 (Gingerbr�ad Cottage)
REQUEST: For a vax•iance to tY�e parking reqizirements of the Tigard
Mur�icipal Code.
LOCATION: 12,185 S .W. Main Si�r�et (Wash. Co . Tax Map 25�. 2AA,
Tax. Lot 5300)
APPI�ICANT: Ann Voy/Lionel Domreis
I . BASIC FACTS:
l . The site is zoned C-3M (Main Street CommerciaZ) and designated
�^ammercial-r.etail on Neighb�rhood Plan I .
2. 18,60.050 of the Tigard Municipal Code sta�tes "change in use
of an ex9_sting structure within any zone in city; off street
parking spaces shall be as provided in this chapter . "
3. �8.60. 120(4a) stated tha�; retail establishments shall have
one space for each �100 sq. ft . of gross floor area, but not
�` lESS than four spaces for each establishment .
II . FINDINGS :
1 . The app�_�.cant is requestir�g a variance to the Tigard Municipal
Code park,ing .r�quirements in ord�r to est�.k�lish a children ' s
clothing stor� in an existing house .
2. According t� the Tigarcl Municipal Code this business would
need four off-street parking spaces .
3. '�'he site in qlzestion presently has two strucl;u.res, a garage
which has Ueen used for 10 years as a non-conforming use
(car detail shop} and a house proposed to be used as a
chil.dren' s clothing s�Lore . Because of limited area, 3,900
sq. �t . , and a large tree whi.ch should he retai.ned, on site
�?arking is not feasible.
4 . Problems that have arisen whil� reviewing thi.s application
have revolved around the site's non-conforming use. First ,
is the sa�ety aspect , is a car detail' shop compatible with
a children's shop? Second, this non-conforming use generates
parking of its own, plus the need for a curb cut for access
to the garage. This curb cut is 20 ' wide with 17' yel.low
�tri�i_ng. If th� curb cut were closed, three on street
parking spaces would be �ai.ned, providi.ng a total of six on
street parking spaces in .front of the site.
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� STA�'F REPORT t�. � `
AGE1VDt� 5.!� :;
�IGARD PLANNING COMMISSION
February 15, 197'1 F'�
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5, In August of 1975 the Tigard l�lanning Cornmission appxoved �?
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a paxking variance for the site irnmediately to thP north, z
Doug' s Auta Parts . Staff observations have been that this ��
variance plus several others granted along Main Street have y;
created a parking shc�rta.ge. �
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IZIo CONCLUSIONAI�Y FINDINGS: �:
1 . If tlie applicant wishes to utilize the existing house it �'
is imperta.tive �tha,t more parkin� be created. Since off- �
street parking is unfeasible, on str�e�t �arking must be ;
crea�:ed. � ��
2. The large tree on tY�e si�e is unique and of great value to �
the community. '.Che need ta save this tree has �een put �
fo.rth by staff and the applicant as a justification for �
a variaiace. Therefore if a variance is gr.anted th� tree �
should not be r�emoved without Desi�n l�eview Baaxd approval .
TV. STAFF �,ECOMI�ENDATIONu: �
Staff recommends approval wif,h the foI].owin� condii;ions:
�._, l . Tha,t �;he e�istin� curb cut be closed of� and
additi�nal on street parl�in� be created within
six month.s of the time of occu�ancy . The six
month period is to provide for re�.ocation of
th� detail sY�op py�esently occupying th� site.
2. T�zat the �:xisting tree can. tl�e site not be remaved
without Design Review B�ard approval .
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� STAFF REPORT �.
AGENDA 5.5
TIGARD PLANNING COMMISSION
February 15, 1977 - 7:00 P.M.
(� Twality Juni�r High - Lecture Room
�° 14650 S.W. 97th - Tigard, Oregon
DOCKET: V�-9-76
REQUFST: A variance to Section 18.64 .020 0� the Ti�ard Municipal
Code reducing tYie minimum width required �or vehicular
access for f�ux units.
LOCA'I'ION: On S.W. Grant Street southwest of S .W. Johnson Street
(Wash. Co . Tax Map 2S1 ZBB, Tax Lot I8U1) .
APPLICANT: Marvin Kelsey
I . BASTC FACTS :
l . The site is designated "Urban Low Density Residen.tial-
Duplex" on th.e Neighbar�ood �1an !I �,nd zon�d "R-7, Singl�
Family Re�idential" .
2. Section 18.64.OZ0 of the Tigard Municipal C'ode establish�s
the minimum vehi.cular acc;ess width to be 30 ' when serving
three ta five dwelliz�g units.
a�
� 3. Sect:ion 18. 7G .020 of the Tigard Municipal Code states,
"No variance s�.ali be gran�tea by the Planning Commis�ion
unless it can be shown that all of the following conc�itions
exist :
(1) �xceptional or ex�raordinary conditions applying to
t11e property that c�o not apply generally ta other properties
in the same zone or vicinity, which condition� are a result
o:� lot �ize or shape, topo�r�.phy, or other circumstances
over which the applicant has no control; '
(2) The v�,rianc� is necessary for the preservation� o� a �'
property right of the appl.icant substaxitially the sam-e as 1
is ��ssessed by owne�s of other pro�erty in the same zone
�r vicinity; i
(3) The authorization of th? variance sh�,11 n�t be mat�r� �
�
ially dei;rimental to �;he purposes of this title, �e injuriou� �
�;o pro�erty in the zone or vicinity in wk�ich the propertgr {
is located, or be otherwise detrimental to the objectives �.f �
any city development plan or policy; '
(�) The variancE requested., is the mini.mum variance frorn {
the provisions and standards of this title which will t
al levi ai�e tkie hardship . "
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II . FINDINGS : • ti
l . The applicarit is req;uesting a �ariance to the minimurn vehi-
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cul.ar �.ccess w�.cith a� 30' .
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STA�'F R�PORT ��. `;E
AGENDA 5,5
TIGL�RD PLANNING COMMISSION
February 15, 1977
^?' Page 2
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2. The 1Veighborhood Plan II recognizes this area for duplex-
residential development with the intent to buff�r the
single family residential zone to the rear .
3. The surrounding land use i,s a single family dwelling bet-
ween the existing building and S .W. Grant , vacant lot to
the south, single �amily dwellings to the west and Tigard
Oil Company to the north.
4 . Th� site is pr�sently primarily vacant with one existing
building on the site which appears to have been used for
storage in the past .
5. The site is relativel flat with a chan e of rade between
Y g g
the panhandle po.rtion of the lot and the larger portion in
the back. There is a retaining wall between the Tigard Oil
Campany and the parcel wk�ich also inhibil;s the pa�ing width
on this property.
6. The applicant has stated and shown on the site plan that a
10' access easemexit is a,vailable for their use on the adja-
cent parcel which con�ta.ins a single family residence . Exer•-
cising this ea�ement will b.ring the driveway against the
�. foundation of the house on the adjacent lot thus creating
an adverse impact .
?. The easement p.rovides this lot with 29 ' of vehicular access
whereas �Section 18 .64 .020 requires 30' of access with 80°Io
(24 ' ) of that accESS width be pa.ved.
$. There is a pon�erosa pine tree l.ocated ?' from the north
prn�erty line at the intersection of driveway and S .W.
G.rant . thus reducing the drivEway paved width to 22 ' , 2 '
less than that called for by the code.
IIIo CONCLUSIONARY FINDINGS :
1 . The haa^dship claimed by the ap�licant is sel� cxeated and
not the result of e�ceptional or unusual lot size shap�
or topography.
2. The granting of the variancE to allow traffic generation
from two duplexes will be detrimental to the adjoining
single family residence.
IV. STAFF RECOMMENDATIONS:
Staff recommends denial . �
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' STAFF REPORT t�, t�
AGENDA 5.6
T�GARD PLANNING COMMTSSION
I�'ebruary 15, 1977 - 7: 00 P.M.
� � Twality Junior High School - Lecture Room
14650 S.W. 97th Avenue - Tigard, Oregon
DOCKET: 5-1-77
REQUEST: To create a 30 lot subdivision with an average lot size
of 9250 sq. ft, in an R-? zone.
LOCATION: I3etween S .W. �2nd AvEnue and S .W. Sattler atreet. (Wash.
Co . Tax Map 2S1 11AC, Tax Lot 2800 and 2801) .
APPLICANT: Marie Reiling/Wilsey & Ham
I . BASIC FACTS :
1 . The site is designateci "Urban Low Density Residential" on
�he Tiga,rd Community Plan and zaned "R-7, Single Family
Resic�ential" .
2 . No tentative plan for a proposed subdivision and no tenta-
tive plan for a ma.j�r partitian shall be approved unless :
(1) Streets and roads are laid out so as to confo-rm to
� the plats of subdivisions or maps of major partitions
, already approved for adjoining property as to width,
general direction and in all other respects, unless
the city determines it to be in the public interest
to modify the s�treet or road pattern;
(2) Streets and roads held for private use are clearly
indicated on the tentative plan and a11 reservations
or restricl:ions relating to such private :roads and
streets are set forth thereon;
(3) The tentative plan complies with the comprehensive
plan and applicable zoni.ng regulations of the city
then in effect ;
(4) No tentative plat of a subdivision or map of a major
partil:ion shall be approved unless there wi:l.l exist
adequate quantity and quality of water and an adequate
sewage disposa7. system to support the proposed use of
land described in the praposecl plat .
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II . FINDTNGS : I
1. . The applicant is requestin� preliminary plan approval of a ,
propased 30 lot subdivision with an average lot size of 9250 I
sq , �t . in an R-7 zone.
'�`' Z. The
�r parcel.s involved have a cr�mbined area af 8.�7 acr2s
with two existing residences.
3. The site is a relatively flat :farm field gently sloping east .
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STAFF REPORT '4�,. ��
AGENDA 5.6
TIGARD PLANNING CGMMISSSON
February 15, 1977
��' Pa ge 2
4 . The proposed density (3.5/acre) conforms to the Four units/'
acre limit�.tion of the Tigard Community P]_an.
5. The surrounding land use is about 30 acres of vacant fields
to the east, Summerfield on the south, a si.ngle famil,y
residence arid Twality Junior High and Templeton Elementary
Schools to the west and the Pinebrook Estates Subdivisioz�
to the north.
6. The design alternatives for this parcel is limited due to
its sma.11 size and marrowness. The proposal involves the
southerly extension of S .W. 9�nd Avenue with four short cu].-
de-sacs to connect to S .W. Sattler Street which is a collector
street .
7. Adequate provision for east-west circulation for the parael
to the east. � connection but not too man� to encourage an
east-west flow is desirable since the objective is ta t�irect
tra�fic to the collector street.
8. The proposed cross section is the city standard. S .W. Sattle,r
Street is not fully develop�d. A 10 ' right-of-way dedication
and a hal:f street im�rovement matching that placed by Summer-
� field is necessaiy in order to satisfy the requirements c,f
Section 17.28. 090 0:� the Tigard Municipal Code .
9. A 1t3' wide parcel from cul-de-sac "C" to the school grounds
is bezng �rroposed with a 5' wide path. This will be both
beneficial. for school oriented pedestrian traffic and access
to public open space.
10. �he addition nf a common street tree would be beneficial and
add to the desirabil�ty of the subdivision especially since
this parcel is predc,minantly void of any ve�etation over 1 '
high.
11 . Concern arises as to the impacts of construction and develop-
ment; of this �arcel as i.t relates to the por�d to the east of
the existin.g house. Whereas the pond itself is off site its
slope and accompanying vegetation is. This should be pro-
tected. Lots 20,22 and 23 exhibit the largest degree of impact .
].2. The applican� proposes to service the subdivision with the
Tigard Water Distric�t and Gity of Tigard sewer , t;apabilities
to serve the site exist .
III . STAFF RECOII�MENDATIONS:
Staff rPcommends approval with the fo-ll_owing conditionst
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�`� l . An addi�Cional pedestrian access path be provided across
the northern edge of lot 2801 .
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STAFF REPORT
AGENDA 5.6
�� TIGARD PLANNING COMMISSION
I'ebruary 15, 1977
Page 3
2 . A hal� street improvement to city standards �or S .W.
Sattler Street be pr�vided.
3. Any grading to lots 20, 22 and 23 be a.pproved by staff
to assure protection of the pond area.
4. A 1 ' street plug be dedicated to the city foY• street
��E��
5. Street trees in accordance with the Design Review Board
approved list be placed along all streets in the d�velop--
ment and along S,W. Sattler Street .
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�� STAFF REPQRT �``
AGENDA 5.7
TIGARD PLANNING COMMISSION
February 15, 19'77 - 7:00 P.M.
� Twality Junior High School - Lecture Room
14650 � .W. 97th Avenue - Tigard, Oregon
DdCKET: MLP 7-76
REQUEST: To partition a .65 acre parcel into two 10,000 sq. f�L .
lots in an R-7 zane .
LOC�iTION: S .W. Grant Street southwest of S .W. Johnson Street
(Wash. Co . Tax Map 2S1 2BB, Tax Lot 1801) .
APPLICAIVT : Marvin Kelsey
I . BASIC FACTS :
l . The site is designated "Urban Low Density Residential-
Duplex" on the Neighborhood Plan ZI and zoned "R-7, Single
�'amily Residential" .
2. Section 17.24.030 0� the Tig�,rd Municipal Code authorizes
th� Planning Commission to approve request for minor land
partitions if the proposal conforms to the comprehensive
plan.
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3. This matter was first heard by the Commission an September
7, 1976 (minutes attached) and denied based on .failue to
�omply with conditions of previous partitioning activit,y
and the propo�al creates inadequate a.ccess for the proposed
uses. On December 7, '1J76 thP Commission ag�eed to xehear
, the matter in order to a31ow the applicant to carrect some
erroneous testimony.
xz , FZNDINGS :
l . The applicant requests �;o create two 10,000 sq. ft. plus
lots out of a .65 a�re parcel .
2. Tax Lot 1800 was initially created illegally. Wlaen in�ormed
of the violation of the Tigard subdivision regulations, the
property owner petitionecl the Planning Commission fox approval
(MLP 1-74) This was granted with the following conditions,
"(1) That the property owner(s) cause any lot on the proposed
partition to have a minYmum 7500 sq. ft . lot size .
(2) Tk�at the property owner dedicate an additional 5 ' of
right-of-way parallel to, and for the future improvement of
S .W. Grant Street .
( 3) That the lot be properly surveyed.
(4) An easement be recorded guaranteeing access to the rear
portion of the parcel , said easement to be approved by the
���= City Attorn�ey. " � �
Neither condition 2 or 4 have been satisfied.
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,� STAFF REPORT �� �
AGFNUA 5 .7
TIGARD PLANNING COMMISSION
February 15, 1977
�` Page Z
3. Each lot exceeds the minimu.m 7500 sq. ft . parcel size
requirement � of tk�e Tigarci Muni_cipal Code.
4 . Each lot as proposed has legal access in that each abuts
a public street but the available access width is only
that which would accomodate siz��le family residences .
5. Access for both parcels to S .W. Grant Street woulci ad-
versely impact the existing single family residence if
the current site conditions, ie. 3 ' retaining wall. ,
raised driveway, no screening.
The Planning Commission on Decembe.r 21, 19?6 approved a
two lot minor land partition for th� parcPl to the west .
On that parcel the objective was not to �oreclose any
options for the develapment of the rear po�tions of the
surrounding lots. Contact ha.s been made with Jim Aitkin,
owner of the adjacent parce'l, and he has stated that he
is agreea.ble to joinin� together with this and other
adjacent property owners to create a subdivision with a
public street ventilating to S.W. Johnson Street.
I I I . STAFF RECOMIVITNDATIOlVS:
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St�.f� recommends tabling until �, lotting pattern utilizing
�i ac;cess onto S.W. John�on Street is cleveloped with adjoining
property owners .
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STAFF REPORT � `�
� AGENDA 5. 8
TIGARD PLANNING COA4MISSION
February 15, 197� - 7 : 00 P.M.
�` Twality Junior High School - Lecture Room
�° 14650 S .W. 97th Avenue - Tigard, Oregon
DOCKET: 5-12-76
REQUEST: To create a 1`3 1o�t subdivision in a R-7 zoneo
LOCATION: West of S .W. 121st Avenue, south of S .W. Summercrest Drive
APPLICANT: J. A. Pater�on/Harris-McMonagle Associates
I . BASIC FACTS :
l . This site is designated "Urban Low Density Residential" on
the Tigard Community Plan. T�e site also contains portion
of the greenway system as specified i.n the Tig�rd Community
Plan for the portion of the site along Summer Creek. In
1969 the City of Tigard approved two zone changes on this
sitE (ZC 3-69 and ZC 4-69) changz�g a portion of the parcel
to C-5 from county zaning Suburban �esidential and changing
a portion of the site to k-? "Single Fami_Iy" from county
suburban re�ide�ltial . A conditional use permit was granted
at the same time far planned residential develapment to
consist of townha�zses, four plexes �,nd duplexea . ph�.se T i
�,. development plan was approved in 19'TO but expired along I
with the conda_tiona.l use in 1972. �
2. The Planning Cocnmission on January 4, 1977 denied a pre- ',
liminary plan for failure t� establish that the subdiviszon i
is free of fZood risk. �
I I , F'INDINGS :
Ij
1 . The applicani; is requesting creation �f 13 lots with the �
minimum lot size of 7500 sq. ft, az�d the creation of �,
325 ft . lon� cul-de-sac extending west from �21st Avenue. i
2. The site is approximately 4 . 79 acres. Generally sloping �
from th� northEast to southwes�t �;owards Summer Creek whic�a �
traverses the site fr�m the northwest to �he sout�east . �
A large ma,rsh like w�tland area along Summer Creek dominates �
the sii;e traversing from east to west the vegetation rang- 1
ing from low grasses to typical marsh vegetation whick�
yields to brush and some large second growth conifers '
interspersed wit2� some mixed native deciduous trees.
3 . A portion of this site in the flood plain distriat as defined
by the Tigard Ordinance 7�-50 and identified }�y Washin�ton
Coun�:y Department of Publi.c Warks on sheet 5, HUD 701 Pro- j
ject �73-16-0(?. That pr�ject definecl trie intei�nedia�C�
region flood �,s the traYisition in vegetation and s�ils froni
wetland type to drain�a�x dry lands type in �this area that
trazasition Uccurs at �165' elevation. Average water surface
grade is about 1 ' �a11 and 600' st�eam len�th. Accordingly,
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� STAFF REPORT ��-. '`��. iI
AGENDA 5.8 I�'I
TIGARD PLANNING COMMISSION �,
February 15y 1977 i
� Page 2 1�
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the his�t;oric flood level at the site can be expected to have i�
been about 169 ' . A com�?arison of 1972-73 flood elevation to �i
the intermediate regional flood (100 year flood) is risky
because of the st�.tistical nature o� projected fl�od inter- ��
vals. However, the 1972 water surface elPVation of Fanno �;
Creek at the Main Street bridge was approximately 1 ' less ''
than the statistically projec;ted intermediate regional flood
water sur.face elevation. Since the tributary area of Summer
Creek upstream of this site is subject to development rela-
tive7.y near :future, an additional 1 to 3' freeboard ought to
be allowed rnaking the lowest flood free elevation, assurnin.g
iull development intermediate flood, on the site is about
172 ' elevation (USGS Dat�.) . ;
4 . Sur.rounding la:md uses to the north and east of the site is
single family residential about four units to the acre.
No deUelopment has occured immediately south ox west of
the site although a 10/35 acre parcel southwest of ihe site '�
has been pu.rchased by the Tigard School District 23j for ,
an elementary school . The school dist.rict site wi�.l have ';
its acces, on the south of the site. The development plans ,
indicate a possible construction in th� next two years
� contingent upon bond levy a.pproval in spring of this year. �
5. Evidence indica�tes that soil in this area is poorly drained, �
local complaints of drainage problems and marshy soils are
cammon.
6. Sewerage is available approximately 60 ' �rom the east linE �
of the si�;e and the developer �roposes to connect each
building site to the U.S.A. sewer line.
7. An 8" public water main is located at S.W. 121st S�;reet. �I
No mention is made o� facilities for a storm drainage.
' City policy is encouragement of on site retention o� storm '�,
water run off hawever, an engineering study o� draa.nage `�
and retention facilities appropriate to t�his site would be '
necessary for final determinations to be made. j��
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$. S.W. 121st Avenue is currently a county road wii;h a 50'
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right-of-way, Tigard C�mmunity Plan designates S .W. 121st
as a collector street .requiring a 60' right-of-way thus �
necessitating a dedication of 5' along S .W. 121st Avenue r
as shown on the prelimi.nary plat .
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9. S .W. 121st Avenue is in a deteriorating condition and in
need of improvement . Half street improvement along 121st �
appears to be in order . �I
� 10. S.W. Meres�one Court as proposed is to city standards of �,I'�
5Q ' right-of-way with a 50' raciius cul-de-sac. Sidewalks �l
will be provided within tha�t public right-of-way. '`
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� STAFF REPORT `�.. �:,,,,;
, AGENDA 5. 8
TIGARD PLANNING COMMISSION
February 15, 1977
page 3
11 . The lotting pattern as proposed designates a large area
which includ.es S .W. Sumnaer Creek as it passes through
this site with no mei��.ion of dedication of this greenway
area has been made or the �rovision o� a pathway through
this area as called for in the pedestrian/bicycle pathway,/
greenway system.
12. Lotting pattern as propose� conforms t� the minimu�ri parcel
size of the R-7 zane but with the flaad plain as noted in
finding #2 lots number 6-13 a.�pe�.r �;o be unbuildable wa.th- ;
out fill permits in that a 20 ' front yard setback is re- j
quired in the R-7 zone therefore minimal building space is �
provided :for those lofis. �
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III . STAFF RECOMNIENDATION: `
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Staff recommends approval with the following conda.ti�nso
1 . �' k�e dedicated and a half street improvement be pro-
vi��c� along S.W. 121st Avenue fc�r stxeet wideni�lg.
2. A pedestrian/bil�e path to city s�andards be provided
through the greenway portion of the s�.te with a lU ' �
�„ wide canne�ti�n ta the clzl-de-sac. i;
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3. The unnumbered lot be decticated. or easemPnts provided
fo� greenway purposes . w°
�. A street tr�e program he �ubmit�ed for staff approval . `'
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�' STAFF REPORT � '�ws- � '
TIGARD PLANNING �OMMISSION !''''
AGENDA 5.9
��,>, February 15, 1977 •- 7:00 P.M. , ,�II
, Twality Junior High Schc�ol - Lecture Room
14650 S .W. 97th Avenue - Tigard, Oregon '`'
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DOCKE7': M-1-77 �.;;
REQUEST: Special perrnit to pl�,CP. fill within the flood plain
LOCATTON: West side of S.W. 121st Avenue, south of Summerc.rest Drive
(Wash . Co . �ax Map 1S1 34C, Tax Lot 1100) .
APPLICANT: J. A. Paterson/�iarris-1�fcMonagle Associates
I . BASIC FACTS :
l . Section 18,57.010 (intent anc� pu.rpose) states :
"zntent and purpase. The floo�plain distri.ct withir� the
City of Tigard is superim��osed as an ove.rlay with respect
to lands classified far variaus uses and pu.rposes and is
intended to give recognii;ion to tYie need to protect the
public health, safety and welfare of the car�munity through
regulation and control of lands within the floodplain dis-
trict �to thexeY�y mitiga�te po�ential financial burdens a-
,�+` risin� fr�m flood dama�e le�ss and to preserve na#:ural drain-
��- age ways from encroaching uses which threaten to adv�rsely
affer�i; the property rights of citizens of the commuriity, ,
personal safety and the public health by unnatural condi- �'
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tions arising from upstream or downstream flood levels< ,�
The floodplain district has for its purpose the preserva-
tion of natural water storage areas withiti the flood�lain
district hy discouraging or prohibiting incampatible uses
except in those instances where a .finding may properl.y be
made by the Plannin� Compnission pursuant to Section 18.5Q.060. "
2. Section ].8.57.040(1.) of the �igard Municipal Cod� prohibits
filling or placement of permanent structures in the flood
plain district without a Special Permit . ;
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II . FINDINGS:
1 . The flood plain at this site is approximately 167-1�i8 ' . s;
With the pending cievelopment of upstream parcels this can �
be expected to rise. ;;
2 . Without the proposed alterations lots ?-13 of the praposed ^
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Merestone axe unbuildable with traditional foundations. l
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3 . The proposal involv�s alteration of the floocl plain and '
by excavating the necessary fill material from the lower ��
portions of the si�te and not irnporting any new material "
the storage capacity of �loodway is not reduced nor have r`
a serious tend�ncy to change th:e flor�� of flood waters. �'
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STAFF REPORT "�, �;�: ;
' TIGARD PLANNING COMMISSION
AGENDA 5.9
February 15, 1977
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IIT . �TA�'F RECOMMENUATIONS:
Staff recommends approval of a fi11 concept with the following
conditions :
� . The con�tours in the northwest corner of the site
match the contours now existing on the adjacent
property .
2 . The excavation a.nd fill areas be landscaped with
suitab.le ground. cover to provide adequate bank
stabilization (the type to be approved by staff) .
3. A detailed grading plan with cross sections o�
lots 6-13 and report pre�arad by a professional
engineer with demonstrable expertise in hydrology
outlin�i.x�g �Lhe �ffects of the alteration speci�ically
addr+essing the following points :
water storage volume, water surface 1eve1 ,
speed of flow and vegetation i
be submitted and xeviewed by the Director of Public
�;;. Works prior to final plat approval of Merestan�.
4. No .finish floor elevation be :Less than 171. ' mean
sea le�e]. .
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