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Planning Commission Packet - 03/15/1977 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. ! E-' � ( � r`` �. i';i �::; s� TIGARD PLANNING COMMISSION I,':! , March 15, 1977 - 7: 30 P.M. t;;:. Twalit,y Junior Ha_gh School -- Lecture Room 14650 S .W. 97th Avenue - Tigard, Oregon C.. 1 . CALL TO D�tDER: j;;� �.<, , . 2. ROLL CALL: �; 3. APPROVAL OF MINUTES : ;;:;' 4. COMMUNICATIONS : ' `�; 5 . PUBLIC HEARINGS : �` i' 5. 1 ZONE CHANGE ZC 14-76 (Commonwealth/Gla�er) NPO VII A request by Howard L. Glazer for a general plan and program review of a 6 quad (24 unit) xesidential family unit in an R-? (Single Family) zone at S .W. 12].st soutn of Springwood Drive . (Wash. Co. Tax Map 1S1 `34B, Tax Lot 500) . 5.2 ZONE CHANGE ZC 4-77 (Murray Magt�ess) NPO II A request by Murray Ma�ness to amerid tYie zoning map from �' R-7 (Single Family Residential ) to A-2 (Multi-Famil,y Resi- ` �, dexitial) for four pa.rc�ls on S .W. Dakota St.reet �ves�; of 95th. �_; ��:.� (Wash. Co . Tax Map 1S1 35B, Lot ].000, Wash. Co . 7'ax Map 1S1 35CA, Tax Lots 30�, 304 and 400) . �' 5. 3 �ONDITIONAL USE CU 4--77 (Co.rbett) NPO II • ,' �; A request �y Corbett Development Corp . for a conditional use permit to locate a model h�me at 12035 S .W. Pacific Highw�.y . ;1 (Wash . Co . Tax Map 2S1 2AA, Tax Lot 1000) . 5.4 CONDITIO�IAL CJSE CU 3-�77 (FJ_owers by Donna) NPO II 'k;� A r�quest by Bert Cardwe7.1 for a conditional use permit to locate a florist shop in a C-3, General Commercial zone at 11700 S .W. Hall Blvd. (Wash. Ga . Tax Map 1S1 35DD, Tax Lots 1�00 and 1201) . ,j ; 5. 5 VA�.I.ANCE V-2-77 (Cloud Cap) NPO VT '� � A request by Waverly Construction Company for a varianc� to �! cul-de-sac stree� length as stated in the Tigard Municipal :� Code 17.28. 110 for S .W. Pembrook Street . (Wash. Co . Tax Map + 2S1 11BD, Tax Lot 200) . s: i� � � � 5 .6 MINOR LAND PARTITION MLP 2-77 (�piegel) NPO IF P� request b.y Stephen W. Spiegel to partition a .61 acre 1ot i � into three lots with a typical lot area of 7,560 sq, f.t . in a a R-7 (Single Family Residential) zone at 12083 S .W. Lincoln Street. (Wash. Co . Tax Map 2S1 2AB, Tax Lot 600) . I � �::. �:. t TIGARD PLANNING COMM�SSTON �¢ March 15, 1.977 � Page 2 5. 7 SUBUIVISION 5-13--76 (Fairhaven) NPO III A request by Barnum Homes Inc. to create a eight lot residential subdivision with a minimum size of 10, 000 sq, ft . at S .W. Fairhaven Street. (Wash. Co. Tax Map 2S1 3DC, Ta� Lot 700) . 5.8 VARIANCE V-3-77 (Fairhaven) NPO ITZ A request by Harris-McMonagle �issoc. �or a variance to cul-de-sac property line radius and paving as stated in Sec�io� 17.2$ .040 for S .W. Fairhaven Place. (Wash. Co . Tax Map 2S1 3DC, Tax Lot 700) . 6. OTHER BUSINESS : 7. ADJOURNIVIEIV'`I': ` � I � i ._.. i � �,, _.__ _ _ ; , _.. ._. _... _.. ,... ,�„__�-_ �. . ., _.. , , .,:. , , . . . :,. . .. _ .. ��.. � � , _. . _ , ,. �ITNUTE�S �f��> ��_� � ��i � �'IGARD PLANNINIx CO�..ISSZON �<: y , March 15, 197? - 7 : 30 I�.M, , ` Twality Junior High School - Lee�;urP Roo�m �; 14.650 S .W. 97th Avenue - Tigard, Oregon �:, � � t; � l , CALL TO ORDER: The meeting was called to order by Chairman Po�p ; at 7: 30 P.M. � 2. ROLL CALL: Pr.esent : Po Sakata Nicoli Wood Te edino Moore . �; P�, , , , A , �1 Excused Absence - Goldbach '� �; (� 3. APPROVAL OF MINUTES : The minutes were approved as reacl (March lst) . � � }; 4. COMMUNICATIONS: �! � � � � ��- �� Staff informed the Board tha�t Commissioner Phillips had submitted � his resignation. �` i, r�' o Tepedino requested that staff provide informata.on on federa.�. ` �ii standards for flood plain and federal flood plain insurances. �; � �� 5. PUBLZG HEARING: f{ �; ,., 5 . 1 ZUNE CHANGE ZC 14-76 (Commonwealth/Glazer) NPO VTT ;; ,� ;.; �. ' � req�est by Howare� L. Glazer for a general plan and �arogram i� review o� a 6 quad (24 unit) residenti�.l family unit in �,n 1'' ,; � �t-7 (Sin�le Family) zone at S .W. 121st south of Springwooa E� �, Drive. (W�,sh. Co. Tax Map 1S1 3413, Tax Lot 500) , �; a, A. Staff Report : Read by Daniels � St�Lff reported that at an inf�rmal meeting of Pesign Revi�w : the project haci been reviewed and �re�limi:nar�r approva7. of ;�� th� d�sign concept was given. 'rhe addition of specimen_ k� plantings to break u� the impacl; of th� build.ings was �" encouraged. ;:; ; � � � � � �� B. Applicant ' s �'r�sentation: �;, �: Howaxci Glazer, applicant,' explained hou�ing assistance i'. . program and addressed Commission�r Nicoli ' s �r�vio>us � comments on private areas, windows, landscaping and ;; ma,nagement . �; C. Public Testimony: (,. e: I n f avor : No;ne I' �;. In opposition: f: '�-�� T�m Pierre, Leon Tiger, B�nnie Metcalf presented testimony concerning t.ra�fic, schools, and impac�t on �� '� property values . �! �,� � D. Staff Recomrnendation: * Staff rec�mmends approvai with the fol;lowing conditions : � , �: _ , � . . � �, ..... , , .... . .. ., . ,. .. .. .,,. . - - .,. „ , . , - . . . ,_ .. ._,� MINUTES � �� `�'IGARD PLANNING CO�..;.:ISSION �,.. ��' March 15, 1977 Page 2 � 1 . Half street improvement be installed to cii:y collector street standard on S .W. 12].st Street . 2 . Applicant agree to the vacal;i�n of S.W. 122nd if and when: this is deemed n�cessary by the City. 3. That the sidewalk constructed adjacent the s�reet be eight feet in width (minus the cur.b wi.dth) to accomodate pedestrian and bicyclis� . 4. That a bernn 'be placed adjacent S .W. 121st and S.W. Springwood. o Leon Tigard asked that the matter be tabled until NPO VII is organized. E. Commission Discussion: o Wo�d stated that he was in favar of the x�quest k�ut that the applicant ' s criticism of Commi,ssioner Nicoli comments on thE quality of cons�ruction were unwarra�nted. � � �� I o Tepedino stated that the question of covenants , restrict- ; � ians, and main�tenance bonds had not b�en addressed by l the applicant . I � o Discussion on design elements and mainte�ian�e bond, and density , Woocl mocre� and Moore seconde� lor approva7. wit�i s�ta�l recomm�nd�.tions plus the :�ollowing : ; 1 . The a licant set u a trust account �ur 5000 ` � Pp P � to provide for th� �roj�ct ' s �aintenance . i. 2. D�ed contain reasona,ble covenants, �estric�ti,on as drafted by staf� . t� Y �, The motion fail�d in a 2 to 3 roll call vote with Pop�a, , ; Sakata, and Nicoli dissenting ar�d Tepedi.no abstaining. ia 5 . 2 ZONE CHANGE ZC 4-77 (Murray Magness) NF0 II :; t'. A request by Murray Magness to arnend the zoning rnap from R-7 �i (Szngle Farnily Residen�tial) t� A-2 (Mu1ti-Fa�mily Residential) �, for �ottr parcels on S.W. Dakota Str�et west of 95th. , (Wa�sh. r C;o . Tax M�,p lSl 35B, Tax Lot 1000, Wash. Go . Z'ax Map 1S1 � � 3�GA, Tax L�ts 300, 304 and 400) . � A. StaP� Report : Read by Daniels �+. ,� � It �� B. Applicant 's Px°e�Entai;ion : i; �' Murray Magness, applicant, presented the proposal and stated that the mu��.ti-fami�.y housing s•hortage i;n the area ��' z� � — ----- — - �' : MINUTES TIGARD PLANNING CO� ISSION � March 15, 1977 �_: Page 3 �:; necessitated the development . C. Pui�lic Testimon,y: In favo.r : None In opposition : Glenn Chandley, Ronald Anderson, Tim Pierre, Bill Gifford, Bonnie MetcaZf and John Cannon expressed conce�n over traf�ic, road conditiorzs and school capacitq. D. Staff Recommendations : Staff recommenas denial based on inadequate conditions o� S .W. North Dakota Street or approval with the condi- tion that no buildi.ng permits be issued until S .W. North Dakot�, Street is improved. to city standards from S.W. 95�th Avenue �to S .W. Greenburg Road and S .W. JSth Avenue is improved with a half street improvement along �his pro- ''- peri;y, and all paxee�.s be c�evaloped. in an intergratec� fashion combining access points �,nd open spaces. � o Magness stated that �the burden of the stree� improvement should be on the develaper. � E. Commission Discussion: �.�. i]iscus�i.on on compa�ibi_lity of apartments ar�d age restxic- tions . o Sakata asked that the matter be tabled until the schoo�. bond vote on April 19th. o Discussion on str�et conditions and improvements. Tepedina mnved and Moare seconded for approval based on staf.:F �indirlg a,nd on the conciition that no k�uilding permits be issued until S .W. North Da.kota Street is improved to � ci�;y standards from S .W. 95th Avenue to S .W. Greenburg �,oad �' and S .W. 95th Avenue is improved with a ha.l� street imprave- � msnt along this propex�ty and all parcels be developed in an "� integrated :fashion combining access points and open spaces. I , o Nicoli asked tkiat the motion be amended so that no two I story units be placed adjacent i;o the single family homes. � The motion was so amended. �r The motion passed in a a 5 to 1 voice vote with Sakata ciis- ` '''� senting. { � 5. 3 COI�DZTIONAL USE CU 4-77 (Corbett) NPO IT 'i ,a A reque�t by Corbett Develapment Corp, for a conditional use �' permi.�t t;o locate a model home at 12035 S .W. Pacific Ha:�hway. �� (Wa;sh. Co . Tax Map 2S1 2AA, Tax Lot 1000� . i',� ' : � � MINUTES ' �.CIGARD PLANNING CO�,.x,�ISSION �.. �� March 15, 1977 Page 4 �' A. Staff Report : Read by Edwax�ds B. Applicant ' s Pr.esentation: Nelson Corbett explained the proposal, distrihuted photo- ' graphs af typical model home, objected to sidewalks anci �, removal of the billb�ard. , l C. Public Testimony: None ,� 1 D. StaFf Recommendation : 1 � t Staff recommends approval with the fol�owing conditions : � � l . A sidewalk (to city standards) be constructed on S .W. � Center Street . � ;; 2. The billx�oard be removed. il 3. S�wer and water h��k-up be prohibited. i ;i ,� 4. Only ax7e model home at a time for a duratian o�: no �; �� less than two ,years be a,llowed. ;; F' �� 5. The entir� si�;e be subject �to D�sign Review wi�:h each model change . � E. Commission Discussion: Mooz e questi.oneci access onto Pa.cif ic Highway. Sta:ff explained �hat access is �xom Center S�treet and a �'' through parking lot lrom building on adjacent lot . s� f`: o Tepedino question.ed author?ty t� removed billboarcl. i�;: �� ;;. o Popp stated tY�ai t;l7e Planning Gammissian should review �' c�nditional use permit within one yea,r and feels bi1],- i board removal is appropriate. ,: � � � � � � �� P�pp moved and Tepedino secondec� to approve the request �.� based on sta�ff �indin�s with staff conditions 2, 3, 4, 5. ;' Due to the one year lease situation it be xeturned to i�: Planned Commzssion in one year for review. ,: �' The motion wa� approved by unanimous voiee vote. �;: �, � 5.4 CONDITIONAL USE CU 3-77 (Flowers by Donnaj NPO II }' #` A request by Ii�rt Cardwell for a conclitional use permit to #::� � locate a f].orist shop in a (;-3, �eneral Commercial zone at '' ��' 11 700 S.W. Hall Blvd. (Wash . Co . Tax Map 1,51 35Dll, Tax Lots � 1200 and 1201) . t A. Staff kepo.rl; ; Re�.d by Daniels {; �` f k� w _ _ __ . . _ _ _ _ _ f � u � MINUTES � � �I GARD PLANN ING COY;..�t SS I ON �' ` I� Maxch 15, 1977 �� Y:�. pa�e � 4; (; �� s� �- B. Applicant ' s Presentation : �; B�rt Cardwell , applicant , stated that he was in agreement �' with staff recommendations but asked that Warner Street �{ remain unimproved. �; ,l' C. Public Testimony: None yi � D. Staff Recommendation: �i Sta�f recommends approval with the following conditions : � �; l . A 24 ' wide paved driveway from the end of S .W. Warner �;, Street be extended to the site for use as a service ' k' � � � � �� drive . €; i� 2. 10 ' along S .W. Hall Blvd. be dedicated for street �3 ,; purposes. : ':i E. Commissi.on Discussion : ;� � Popp questioned right-�f-waq , sidewal.k, and sign loca�t;ion. r' �� Sakata moved and Nicoli seconded for approval bas�d on staF1' �' findings and with staFF recammendatians . � �:' Discussion on dedica�;ion. The motion was ap��oved by unanimous voice vote . 5 , 5 VARIANCE V-2-77 (Claud Cap) NPO VI ° k, � � �; A request b,y Waver.ly Constructi�n Company for a v�.riance to '' cul.-de-sac street length as stated in the Tigard Mu:nicipal �:' Code 17 . 28 .110 for S .W . Pembrook Street . (Wash. Co . Tax Map �� 2S]_ 11BD, Tax Lot 2D0) . t; A. S�t;aff Report : Read by Daniels <� B. Applicant 's Pxesentation: �' �; � � � �; Bil]. McMonagle, McM�nagle-Ha.x'ris & Assoc,. , stated tha.t the �� cul-de-sac would �rotect �he quality of the neighborhoad. k. ;�. r; ,; C. Public Testimony : } �' In :favor ; Jack Smith, Larry Shannon stateci that the variance � should be granted in order to protect the pedestr�.an traf.fic �,;' to the school . i. �. � In opp�:sition: None ! � i. D. Staf� Recommendation: � € Staff recommends denial based on failure to s�;�a.sfy the � � � � ' s MINUTES TIGARD PLANNING CCf"°'ISSION Nlarch 15, 1977 � �� Page 6 �.. �F� requirements for a subdivision variance a� specified in Section 17.48. af the Tigard Municipal Code. o Larry �hannon asked that saf�ty be cons�de�red as a v�.lid zedson for a varzance . a Bill Bieker �tated that the cul-de-sac would be �re- :ferrabl� to an intersecting street. E. Commission Discussion: Di�cussion on cul-de-sa.e length and pedestx:ian �traffic. Wood sta.ted that under the pr.esent code the Planning Commission cannot approve the variance �ven though the • Commission felt that granting �he request would be in the best interest of the city. Wood moved and Mc�ore seconded that the matter be sent to the City C�uncil �vith �the x•ecommenclation that the require- ments for g�anting the var.iance be amended to include ; public safety and that approv�.l k�e given to appli�ant 's � request . ' �� The motion was approved by unanimous voice vote, � � _ 5.6 MINO�t LANU PARTITION MLP 2-77 {Spiege�) NPO II A req�uest by Stephen W. Spiegel ta partition a .61 acre lat int� three lots with a typical lot a.rea of ?,5�0 sq, ft . in a R-7 (Sirigle F�mily Residential) zone at 12083 �.W,; Lincoln Street . (Wash. Co . Tax Map 2S1 2AB, Tax Lot 600) , �, �' A. Sta.ff Report : Read by Daniels �� i ( , B. Applieant 's Presentation: ;; il Steve Spiegel , applicant, st�t�d that the main intention '': �f the minor )_and par.tition was to infil]: a developed area. �! C. Publ.ic Testimony: None D. Sta;ff Recommendation: : i` ¢ r;. , Staff rec�mrnends approval with the following conditions : �` � . �.r 1. A 45 ' radius circular turn-arouz�d be provided; this �r � could be combined with a parking area with appropriat� �t landsr,aping to provide a desirable residential appearance. r; f� 2: Easernerit documents be submitted for staff appr�val ,' � � ��.� . .. . .. . � .. . . . . tY E. Cornmission Discusszon: �; ,; � l�icoli moved and Tepedino seconded for approval b�,�ed on �a staff ` fi.ndings and with staf� recommendatzons. �� , �. t; The motion Was appro�ed by unanimoi�s voic� vote. � � __ - - :� . , r:::. ...... . . .::..� ,. , ::..... . .__.. , . ..,...,. . ....... ... ,. ,...��... .. ..�.., ...,..: , .. 'r:" . �.�.:: . ..:�.',i:.; ';�. ::; MINUTES TIGARD PLANNTNG CC�,�� 'ISSION �} ; March 15, 1977 ' ' �:: Page � �,� 5. ? SUBDIVISION 5-13-76 (F�,irha,ven) NPO III A request by Barnum Hames Ine. . to create a eight lot ` r.esidential subdivision with a minimum size o:f 10 000 s . � , �1. ft . at S .W. Fairhaven Street . (Wash, Co . Tax ll4ap 2S1 3DC, , Tax Lot 700) . ; � 5.8 V.AI�IANCE V-3-77 j Fairh�,ven) NPO I T I (? A request by Harxis-McMonagle Assoc. for a variance t� c�l- �� de-sac property line radius and paving as stated in �ection �, 17.28.040 for S .W; Fairhaven Place. (Wash . Co . Tax Map ,,. 2S1 3DC, Tax Lot 700) � G;. � � � � �; A. Staff Report : Read by Daniels q' . �'' �� B. Applicant 's Px�esentation : , �, Bi11 McMonagle, McMonagle-Harris and Asso�. , stated that `" � � � � � � � E.a �� ,�xevious surrounc�ing developments have created problenis � for the land a;�d tha�; develc�ping the ].and would. be in- �':' filling which shc�uld be enc�uraged. He also st;ated that i` � fi�l and trees would be added to the greetiwap , �� .' i ; o Roy Barnum, developer, sta�ted that the property was �, �s=° di,�:ficult and therefor� cus�tam homes would be utilized. but objecteci to recommendation #4 .for safety reas�ns . �°' ;; 1,. .. . i�YF, C. Pul�lic Testimony : f: t; In �avor : Mrs . J. WEbb �wner r�ecom�r�ended #4 be dro �x , , PPed. �";� In opposi.tion: Jean Halverson askecl that iche oak tree an � � the sit� be preserved, stated that lot #1 had severe �:?; , drainage problem5, that cllildren would be crossing thE � ;: p�operty inevi�;ably, and tYiat 1;he springs would be a, t4`:j u .: buil.ding problem. t...; � ? Da11as Knight , Nlarilyn Hendexson, Lenora VanClefe expressed " concexn over draina�e and greenway. � ; , z f�'' D. Sta:�f Recommend�.t ion: �,� ,;;-; � :. Sta�� recort7mends apprc�va.l with th� following condi.ti�ns: [[[� .; .. � � . :. �� .�� ... �tY 1 . A street tree program be submitted �or staf� approval . ,, k, ,} � 2. A gra�ing and drainage pl,an for the entire subdivision � ' minir�iizing adverse environmental impacts be submitted ��; with the final plat . The drainage plan should identify � �; existin� springs on the site and how they will drain } " t , � into the cree�. : ,t: 3. A 10 ' standard city bike path be provided from the ` „ sol:�th edge of lOt ? to the cul-de-sac anc� on the east f"�. side of F�irhaven Place . ,�'; �� ..�:.� . , . . _� , _ „,� It1I NUTES �.; � � " TTGARD PLAIVNING GOMMISSION MarGh 15, 1977 Page 8 �. 4 . A 10 ' pedestr:ian easement a,nd path be provided between lots 3 and 4 to provide a connection between Fairhaven Street . 5. A 25 ' greenway easement along the cr�ek be dedicated to the City of Tigard subject to sta�f approval . 6. Landscape plan for the greenway b� submitted subject to staff approval . Variance Recommendation : Sta�f recommends approval o_C the requested variances for the cul-de-sac por�ion of S .W. Fairhaven Place with the candition that on-street parking be prohibited on tl-ie east side o� S .W. Fairliaven Place. o McMonagle stated that when the stre�.m bed is cleared � drainage wil.l be improved, that any spri.ngs sh�ulc� be I drained to the stream. ` � E. Commiasion Discussian: � � a Moore suggested that elevated, informal stairs be used to solve the gr.ade prohlems for the pedes�rian path. o Teped.ino expressed cancern ovEr drainage, fill , and patential flooding problems. Saka�a moved and Moox�e seconded For approval based on �i staf� :findings with conditions l , 2 (add water retention `'' system with staf� approval) , 3-6 . �; �� ,� o Ni�o1i asked if a water retention system is pos�iblF. a; i'; o McMonagle stated it was possib7:� but that water re�ten-- �.I tzon was not needed on tl�e sii;e . , j: ,: The motion failed in a 3 to 3 voice �ote. �� > �, _ �: Tepedino moved and Wood second�d to approve based on staff ` �!: findings with sta:f� recommendation deleting #4, 4' �” The motion passed in a 4 to 2 voice vote with Sakata and ['i Moore dissentin�. , ,� � `, Vari�,nce : �'. � s o Moore moved and Tepedino seconded for approva]. o:L, the �: varian.ce based on staf� findings and with the staff � recommendations . �, t; The m�tion was passEd by unanimous voice vote. �� k, � , _ . ;: ,_ ., , ','i MINUTES . , 1 ��T GARL PLA��NNI NG GC��,;l I SS I ON �� `'�,,._, �� ' C ✓ ' March 15, 1977 ' Page 9 `� 6. OTHE�t BUS INESS : o Staff presented a memo concexning Gre�nsw�.rd Park bike path .: ' Nicoli moved and Wood seconded to eliminate the pedestrian/ .�� bicycle path conditian from the preli,minary plat approval . The motion wa� approved by unanimous vc�ice vote. o Ele�tion of officiers : Wood moved and Tepedino seconde�. tha1; Al Popp be re-elected Chairman. The motion was approved by unanimous voice vote. Sal�ata moved and Popp seconded that Frank Tepedino be re- elected Vice Chairman . The motiori was appro�ed by unanimous voice vote. ; o Electi�n of Design Review Board alternate : � �� I Tepedino moved and Wood seconded that Saka�ta be the designated � Desi�ri Review Board al�ternate. ��,. The motion was approved by unanimous voice vote. o S�;a�f updated Plar�ning Comm�ssion on Kutsch Planned Development ' and the Black Bull Sul�division, a,nd zone change. o DiscuUsion between Planning Co,mmission and interest�d parties � ' on Cloud Cap variance. �� ry 7. ADJOURNMENT: �' ,,. Theze beiz�g no other business the meeting was a,djourned at 1� :00. � �` �i �i �� : I � � � _ � E �: � � ?; r �. � � - . . . �. � ...` . :,,;.. .,..:...��k . .. .. � � � ..��..�:� .. �. . � � .,. � ��, � � � �,: NOTICE OF PUBLIC HFAR�NGS TIGARD PLA:NNING COMMISSfiON March 15, �.977 - 7: 30 P.M. �TWality Junior High School - Lectu.ra Raom 14650 S .W; 97th Avenue - Tigard, Oregon 5. PUBLIC HEARINGS: 5.1 LON� CFIANGE ZG 4-77 (Murray Magness) NPO II A request by Murray Magness to amend the zoning m�p from � R-7 (Single Family R�sidential) to A-2 (Mu:Lti-family resi�ential) for f.our parcels on S .W . Dako�a Street west of 95th (Wash. Co. Tax Map 1S1 35B, Lot 1.000, Wash. Co. Tax Map 1S1 35CA, Tax Lots 300, 304 a�nd 400) . 5.2 ZONE CHANGF ZC 5-7� (Wedgwood Homes) NPU �III A request by Wedgwood Hames Inc . fox a preliminary review af �, pr.opose� 227 sin�le fam�,ly unit� and 60 multi-.f.amily - unit planned devel�pment �n the cornPr of � ,W, 135th and Walnut Street . (Wash . Co. Tax Map 1S1 33D, Tax Lot 700 and 2S1 4A, Tax �,ot 700) . ' i �,. i All p�rsons having an int�rest in any of the heaxing matters are a.nvited to appEar and submit oral and written testimony or subrnit writteri testimony in advanc� of the zne�eting. � ; (Publishin TT 3-3-77) a a � ,.: t ti � � , ; ti f .. . � . . � . . . . � . . . . .. .. . �� t . . � � . . . . � . . . . . . . .. . :.i � . .. . .. . ... � . � - . . . .. .. .' . . . � :� ' .. .. . . . . . - . .. .. . . . ' � � . . � � . � � . . . . � . . . . .. . � � . . .� .. . . . . � .. � � . � . . ,�� . . . . . . . . . . . .I .. . . . . � . � . . . . � � . . �..I . . � . . � . . `i .. �.. . . � . �. .. � � . � . �� I �' . . . . � . .. ... . �.�I . ; . . � . . . . . . � . . .. . � . ' . . . . . � . . .. ,.1 . . . . � . . � � . � . .. . . � . ...,1 ? I . .... .. . . .. � � . . _.. .. . . . . .. .._.. . ....:. . . . ... .... . . . . . .. . . . ... .. . .. . . . . _ .. . .. � ��:,; �," ��;� � (i� �-S G.` 4� NOTICE Ok' PUBLZC HEARINGS ��' ��i �� `i TIGARD �LANNTNG COMMISSION ��' Marct� 15, 1977 - 7 : 30 P.M. Twality Junior Iiigh School - Lecture Room 14650 S .Wl, 97th Avenue - Tigard, Oregon �:' ! �,>, +.; 5 . PUBLIG HEARINGS ; 5. 1 ZONE CHANGE ZC 4--77 (Murray Magness) NPO II � A xer�ue�t by Murray Magness to �.mend the zoning map from ' R-7 (Single Family Residential) to A-2 (Mu�ti-family Residential) :for four parcels on S.W. Dakota Street west o� 95th. (Wash. Co. Tax Map 1S1 35B, Lot lOdO, Wash . Co . Tax Map 1S1 35CA, Tax Lots 300, 304 and 400) . ' ; 5.2 ZONE CHANGE ZC 5-77 (Wedgwo�d Homes) NPO VII A req�uest by Wedgwood Fiomes Inc . fox a preliminary review o� a prc��o:�ed 227 �ingle family units and (�0 multi-�arnily unit pla,.nned development on the corner o� S .W. 135th and Walnut Street . (Wash. C�, Tax Map 1S1 33D, Tax Lot 700 ; and 2S1 4A, Tax Lot 700) . , ''`� � 5. 3 CONDITIdNAL USE CU 2-77 (Corbett) NPO II ; R, A request �by Corbett IIevelopm�nt Cor�. �or a �conda.tional ' use permit to locai;e a model home at 12055 S .W. Paci.fic -; Highway. (Wash. Co. Ta� Map 2S1 2AA, Tax Lot I000) . 5.4 CONDITIONAL USE CU 3-77 (Flowers by Donna) NPO II A request by Burt Cardwell for a conditional use pex•mit to locate a florzst shop in a C-3, General Goinmerci.al ' zc�ne at 11700 S .W . Hall Blvd. (Wash. Co . Tax Map 1S1 � 35DD, Tax Lots 1200 and 1201) . 5.5 VARIANCE V-2-77 (Cloud Ca�) NPO VI ` � A rPquest by Waverly Constructi�n Company for a variance � to c�xl-de-sac street length as stated in the Tiga.rd ,.:; Municipal Code ].7.28.11� for S ,W, Yembrool� Stree�t. (Wash. ' Co, Tax Map ZS1 11BC, Tax L,ot 200) . ��'i 5.6 VARIANCE V-3-77 (Fairhaven) NPO III ;::; A request by Harris-McMonagle Assoc. for a variance to ,,�; cul-de-sac property line radius and paving as s�ated in : i Section 17.28.040 for S .W. Fairhaven Pl�;ce , (Wash. Co . , Tax Map 2S1 3DC, Tax Lot 700) . �� A11 persons having an interest in any of the hearing matters are '` invited -�o appear and submit oral and written testimony or submit ; i ten testimon in aduanc,e of the rneeting., ` wr t Y :: :,�; ,, (Publish in TT 3—�.0-77) :,; sw , r ' � + �`, k. STAFF REPORT AGEND'A 5 .2 TIGAR,D PLANNING COMMISSION �'�� Marc11 15, 1977 - 7: 30 P.M. � Twality Junior High School - Lec�ture Room 14650 S .W. 97th Avenue - Tigard, Oregon DOCKET: ZONE CHANGE ZC 4-77 REQUE�T: To amencl �the zoning map from "R-7, Single Farraily Residential" to A-2, Multi-Family Residential" on four parcels totaling 7.47 acres . LOCATION: S .W. Da.kota Stree�, between S .W, Greenburg Road and S.W. 95th Avenue . (Wash . Co . Tax Map ].S1 35B, Tax Lot 1000, Wash. Co . Tax Map 1S1 35CA, Tax Lots 300, 304 and 400. APPLICANT: Murra,y Magness � � I . E3ASIC FACTS : � le Th� site is designa�t�d "Urban Medium DEnsil;y Residential" on �,i the NeigYiborhoad Plan I I anc� zoned "R--7, Single I'amily Residential" . t; I I . F'TNDTNGS: ' 1 . The applic�ant is requesting an amendment �Lo the zoning map for a "f multi-family zonzng district on �our parcels to�taling 7.47 acres �. which woiald allow 89 apartments. � 2. The site is re].atzvely �lat with no appa.rent c�ev�lopment constraints and ve.ry little veg��;ation. other t1�an grass. 3. '�h� site i�� surrounded by an apartment com�lex and vacant field �� to the west, single family residences on the south and east and � �loocl plain on the north. h' � 4. Access to the site is via an u,nciev�loped st;reet (S .W. Dakota � Street which is a narrow gra�rel passageway without shoulders or �� drainage. A narrow paved driveway connec�s �L�is area throu�h an apartment complex to S .W. Greenbur� N;oad. Althou�h dedi.cated ; �or public street tkais driveway would not b� suf:ficient to handle the anticipated traf:tic l.oad which wi]_1 be genera�;ed. An opportunity does exist to ventilate tralfic f.rom the nor�thern portion of the site via ta:x loi; 10�0 anto S .W. 95th Avenue/Shady �' Lane to Greenbur�. Although S .W. Shady Lane a�nd S .W. 95th Avenue � ��: are substandard they could be brought to city local str��t stand- �� axds by a half street improvement . This wi11 i.nclude a 5 ' dedica- tion along S .W. Dakota . � � {;; 5 . Commttnic��:tions with U.S .A. submitted by the applicant states that ' ' ,� treatment plan capacity exists for the proposed develop.ment exists. };� The City Engineer Division has commented that sewer lines are "' available in both S .W. 95th Avenue and S .W. Dakota Street to serve ,a'; the site . � , �;,� ,.:. �.; : �; �, , ��_._: , ` STAFF �EPORT � .. ��._ AGENnA 5.2 TIGARD PLANI�TING COMMISSION �� March 15, 1977 Page 2 , �,.- 6. Metzger Water Di.si;rict has stated their abi].ity to serve �;he proposed development . 7. The a.pplicant has also submitted letters from Tri-Met stating their ability to serve the site with mass transit � 8. The Tigard Sch�ol District has stated that a. restricted occupancy would have no impact on schools bu�t '76 sch:c�ol child� ren can be anticipated. I� not they will be transp�rted to either Metzger or Phil Lewis Elementary Schools, Fowler Junior High and the Tig�.rd Seilior High School . 'Phe e�em�ntary schools are at or beyond capactiy and the senior high nearing capacity. The school district stated that withoui; bond app�•o�val t�o build ne elementar school� and add six new classrooms to the two w Y high school any new increase in �upil count will be crowdin� th� schools. 9. Washington County Fire District #1 h�.s assured the applicant that Full service is available to the :;ite. 10, Th� apartment vacancy rate in this neighb�rhoad �.s oi Septembear 1976 Was about 1%. �°- 11. Applicable policies from Ne�ghborhood Plan IT ar.e as follows : POLICY �3. The maximum overall density of c�evel�pment will be 12 dwelling units �r 29 per�ons p�r gross acre , This amouz�ts to a standard nf 25 sq. f2et of land per dw�lling unit allowing f�r s�treets and oth�r open space. Some areas will h�,v� a lower density owing to topagraph�y or � existing developrnent pattern. 1 Conformance - �he proposed A-2 zoning conforms to the 12 dwelling unit maximumo � POLICY 9� Urban medium d.ensity residential areas will be } developed wi�i:h paved streets, curbs and gut�ers , and t� walkways, accorciing to city or county stanclards. All � utilities will be placed underground . � ; � Canformanee - As n�ted in finding 4 the access streets � are inadequate, p POLICY 10. Development will coincide wi�h the prouision of � publ.ic streets, watex and sewerage� fac;ili.ti.es. These � facilities sha�.l be (;a) capable of' adeguately serving all } �nt`ervening, properties as we]:l as the prapc�sed de�elop- ' ; ment; and (b) de'signed to meet city ar count� standards . , j I � ^� a �'" �a:��ormance - Adequate water an�l sewerage iac;ii.itie� are 1 avai�a;ble to serve the site but adequate ` � street.s are not unl.ess a strFet i.mpxovement is provided', � . , ;: ° . , ;� � , STAF'F REPORT �,. �,�. AGENDA 5.2 TIGARD PLANl`1ING COMcMISSION March 15, 1977 �� Page 3 ��: PO�.,ICX 11 . Planned unit development will be encouraged on tracts large enough to accommoda�te ten or more dwellings . Planned unit development wil.�. permit a deg;aree of flex- ibiZity in design that will enable a higher quality of development in aceordance with z�ni.ng standarcls . Confor.mance - The applicant has rzo building plans at this time. , 12. Due to the size of the parcel and the potential number of apar�;ments (89) �ccess onto more than one street appears to be necessary . III . CONCLUSIONARY FINDING: Tlle proposed zone change conforms to �Teighborho��d Plan II and a mark�t need e�i�ts for additional apartments a_n the area but the timing is inappropri�,te unless S .W. North Dak�ta and S ,W. 95th Avenixe are improved to czty standa.rds. IV. STAFF RECOMMENDATION: Staf� recommends denail based on inadequate conditions af S.W. �+L� North Dakota �treet .or approval with the conciitiUn tiaat no �bu.ild- zng permits be issued until S .W . North Dakota Stree� is improved to cit1� standards from S .W. �5th Avenue to S.W. Greenburg R�ad and S ,W. 95th Avenue is improved with a half stree�t improvement �.long this property. �� 1 _ , . , . . r , STAFF REPQRT � �� AGENDA 5. 3 TIGARD 1�LANNING COMMISSION �arch :15, 1.977 - 7: 30 P.M. ` a Twality Junior �Iigh School - Lecture Room ' �`` 14650 S .W. 97th Avenue - Tigard, Oregan � , 1 UOCKET: CU 4-77 REQLTEST: A request by Corbett Deve7,opment Corp for a con�itional use � perm�t to locate a model home in a C-3 (General �ommercial) zone � as an outdoor display. � � P LOCATION: 12U35 S .W, Pacific Highway (Wash. Co . Tax Map 2S1 2AA, � Tax Lot 1000) . � � APPLICANT: Corbe�tt Development " � 1; I . BAS1C FACTS : ;; i' l . The site is designated "Retail Commercia,I" and zoned "C-3, ''' General CommexciaZ14 . 2 . 18.28.01 of the Tigard Mu.nicipal Code allows real estate offices ;;; as a permitt�d use and autom�bile, boat and trailer sales as a r; condi.tional use. �, r,, ' II . FINDINGS : +' �'; r�', 1 . The applicant is requesting to locate a model home in conjunc- ti,on with an exzsting of.fice . This use should be construed the same as auto, baat or trail_er sales since the model ho�ae is „ a product being displayed. �� l-� r;; 2. The site is vacan� and presently overgr.own with blackberries . �a; A billboard is located on western end of the l�t . �:. � � �.,. 3. The site is bo.rderecl on tlYe north by S .W. Centex and on the �� south by S .W. Pacific Highway. �oth streets have adeqtxate ?',� right-of-way but S.W. Center St.r.eet ,is lacing the npcessary � sidewalk. s� 4 . The Plannin,g Commission in the past has tried to eliminate �7 billboard whenever p�ssible in orde.r to comply with the Tigard �� ; Community Plan to improve the overall quality of the cit5�. The �,;, billboard on the site �hould therefore be removed as soon as ;,. legally possible . ,,:: ,; ,;; 5. The applicant has proposed that the model home be served only �� by electricity. In order to insure that the buildin� is not h�: accu.pied at a future date sewer and water hook-�up should not be i-' al.lawe d. t; f�� : 6. The maior n.r.ohlem with �he m��el 'home sa.�As ;is tY:� r�mov�Z ar.d �` F,, replacement of the struc'ture. The site plan should be revi�wed ��; by the concerned agencies t� see that th-is mo�e can be made as �� easily as possible in �e�ard to power° lines, ':�raffic �lowy �' , I�; 4.`: �� . � ...,.::.. � . . �...:- .. . ........ . , ...... . e . � � - �i,... 1 . ,_.. ... .. ... . ::.... . .... .... .... ..... .,... . . .. . . ... . �. . , .r,f ... .. ......:. .... :.. . . '.�.. . . . „'.:�:7 . . . . . . .. . . . . .. . ' . � '��.{ : P . . � .:... � . . . ... � . � . . . � . . .;$I . . . .. �.., � �.•,.' . . . '� STAFF REPORT AGENL?A 5.3 :i TIGARD PLANNING COMMISSION March 15, 1577 ; ; Pag� 2 landscaping, etc. Tn addition the condition�.1 lxse should �� only be granted for only one structur�e which can only be ' �' replaced every two years. !j -; III . ST1�FF RECOMMEIVDATION: �� Staff recommends approval with the following conditions: ; l . A sidewalk (to city standards) be constructed on S .W. Center Street . ; 2. Billboard be removed. ' ;, � 3. Sewer and water hoak-u� be prohibited. ;� 4e Only on.e madel home at a tims for a dtxration j c�f n� less �han two ye�.rs be al.lowed. 5, The entire site be subject to llesign Review B��,rd. ; � � � �� .: ,{ , ; '. ,� � � 1 -� _ _ . _.. _ ��. k'i � � � �; � �..-, � :. � Y.� f: �il; STAFF REPORT �; AGENDA 5 .� {; TIGARD PLANNTNG COMMISSION �: March 15, 1977 - 7 : 30 P.Mo ` Twality Junior High School - Lecture Room �; 14�i50 S .W. 9?th Avenue - Tigard, Oregon �; . P� �:, DOCKET: CONDITIONAL USE CU 3-77 �'! REQUEST: To locate a new florist shop in a C-3 zone. €;; LOCATION : 11700 S .W. Ha�.l Blvd. (Wash , Co . Tax Map 1S1 35DD, Tax Lot 1200) . . � �: APPLICANT: Donna and Bert Cardwell I . BASIC FACTS : l . The site is designated "Retail �ammercial" on the Neighborhood Plan II and zonec� "C-3, Genera]_ Comrnercial" . 2. Section 18. 2�3.020(1) of the Tigard Municipal Code allows "Florist or flower shop as a, con�.itional tzse in a C-3 z�ne" . II . FINDINGS : ��._ l. The applicanf, is requPSting a conditional use permit to z^e�ilace an existing florist shop in a C-3 zone at 11700 S .W. Hal1 Blvd . � ` �a { 2 . The .11 , 200 sq. ft . site i� relatively fl,at wi�i;h a 7 ' change �n elevation in 140' from Ii�.11 Blvd . to the rear of the si.te. An existing florist shop in a converted h�use is presently on the site. Ther2 exist;s some large trees on the site that should b� retained. �'� 3. The site is adjacent to a single �amily residence, a bank, �uneral home, Iiall Blvd, and Highway 217 and a shopping eenter. �:i The propos�d use is compatibl� with those exist�ng uses . ..;� 4. Florist shops are relatively low 'traffic generators and the il pro�osed location an an arterial str�et is favorable. ! � 5 . S .W. Hall B.lvd. is designated an a�terial on the Neighborh�od P1an II with a necessary right-of-way widtli of 80-120. The present right�of-way is 60 ' therefore an additional 10 ' per side is necessary. ' � i r,.. � � �� t:: 6. S .W. Wapner Street right-of-way abuts the site and is projected to be utilized as a service dz•i,ve . If so, a half street improve- t' ment wi�th a minimum 24 ' pavement width a,pgears to be n�cessary �" .q.� �or tls�e extension o� S .W. Warner . � III , CONCLUSIONARY FINDING: �•:; �: 'I'he proposed �lorist shop conforms tn the retail comrnereial. designa= ; tion o� the Neighborh�od Plan II, is compatible with the surr�unding , ,,, i,;,; � � C,n.? � . ., �. .._ _, _ _ . , . _,_._ ,. ..:.. ... , ,.. . �. . �� i . �._ ?: STA,FF REPORT � � AGE1vDA 5.4 TIG�AI�D PLANNING CQMMISSION ,�° March 15, 1977 �; pa�e � �.� la.n,d uses and is a �esir�,ble use a1.�ng an artexial street . IV. STAFF RECOMMENDATION: Staff rECOmmends a�p:c�oval with the .following conditions, ' 1 . A 24 ' wide paved driveway from tne enc� of S .W. Warner Street be extended to the site for us� as a service drive. , � 2 . 10 ' along S .W. Hall Blvd. �be deaic;ated for street purposes. i � ; � � r �� i - � � �I, . ... . . � . � ��. fp .. . � � � � . . . . � � � . . . .. t: .. � . . � � .� �`� . . . . . . . . � . . � . . . . . . . � �:..�,� .. . . � . . . . � . � . . . .�(',, 1 � . . � . . . . . . . . . . . � . _ :.� �ji F i � �: � � . . . . � . . . . . � . . � � . . . .. . � � . . .� . . .. � � � � . . �.�� .. .. � . . . . ... . � . � . . . . � ... . . � .�i .. , � . . . . . . � . _ � . . .: . . . � � .. . .. � . . : �� : � . .. . � � � , . � � . . . . . . � . � . � .�t . .� . . � . . . . . C�a. .. �. .. . � ... .. .. . � . �� 4N � . .. . .. � � .. . � .. . � �� .. .. . � � � . � � . . � . � - i . . . . . . . . . i. . � � � .�.�� ;V � - -- - � STAFF REPORT � . �- AGENDA 5 ,5 TIGARD PLANNING COMMISSION March 15, 1977 - '�: 30 P.M. ' Twality Junior High School - Lecture Room 14650 � .W� 97th Avenue - Tigard, Oregon DOCKET: V-2--7'7 RE(�UEST: A variance to the Tigard C�mmunity Plan and Sect�.on 17.28 . 11� of the Tigard Municipal Gode to allow a cul-de-sac longer than the 400 ' . LUCATION: East end af u .�N. Pembrook �treet APPLICAN'1': Waverly Construction I . fiASIC FACTS: 1 . The Tigard Gommun:ity Plan 7.imits cul-de-sac lengths to 400 ' maximum (page 42) , �. Section ]_7.28. 11.0 s�Lates "A cul-de-sac shall be as shart as possible �.nd shall in no event. be more than 600 ' long" . 3. Chaptex• 17.48 0� the Tigard Municipal Code au�thorizes the P�anning Commissiorl to grant variances frr�m the rEquirements :'� o:� the s�.bdivision c;ode if a�f.irmative fi.ndings : I. . That there ax�e speci.al circumsta,nces or condi�tions a�':�ect- ing the properl:y which are unusual and peculiar to the J�ands or d�velopmen,t o� the p.roject involved as compa.r�d to other I.aneis similarl,y si�tuated; 2. Tk�a.t the variance sr�u�ht is necessary and the minimum required :t'or �the preservation and prot��tion of a sub- stantial propert;� interest of tkie petitioner t� the de�ree that e.�tra�xdinary hardship would result �r�m strict com- pliance c�i�Lh the regtzlations of thi� chapter applicable to i;he particu3.�r subdivision; rnajor or minor partitioning involved; 3. That the gxanting o� t�e vari.an�e will not b� detrimer�tal to the public health, safety or weZ�a.r.e, but will be con- sistent �herewith and shall n�t be injuriou� to the x°ights ol ather ,property owners in the near vici.nil;y nor cori- stitu�te a departure from or be in vi.ola�;ion of the com- � prehensive plan o� the City af Tigaxd: i � 4 . That the applicant 's proposal �or variance in a subdivision j or major or minor land par�itioni:ng confortns t� and is con-• ' ` sistent with all other reglxlator� requirements of this title and Title 1.8 of this code; that adequate provzsi.on is , made �:or traffic cirrulation, reca~eation, open spaces and � similar �actors, and that varianc,e sought has been considered by ottler public agencies concerned with fire protection, sewer, water �,rid other ut�.lities, as we1.1 as environmental factors, and the written comments of Such regula.tory bodies as ap.plicable is submitted as part of the rec�rd. _ _ � , ' �;' �: ° STAFF REPORT \ �:�, , �'; AGENDA 5 .5 i TIGARD PLANNTNG COMMISSION �' ,, Marc:h 15, 19?? �i �r:� Page 2 � �. �: �; T I . �'INDINGS : �i k; l. The applicant is requesting a variance to the 400 ' maximum � cul-de-sac length prescribed iri the Tigard Community Plan, 1971 and Section 17.28.1I0 oF the Tiga.rd Municipal Code . The applicant proposes a 660 ' long cul-de-sac. i, 2. On February l , 1977 thePlanning Commission granted prelimi- nary plat appr.oval to tkie "Cloud Cap" subdivision at S .W. 97th Avenue, S .W. Murd�ck Street and S .W . Pembrook Street. The preliminary plat created a 660 ' cul-de-sac out of S .W. Pem- br.00k Street . Upon reviewing the record the City Council on Febrizar,y 14, 1977 determined that procedural defects in � 1.) noti�ication and propez� findings were apparen�; and remanded � the matter back to the Planning Commission for r�consideration. ! 3. Th� Pembrook Subdivision i� entiiely out of the ci1;y. It is cle�.r from the lack o� a t�urn ax°ound at the eastern terminus and it bein.g Pembrook Street (nn�t Court, Drive, Loop, etc. ) tYzat the streei was intenc�ed to continue �hrough to S .W. 97t1i Avenue , � 4. The unique characteristics o� the site involvE i.ts topog�caphy � .. and tree cover in the northwest porti�n of th.e site . There is ?a a 28 ' cha.nge in elevation in 350 ' (8%) from the east to the G west side o:� the �arcel. t� street across this change in eleva- tior� would not violate the m�,ximum 17% grade requi.remen�ts of the subdivision code for local str�ets. f� , The placement o� a 100' wid� cul-de-sac turn around as proposed �',. �. would remove more trees than the 5d' through street . There is � no impediment to the development of this parcel by following the standards of the subdivision code and in fact by doing so preserves moxe o� the old growth f�r trees. 5 . No discernable hardship or loss of a property right or iritEr�st of the applicant is being jeopardiz�d by �oll.owing the standards ;, of �he subdivision code. ;j ;�, 6. A1lowing the variance wi11 violate the cul-de-sac limitation of the T.igard Community I�lan, �.971 a.nd will contribute towards an already inequitable di.stribution of traffic onto oth�r local �' streets in the neighborhooci. ` _, 7. The Fire marshal of the Tualatan Rural Fire Protecta.on District � has stated his agency 's opposition to both this variance and the larger question of cul-de-sac lengi;hs (see attached communi- i; cationsj . � � TII . CONCLUSIONARY FINDING: j� i f� � The proposed variance ap�ears to be unwarranted in that it is not i' necessary for �he development of this parcel, it vio_la�es the �i ;, � ........: . .... ..�:�.�..�_ . �::l. ... .. ...,,. _...... .:.�..,�.. ., .:,;. , . , ..,.: .. ...... .. ..... ....... ....... . .... .... . ... .:�...:.. `t.. � . . � � . . '�. ��Y'; i .+ �. . . 4�,.. r„�e . .�. .. a STAFF REPDRT � �� AGENDA 5. 5 ,, TTGARD PLANNING COMMISSION ' �� March 15, 1977 �i; � Page�� 3 � � ��a; �;..�� °' �;. street st;andards oi' the Tigard Community Plan and cantributes to the current inequita:ble distri�bution. of traffic throughout the � neighbo.rhood. ' �,!. IV. S'TAFF RECOMMENDATION: � �.A Staf� recommends denial based on failure to satisfy the .requirements �" for a sbzbdivision variance as specif,ied in Section 17 .48 of. the ��_ Tigard Municipal Code. �' �; �; �' � �,t I �i i� �; ,. �' �':i �; � �� „ � �.� ; 1; i�:fl �i I� �'i � � � � � � � �'� �,'�� {': ,., i, r:; , . . , . � . . . .. r,, . . � .. � .. . . .. . . �� . . . . � . . . . . � .. . � {'. . . . . . .. � ...�'�.. . . . . . . ... ��. . � .. . . . .. j, � � . � . . � � � .. � . . . . . . �,� 4C t � � � �; �.�' � � . . � . � . . . � . � � : � � � fL'. . . . . . .. . .. . . . .. �� . . .. . . . . . . .1' 7 .. � .. . . �. . .. : . � . � .. � ... . . � . . � � � � .. . �� , � � � -. ' . ��.� . . . . . . �.�. ..� � _. � .,� _ _ �.: �`: � � STAFF REPORT t�.- �;�.� � � . AGENDA 5.6 , TIGARD PLANNING COMMISSION �J Marck� 15, 1977 - 7: 30 P.M. �" ' Twality Junior High Schoo7. - Lecture Room � � 1465d S .W. 97th Avenue - Tigard, Oregon l�l �' 1:1 i'; - DOCK.ET: MLI� 2-77 �' i; REQUEST: To paxtition a . 61 acre parcel into three lots witla a �` �'� minimum lot size o� 7, 500 sq. Yt , ;° ta ., LOCATION: 12083 S .W. Lincoln Stre�t (Wash. Co . Tax Map 2S1 2AB, �� ; Tax Lot 600) . i �. �� APPLICI�NT: Stephen Spiegel/Fred Trueax �; � ;� � � I . BASIC FACTS , � r 1 . The site is designated "Urban Low Density Residential" on the f' Neighborhood Plan II and zoned "�t-'7, Single F�,mzly uesidential" . r , 2. Section 17.24.03Q of the Tigard Municipal Gode authori7es �;he Pla.nning Commission to appxove minor land parl;itions when con- �, sistent with the comprehensive development plan , `{' e � 3. Section 17.28.020(2) states : � "A private easement o� way to be established by deed without full compliance with these .regulations may be approved by the Planning Commission, provided it is the only reasonable method by whiah the rear portion ot an unusually d�ep lot large enough �to warrant parti�tioning into two or more parcels may obtain. access, provided, however, that this access sha11 be in com- pliance with the access and egress provisions o� Title 18. " � i 4 . Section 18 .64 .02Q of �the Tigar.d Muni�ipal Cade requires a 30' � minimum access �,vidth with a 24' driveway for 3 to 5 homes . TI . FINDINGS : l . The ap�licant is requesting partitiat7ing approvel in ac.r,ordance with Section �7.24 0:� the Tigard Municipal Code for a 26,5'�2 sq. ft, lot in an R-7 zone . 2 . The site is presently occupied by a single �amily residence and same old foundations but most of the 1ot is vacant . Access to the site is over an existing 20' ea.sement which also serves a single family dwelling behind the site. 3. The surrounding uses are single family residences with the exception o� a four-plex between the bulk of the lot and S .W. Lincoln S1;reet . � 4. The applicant proposes acqi�.iring easements which would �,ssure access in accordance with the Tigard Municipal Code . This � approach, while not normally desirak�le appears to be the �nly feasible way to al.low 1;he development of this �arcel . The ��. ��•.... . STAFF REPORT AGENDA 5.6 TTGARD PLANN�ING COMMISSIUN March 15, 1977 , page 2 �xact location of the easements labeled "e+' and "f" are unacceptable in that a circular turn around should be pro- vided, 5. Each lot conforms to the '7,500 sq, ft , minimum lot size of �' th� R-7 zone. III . CONCLUSIONARY FINDINGS : The propos�d minor land partition complies with the Neighborhood Plan II , zoning and subdivision codes. IV. STAFF RECOMMENATION: St�.ff recammends approval with the following conditions: l . A 45'' radius circular turn around be provided; this could b� combine�i with a parki.rig area with appropriate landscaping t� provide a desirable residential appearance. 2. Easement documents be submitl;ed for staf� approval. ��.. � � � � , ,. _. � , , _ . , STAFF REPORT �+, �,', AGENDA 5.7 TIGARD PLANNING COMMISSION ' =j , March 15, 1977 - 7: 30 P.M. I ��,,� Twality Junior High School - Lecture Room I `�:� 14650 S .W. 97th Avenue - Tigard, Oregon DOCKET: 5-13-76 and SV-3-77 I REQUEST; To cre�,te an eight 1ot subdivision in an R-10, Single �� Family Residential zone with variances to Sections 17.28 .040 I and 17.28. 110 (cul-de-sac and street widths) di the Tigard i Municipal Code . I LOCATION: S .W. Fairhaven Street west of S .W. 110th Avenue . (Wash. '� Co . Tax Map 2S1 `3DC, Tax Lot 70U) . APPLICANT: Barnum Homes Inc./Harri�-McMonag].e Assoc. I . BASIC FACTS : I l . The si.te iu designated "Suburban Density R,esident:i�.l" on �:he Neighborhoocl Plan III and zonerl "R-10, Single Family Residen- 'f:].al�� . 2. Section 17.16 .100 of the Tig�ard Municipal Code states: �; No tentative plan for a proposed subdivision and na tentative '�` plan �or a major partition shaJ_1 k�e approved unl�ss: (1) Stre�ts and roads are laid out so as to conform to the plats of subdivision or maps o� major partitions alr�ady appro��ed for adjoining property as to width, general direc- tion az�d in all other respects, unless the czty determines it to b�e in the public interest to modify the street or road pattern; (2) Streets and roads held for private use are cleaxly in�icated on the t�ntative plan and all reservations or restricl;ions xelating to such private roads and streets are set forth thereon; (3j The tentative plan complies with the comprehensive , p7.an and applicable zoning regulations of the city then in effeci;; (4) No tentative plat of a subdivision or map or a major partition shall be approved unless there will exist adequate quantity and quality of water and an adequate sewage disposal system to support the proposed use of the land de- scribed in the proposed plat . 3. Section 17.48.020 0� the Tigard Municipal Code states : "A variance from the standards of this title shall not be granted by the Planning Commission unless the Commission finds � �rom the facts presented at the hearing all of the following: (1) That there are special circumstances or conditions affecting the pr�perty which a,re unusual and peculiar to the lands or development of the pro,ject involved as compared to other lands similarly sit�zated; , ST1�FF REPORT '�. `� .' AGENDA 5.7 TTGARD PLANNING COMMISSION Mareh 15, 1977 �'� Pag.e 2 A{ .: (2) That the v�:riance sought is necessary and the minimum required For the preservation and protection of a substantial property interest of the petition�r to the degree tha�; extraordinary hardship would result from str. ict compliance with the regula�tions of this chapter applicable to the particular subdivision, ma.joz• or minor partitioning involved; �3) That the granting of the variance will not be detrimental to the public health, safety or welfare, but will be consistent therewith and shall not be injuriaus to the rights of other property ownexs in the near vicini.ty nor constitute a departure �rom or be in violation of the comprehensive plan of the City of Tigard; (4) That the applicant ' s proposal �or variance in a subdivision or major or minor land partitioning canforms to and is consistent with a],l other xegulatory requixements of this tit1� and Titl� l� c,f this code, that adequate provision i,s made for trafi'ic circulati�n, recreation, open spaces and similar factors, and that variance sought has been considered by other public agencies concerned with fire protection, sewer, water and other utilities, as we11 as environznental facto.rs, and the written camments o� such regulatory bodies as applicable "" is submitted as part of the record. " � II . FINDINGS : 1 . Th� applicant is requesting preli�r►in�,ry plat approva_l of an eight lot subdivis�,on with a minimum lot size o:f 10,0�0 sq , ft . and variances z•educing �;he xight-of.-way and pavement width. 2 . The sit� is 3.09 acr�s with somewhat steep slopes (4� ' change in elevation in 200 ' ) and bisected by a creek. There is little vegetation ot�er than grasses on. the sa.te except in the march area along the cr.eek . 3. The surrounding land uses are residential on all. sides except �or the vacant land to the n�orth which is the site o� the Genesis Planned Development . 4 . Applicable policies and objectives �rom the Neighborhaod Plan �III are as fol].ows: A. To retain in portions of Tigard the suburban quality that has characterized the Tigard area in the past and that has made Tigard an a'ttractive place to live for .farnilies seek- ing an alt�rnativ� to higher density urban living. B. To retain the suburban and singl� family residential character o� this portion of the �Ci�y ofTigard for th�se families who � desire a home on a large'r lot and who are willir�g to support the c�mparatively higher costs o� public Ser�ices assoc:iated with lower density residential development . � � � I , ; i , i `_. . ; - , � _ � _, l`,I 4� �i k i� �I STAFF REPORT �. `��_ i; r �GENDA 5 .? ;,3 TIGARD PLANNING COMMISSION �`. , March 15, 1977 �� `� Page 3 �' i;' �, i`i C. To permit densities that will economically support the t' cost of necessary public services and facilities such � as paved streets, pedestrian ways and utilities , r! i: D. To permit a vaxiety of housing types to be compatibly i situated in the neighbo:rhoor� in order to meet the needs �! of different fami7.y sizes and incom�s. '� -:I Policy 25. When .land is developed and includes a dP.�igna�:ed bicycle path route, easements shou.ld be granted 7i to the City. In cases where developm�nt incre�.ses the need for the path, construction should also ; :� be required. Pol.icy 26 . The consturction of pedestrian/bicylce paths is =�� of the h�_ghest priority among needed public I� Ymprovements in the neighborhood and should be accomplished prior to, or in conjunction with, improvements to the street system. Policy 27. Ariy develo�ment along stream ch�.nnels for recreational purposes should not distiarb �; �xisting trees. In pl.aces whexe trees are � �i._ absent , some shou]_d be planted. The greenways are not suited for intensive recreational develo�-- �"'1 '�;� ment and should lae res�tricted to an all-weather �':; path and passive areas for rPStin�, picnicin� d:a and related activil;ies . `R ;:;; This proposa7. conForms tn the�e policies and objectives in that : it is a large lat sin�Ze family subdivzsion with a bik� path. Con- �' cern does arise though as to the prop�sed bike path 1.ocation which �,; is proposed for the most environmentally sensitive area. An alter- native would be to utilize a portion of S .W. Fairhaven Place as the ' ,._; pathway. No mention has Yaeen made as to the retention of veget�;tion a7:ong the creek way . A minimum greenway easem�nt of 25' from center line ; � of the creek would assure its retention as a natural area. „� 5 . S�ction 17.28 .130 of the Tigard Municipal Code requires a ` rnaximum local street grade of 12%. In ord�r. to meet this requirement, this filling wi11 bE necessary in the area where S .W. Fairhaven Street crosses �;he creek yet no fill profiles ��; have been submitted. 6 . D�.te to the unusual site condi,ti�ns a.nd the ].ength o� the cu1- 255 ' se.rvin onl 5 lo�ts �: reduction in the ri ht-�:L- de-sac ( g y ) � ; wa and avemen:t widths appear justified if parkin� i� prolxibited y., � Y P and sidewalks and utility easements are provided on the private property. Although the same conditions exist .for �he remaimder ��: � of. S .W, Fairhaven Place i.i; will eventually be a through s�r.e�t r,:i ' which warrants ma.inta:ining the local street standards �� 50 ' - �� „� . .. . . . . . , . . . . . . � . . . . �. � . � . .. j, .. .. . . . .. . . . . . . . . . . . . � t:.��. .. � . � . . . . ... .. . . � � � . . . . � �k�. . . ... . . . . . . .. , .,_ . . . .. . . .. .. . . . . .. '' ' '__ .. . . . ---�' - �`�.�. . � . . � . ._ � r STAFF REFORT �,_ ��,.. AGENDI� 5.7 TIGARD PLANNING COMMISSIQN - March 15, 1977 � Page 4 �,:,,. 34' pavement . This proposal also involves the construction of 3�0' of S .W. Fairhaven Street from S ,W. 110th Av�nue which should be to I.ocal street due to it ca�rying more th'rough tr,�.:ffic stanc�ards . 7. There cttrr�ntly exists an informal �edestrian walkway between the �nds of Fairhaven Street . In order to facilii;ate this demonstrated need, a 10' wide pEdestrian easement and path should be provided hEtween lots 3 and 4 . III . CONCLUSIO�ARY FINllING: The proposed preliminary plan conforms to the NeigYaborhood Plan III anc� the Tigard Municipal Cr�d� with the attachment of appropriate conditions and the variances tc� the street widths as notec� in find- in� #6 are necessary due to ur�usual site co.nditions of slope and topography, are the minimum necessax�y, are not cletrimental to the pizblic health safety or wel:Care and is �not inconsistent with othe.r i regulatory r�quirements of the zoning and subdivision codes. � rV. ST�,FF RE�OMMENVATION: � Prelirninary PZan : � � ': Staff recommend� approval with the �ollowing canditions : l . A s�treet tree program be submitte� for staff. ap�roval . 2, A �rading an.d drainage plan for the entire subdivisi.on minimizing adverse environmental impacts b� s�bmittec� w�.th the final plat . The drainage plan sllould identify existing springs on the szte and how they will drain �, iri�to the creek. ' � 3. A 10 ' standard city� bike path be provided from the � south ed�e of lot 7 �to the cul-de-sac and on �LhE `� ea,st side o:E Fairhaven P1�,ce . 4: �; 4. A 10' pedestrian easement and path be provided 'between lots 3 and 4 to provide a conriectic�n between Fairhaven � Street . � � :'f 5. Access to lots 8 and 1 be from S.W. Fairhaven Pl.ace. � � . � � � � . � � . � F 6. A 25' �reenway easement from the center line of 'the � creek be dedicated to the City of Tigard. { � 1 Variance: - i ��.. ; Sta�f recommer�ds approval of the requested variances or the ± ' cul-de-sac pUrtion of S .W. Fairhaven Place with the condition � that on-street parking be prohibited on thP east si:de of S .W. � Fairhaven Place; i � : , � � .�_. ,.. . :. , ; _ � � ,; <. . �_� E, �� . . .. . . � . �. .. .. . _.�.._.