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Planning Commission Packet - 07/26/1977 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. AGENDA TIGARD PLANNING COMMISSION July 26, 1977 - 7: 30 P.M. Fowler Junior High School - Lecture Room 10865 S .W. Walnut Street 1. CALL TO ORDER: 2. ROLL CALL: 3. APPROVAL OF MINUTES : 4. COMMUNICATIONS : 5 . PUBLIC HEARINGS : 5. 1 ZONE CHANGE ZC 28-77 (Lutz) NPO 7 A request by Art Lutz & Company for preliminary plan and program review of a single family residential planned de- velopment to include 48 duplexes and six triplexes for a 99 .91 acre parcel south of Scholls Ferry Road, between S .W. 125th and S .W. 130th (Wash . Co. Tax Map 1S1 33A, Lot 500 and 1S1 33D, Tax Lots 100 and 101) 5.2 ZONE CHANGE ZC 25-77 (Hallberg Homes) NPO 6 �,.. A request by Hallberg Homes, Inc . for a zone map amendment to change the zoning designation from Washington County "RU- 4" to City of Tigard "R-7" , Single Family Residential for a 9. 15 acre parcel between S .W. Sattler and S .W. Durham Road on Hall Boulevard (Wash. Co . Tax Map 2S1 11D, Tax Lot 1300) 5. 3 CONDITIONAL USE CU 16-77 (Hallberg Homes) NPO 6 A request by Hallberg Homes, Inc. for a conditional use per- mit to locate eight duplexes in a proposed "R-7" Single Fam- ily Residential zone for a parcel between S .W. Sattler and S .W. Durham Road on Hall Boulevard (Wash. Co. Tax Map 2S1 11D, Tax Lot 1300) 5 .4 CONDITIONAL USE CU 17-77 (D'Patons) NPO 2 A request by Dee Maxwell for a conditional use permit to lo- cate a delicatessen in a "C-3" General Commercial zone at Tigard Plaza on S .W. Pacific Highway (Wash . Co. Tax Map 1S1 35DD, Tax Lot 3301) 5.5 CONDITIONAL USE CU 18-77 (D.E.Q. ) NPO 4 A request by the Department of Environmental Quality and Century 21 Realty for a conditional use permit to locate a mw f', AGENDA TIGARD PLANNING COMMISSION July 26, 1977 - 7: 30 P.M. Page 2 D.E.Q. test center in a "C-3" General Commercial zone at 11626 S .W. Pacific Highway (Wash. Co. Tax Map 1S1 36DC, Tax Lot 500) 5 .6 VARIANCE V 5-77 (Williams) NPO 2 A request for a variance to the side yard setback 18.20.060 in a "R-7" Single Family Residential zone at 10270 S .W. Meadow (Wash. Co . Tax Map 1S1 35C, Tax Lot 1008) 6 . OTHER BUSINESS: 7. ADJOURNMENT: ry }�1 II rr L MINUTES TIGARD PLANNING COMMISSION JULY 26, 1977 - 7:30 P.M. FOWLER JUNIOR HIGH SCHOOL - LECTURE ROOM 10865 S.W. WALNUT STREET TIGARD, OREGON 97223 1. CALL TO ORDER: The meeting was called to order at 7:30 by Chair- man Alan Popp. 2. ROLL CALL: Present: Popp, Corliss, Goldbach, Sakata, Tepedino, Wood Excused: Brian, Moore Staff: Bolen, Laws, Svart 3. APPROVAL OF MINUTES: Laws pointed out correction to minutes (p. 5) of July 19 Hearing regarding the number of conditions applied to planned development approval. Tepedino moved and Wood seconded to approve the minutes as corrected. The motion was approved unanimously. 4. COMMUNICATIONS: None Point of Order: Tepedino requested information on items drop- ped from original agenda. Laws explained that those items were either withdrawn or applications were submitted too late for staff reports. tit 5. PUBLIC HEARINGS: 5.1 ZC 10-76 (Lutz/Benkendorf-Summer Lake) Request review of preliminary plan and program for a 415 unit residential planned development on a 99.91 acre parcel south of Scholls Ferry Road between 125th and 130th (Wash. Co. TPY Map 131 33A, Tax Lot 502 and Wash. Co. Tax Map 1S1 33D, Tax Lots 100, 101 ) . A. Staff Report: Presented by Bolen B. Lpplicant Presentation: Al Benkondorf, Project Planner, emphasized that the proposal was intended to protect the natural features of the site and this was the reason for avoiding use of the fill over Summer Creek as a road and for siting homes to enhance visual effect of the lakes. Applicant objected to two of the recommended staff con- ditions: #1A restrictingpreliminary approval to north half of 4, project. _ 1 _ MINUTES TIGARD PLANNING COMMISSION JULY 26, 1977 Page 2 #3 deleting apartments on the west lake. A handout was distributed shcwing amount of proposed dedicated open space with the apartments. C. Public Testimony: Opponents o John Boomer objected to the large number of duplexes and triplexes due to their negative impact (crime, schools, traffic) . o Don Moore expressed concern about how many units, in- cluding single-family, would be rentals, since rentals in Englewood have been poorly maintained. o Sidney Day expressed concern about deteriorated con- dition of Englewood Greenway because of lack of maintenance. o Chairman Popp interrupted to point out that the item on the agenda was not being directly addressed. o Day continued, saying that Lutz' s lack of maintenance in Englewood casts doubt on their credibility for this project. o Dennis Hines objected to population density and wanted to know if the duplex and triplex units would all look the same. o Jess Caron (12720 SW Katherine) was opposed to the du- plexes and triplexes and submitted a list of neighbors who were also opposed to them. o Peter Shawn was opposed to duplexes and also said bikepaths should be required. o Rodney Douglas was concerned about impact on flood- ing. o Bud Cook was opposed to duplexes o John Winkler (12645 CW Katherine) said the notice listed the site as being between 130th and 135th and said this error could have kept some people from attending the hearing. - -- Pager MINUTES TIGARD PLANNING COMMISSION JULY 26, 1977 o Bill Reznick felt the floodplain was not enough rec- reation space and asked whether 128th would continue through to Walnut. o Mike Grindstine expressed concern whether even the new Tigard School could handle the number of children and whether the streets could handle increased traffic. o Richard Silver objected for the reasons cited earlier, especially traffic impact on Scholia Ferry. He asked whether the duplexes and triplexes could have a home- owners association to ensure upkeep. D. Staff Response to Questions: o The City is not legally obligated to notify adjacent owners for preliminary approval of a planned develop- ment but does so anyway. Approval of the general plan and program requires notification. o Lutz does not have maintenance responsibility for the Englewood Greenway, but Commonwealth Investment Corp. does. o The extension of 128th on the south to Walnut has al- ready been approved. o The building designs will be subject to review by the staff. E. STAFF RECOMMENDATIONS: Presented by Bolen 1 , The NPO #7 recommendations to be followed are: A . That the developer be permitted to submit the general plan for the entire parcel with further detailed planning limited to the northern portion. B. That further study be given the street system in the southern portion (below the lakes) , especially in regard to the point where the collector street :I contacts the school site to the east. • C. That the School District be contacted to ascertain their thoughts on the best method for providing access to the school site. 0177 ____ TIGARD PLANNING COMMISSION 1-,1 Page 4. MINUTES - JULY 26, 1977 (. ' 1 t 2. Applicant obtain approval from the City for minor land partition for parcels subdivided illegally (Tax Map 1S1 33A, Lots 500 and 502) . 3. That the density of the project be reduced by increas- ing the duplex lot size to a minimum of 9,000 sq. ft. and the triplex lot size to 12,000 sq. ft. ; and that the 14 unit apartment complex adjacent the pond-' marsh area on S.W. 130th be deleted. 4 . General Plan and Program assess effect of lack of right-of-way on 130th on traffic circulation, particularly in regard to the first phase homes on Lots 143-146. 5. No subdivision plats will be approved until public sewer service is assured to the satisfaction of the Planning Director. 6. Drainage be reviewed by Public Works Department prior to submission for General Plan and Program, with in- creased runoff calculations explained and related to k storm flows and flood levels in Summer Creek. The drainage plan should divert street surface storm water below the lakes to the maximum feasible extent. In addition, the submitted drainage plan should give V tl consideration emptying the roof drains into natural drainage ways where possible. 7. Applicant obtain written assurance from the Beaverton and/or Tigard School District that a satisfactory method of providing school space is being developed. ' 8. Lotting pattern be modified more effectively to pre- serve southern drainageway. 9. Staff was unaware that Benkendorf is a landscape arch- itect. 10. An open space improvement plan be included with the ,. general plan and program which addresses the following : A. A bicycle pedestrian circulation system. . B. Method of protecting the western lake marsh area, =, with particular attention to access control, method , of limiting boating to the east lake only, path- ( way location, vegetation and fencing barriers. lj C. The area adjacent the western lake designated for 0 14 units of apartments be included in the open 1, space area id mm Page 5 MINUTES - JULY 26, 1977 PLANNING COMMISSION D. That the open space be clearly delineated as separate from the areas to be platted. E. That those improvements expected to be provided by the City be stated in the general plan and program (for Park Board approval) . , 11. That the street tree planting plan be submitted with the general plan. 12. That further consideration be given to the provision of "vision easements" into and across the open space areas for the enjoyment of person not residing dir- ectly adjacent the lakes. 13. The lotting pattern adjacent the path across the cause- way be modified to be recognizable as a primary ac- cess point into the open space and also to accomplish vision easement criteria. 14. Design consideration should be given to treating the duplex area as essentially single-family in character. For instance, the units can be designed to have the appearance of one large single-family home rather than the usual mirror image effect you get with a duplex. This has been done quite effectively in Irvine, California. 15. Special design consideration should be given to the entrance onto Scholls Ferry Road, Rebuttal o Phil Mallard (Art Lutz) stated: 1. The duplexes and triplexes are attached (common- wall) single-family units. 2 Progress Bible Church is negotiating to expand on- to area- in the northwest part of the site shown on the preliminary plan for 12 duplex lots (15 units) 3. Transfer of the area to the Tigard School District appears remote. IL o Dennis Hines: Asked if area shown in green was inacces- sible F 1 ‘ ■ , t,t1 MINUTES JULY 26, 1977 PLANNING COMMISSION Page 6 o Benkendorf stated green areas abut private lots o A gentleman asked in the audience what was meant by staff reference to allowed higher densities? o Bolen: Planned development ordinance permits calculation of certain number of more units than under a standard subdivision. o Dave Saunder asked how much will units cost? o Mallard stated an estimate would be $45,000 - $55,000 for each unit of the duplex and $60,000 - $90,000 for single-family. G. Commission Discussion o Wood was concerned about rental maintenance, greenway, maintenance, and runoff and agreed with staff about deleting the apartments as proposed adjacent the lake. o Tepedino stated that he saw no need for additional play areas for a development of this size. His major problem with the proposal was increased runoff. Serious problem of flooding was not well-addressed by applicant and his rough calculations indicated some homes might be flooded . o David Evans (Engineer for the applicant) interjected that any development would increase runoff about 25% and that this site occupies only 3% of the basin, so that its effect will be minimal. o Tepedino stated that he would like to see a better analysis of the runoff problem before preliminary plan approval was granted. o Goldbach stated that he saw need for thorough hydrologic study before approval of general plan. o Corliss asked if the NPO VII had enough time to review this proposal. o Bolen stated that they had. o Sakata stated that she was concerned about the small lots for duplexes and triplexes, how use of the lakes was to be managed, and too few easements to lake and that she wanted to see an environmental impact report Ii E?, Page 7 ', MINUTES TIGARD PLANNING COMMISSION JULY 26, 1977 showing no negative effect on wildlife. o Popp stated that he was concerned with the apartments and duplexes but saw need for them. He further stated that he saw no need to hold up preliminary approval before runoff studies were completed. Wood moved (Goldbach seconded) to approve the preliminary plan and program review subject to staff conditions with the following changes: #lA be modified to permit development of general plan with phased approval for detailed plans. #9 be deleted and adding the following conditions: 16. A thorough hydrologic study be made to ensure that development produces no adverse impact on down- stream properties based on 100 year floodplain. 17. Applicant address issue of adequate play space for children, especially away from the greenway. 18. Applicant propose some workable maintenance program for non-homeowner units. 19. A workable plan be developed to assure adequate and timely maintenance of greenway prior to city ded- ication. 20. That duplex and triplex units be developed as com-- monwall structures to encourage occupant ownership. Tepedino recommended a modification of staff con- dition #6 to eliminate the last two sentences specifying drainage conditions. Wood amended his motion to include Tepedino's recom- mendation. The motion was approved unanimously. RECESS: The meeting was reconvened at 9:45 P.M. by Vice-Chairman Tepedino. 5. 2 ?.�C 25-77 (Hallberg Homes) Request for a zone map amendment to change the zoning es- ignation from Vashington County RU-4 to City of Tigard R-7 for Page 8 MINUTES TIGARD PLANNING COMMISSION JULY 26 1977 a 9.15 acre parcel between Sattler and Durham Road on Hall Boulevard (Wash. Co. Tax Map 251 11D, Tax Lot 1300 ) A. Staff Report: Presented by Laws B. Applicant Presentation: Newton Andrus (consultant) C. Public Testimony: None D. Staff Recommendation: ,Approval with the following con- dition: (1) Ten feet be dedicated along this property for street improvements to S.W. Hall Blvd. E. Commission Discussion: Wood moved and Sakata seconded to approve with staff condition Motion carried unanimously 5. 3 CU 16-77 (Hallberg Homes) Request to locate eight duplexes in a proposed R-7 single-family residential zone,between S.W, Sattler and Durham Road on Hall Boulevard. (Wash. Co. Tax Map 251 11D, Tax Lot 1300) . A. Staff RepOrt: Presented by Laws, with handout showing revised lot pattern of applicant per staff recommendation. B. Applicant Presentation: Newton Pndrus stated that all units are intended for sale,not rental. o David Evans said applicant intends to sell half duplexes fi on individual lots. C. Public Testimony: None D. Staff Recommendation: Approval with following conditions: 1. Lots 1-5 and the area between Lots 32-36 be allowed as duplex lots. 2. Lots 6-8 be eliminated as duplex lots. . E. Commission Discussion o Wood stated he saw difficulty because parcels would be 4L Page 9 TIGARD PLANNING COMMISSION JULY 26, 1977 partitioned and ordinance does not allow for this. o Dick Reiber (Hallberg Homes) said applicant wants to produce only for sale, not rental units. o Wood suggested amending ordinance to allow half duplex lots on individual lots. Goldbach' moved (Wood seconded) to approve with staff conditions. o Sakata stated she was uncomfortable with upping density from 8 to 10 duplexes when public notice was for 8. o Wood argued this was not a violation of due process 1 because the difference was so minor. Motion was approved 4-1, Sakata dissenting Wood moved (Tepedino seconded) to direct staff to draft revision of ordinance for commission consideration at next study session (August 23 to permit two single- ( family common-wall units (duplexes) on two lots equal in total to size required for a duplex as a conditional use in residential zones, the purpose of the revision 1 being to encourage home ownership of duplexes. The motion was approved unanimously 5.4 CONDITIONAL USE CU 17-77 (D'Patons) A request by Dee Maxwell for a conditional use permit to locate a delicatessen in a "C-.3" General Commercial zone at Tigard Plaza on S.W. Pacific Highway (Wash. Co. Tax Map-1SL 35DD, Tax Lot 3301) 5. 5 CONDITIONAL USE CU 18-77 (D.E.Q. ) A request by the Department of Environmental Quality and Century 21 Realty for a conditional use permit to locate a D.E.Q. test center in a "C-3" General Commercial zone e at 11626 S.W. Pacific Highway (Wash. Co. Tax Map 1S1 • 36 DC, Tax Lot 500) . Staff recommended tabling items 5 .4 and 5. 5 Sakata moved (Wood seconded) to table agenda items 5.4 ' and 5. 5. Motion was approved unanimously. • 5. 6 Laws informed the commission that agenda item 5.6 had been withdrawn. 6. OTHER BUSINESS: Laws informed the commission that the City h Council approved the appeal by Don Pollock for a zone change , Page 10 TIGARD PLANNING COMMISSION JULY 26, 1977 (zc 17-77) from R-7 to A-2 thus overturning the commissions decision which denied approval of this application. 7. ADJOURNMENT: Meeting was adjourned. at 11:05 P.M. t .i �K `l , , NOTICE OF PUBLIC HEARING I , „. TIGARD PLANNING COMMISSI ON July 26, 1977 - 7 : 30 P.M. Fowler Junior High School - Lecture Room 10865 S .W. Walnut Street - Tigard, Oregon • 5. PUBLIC HEARINGS : 5 . 1 ZONE CHANGE ^,8-77 (Lutz) NPO 7 Art Lutz & Company for preliminary plan and A request by P Y q Y program review of a single family residential planned de- . velopment to include 48 duplexes and six triplexes for a 99. 91 acre parcel south of Scholls Ferry Road, between S.W. and S .W. -4aStt (Wash. Co. Tax Map 1S1 33A, Lot 500) L211'44 VS ea-r14 5 .2 ZONE CHANGE 25-77 (Hallberg Homes) NPO 6 A request by Hallberg Homes, Inc. for a zone map amendment to change the zoning designation from Washington County "RU-4" to City of Tigard "R-7" , Single Family Residential for a 9 . 15 acre parcel between S .W. Sattler and S .W . Durham Road on Hall Boulevard (Wash . Co. Tax Map 2S1 11D, Tax Lot 1300) .', 5 . 3 CONDITIONAL USE 16-77 (Hallberg Homes) NPO 6 A request by Hallberg Homes, Inc. for a conditional use permit to locate eight duplexes in a proposed "R-7" Single Family Residential zone for a parcel between S .W. Sattler and S .W. Durham Road on Hall Boulevard (Wash . Co . Tax Map 2S1 11D, Tax Lot 1300) 5 .4 CONDITIONAL USE 17-77 (D!Patons) NPO 2 A request by Dee Maxwell for a conditional use permit to locate a delicatessen in a "C-3" general commercial zone at Tigard Plaza on S.W. Pacific Highway (Wash. Co . Tax Map 181 35DD, Tax Lot 3301) 5. 5 CONDITIONAL USE 18-77 (D.E.Q. ) NPO 4 A request by the Department of. Environmental Quality and Century 21 Realty for a conditional use permit to locate a D.E.Q. test center in a "C-3" general commercial zone at Y 11626 S .W . Pacific Highway (Wash. Co. Tax Map 1S1 36DC, Tax Lot 500) • 5 .6 VARIANCE 5-77 (Williams) NPO 2 . e: , A request for a variance to the side yard setbacl 18.20.060 in a "R-7" single family residential zone at 10270 S .W . Meadow (Wash . Co. Tax Map 1S1 35C, Tax Lot 1008) ...... : . .. . . ... . . . . . . . . . . .. . . .. . . . .. ... . . . . . . . . . . . .. . . . . . . . . �. . NOTICE OF PUBLIC HEARING [\ TIGARD PLANNING COMMISSION July 26, 1977 - 7: 30 P .M. /\ Page 2 ' ( ' All persons having an interest in the hearing matter are invited to appear and submit oral and written testimony or submit written tes- timony in advance of the meeting. (Publish in TT 7-21-77) \ � � � \~ � \ \ \� � \< < \ . % . / \ (\ \< /§ 1. . � \ \\ 1, 1 � \} E \� ■ . . . . �� . . \ \ ( t. } NOTICE OF PUBLIC HEARING TIGARD PLANNING COMMISSION July 26, 1977 - 7 : 30 P.M. Fowler Junior High School - Lecture Room 10865 S.W. Walnut Street - Tigard, Oregon 5. PUBLIC HEARINGS : 5 . 1 ZONE CHANGE 28-77 (Lutz) NPO 7 A request by Art Lutz & Company for preliminary plan and program review of a single family residential planned de- velopment to include 48 duplexes and six triplexes for a 99.91 acre parcel south of Scholls Ferry Road, between S .W. &th and S.W. .1.354.h (Wash. Co . Tax Map 1S1 33A, Lot 500) 5 .2 ZONE CHANGE 25-77 (Hallberg Homes) NPO 6 A request by Hallberg Homes, Inc. for a zone map amendment to change the zoning designation from Washington County "RU-4" to City of Tigard "R-7" , Single Family Residential for a 9 .15 acre parcel between S .W. Sattler. and S.W. Durham Road on Hall Boulevard (Wash. Co . Tax Map 2S1 11D, Tax Lot 1300) All persons having an interest in the hearing matter are invited to appear and submit oral and written testimony or submit written testimony in advance of the meeting. (Publish in TT 7-14-77) • Ammm. l.I STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION July 26, 1977 - 7:30 PM Fowler Junior High :School - Lecture Room 10865 S.W. alnut Street - Tigard, Oregon A.. DOCKET: Zone Change ZC 10-76 (NPO VII) REO.UEST: Review of a preliminary plan and program for a 415 unit residential planned. development. LOCATION: On a 99.91 acre parcel south of Scholls Ferry Road, between 125th and 130th (Wash. Co. Tax Map lSl 33A, Tax Lot 502 and Wash. Co. Tax Map 1Sl 33D, Tax Lots 100, 101) APPLICANT: Art Lutz & Company/Benkendorf & Associates I. BASIC FACTS: 1. The site is designated "Urban Low Density Residential" on the Tigard Community Plan (four units per acre) and is zoned County "Suburban Residential" RS--1 (1.6 units per acre) . 2. Section 18. 56.010 of the Tigard Municipal Code states that: "Purpose. The purpose of the planned development district 4' is to provide opportunities to create more desirable en- vironments through the application of flexible and >n diversified land development standards under a comprehensive plan and program professionally prepared. The planned development district is intended to be used to encourage the application of new techniques and new technology to community development which will result in superior living or development arrangements with lasting values. It is further intended to achieve economies in land development, maintenance, street systems and utility networks while providing building groupings for privacy, usable and attractive open spaces, safe circulation and the general well-being of the inhabitants. " 3. Section 18.56.020 provides for preliminary plan and program review by the Planning Commission and requires that such review be based upon the comprehensive plan, the standards of this title, and other regulations and the suitability of the proposed development in relation to the character of the 7•; area. f,, STAFF REPORT AGENDA 5.1 ITZ,11, PLANNING COMMISSION II. FINDINGS: 1. NPO #7 has reviewed the proposal and found it generally acceptable. Their recommendation to the Planning Commission is for concept approval subject to the 'following additional considerations: A. That the developer be permitted to continue with further detailed planning for the northern portion of the 100 acre parcel. B. That further study be given the street system in the southern, portion (below the lakes) , especially in regard to the point where the collector street contacts. the school site to the east. C. That the School District be contacted to ascertain their thoughts on the best method for providing access to the school site. tr sit 2. The proposed planned residential development would contain 415 units, at full development, consisting of 287 single family, 114 duplex and triplex (on the northern part of the site - Lots 1-26, 139-142, and 147-170) , and 14 apartments (west of the west lake) . These units would provide housing for approximately 1,174 persons (at the prevailing household sizes of 3. 2/unit for single-family and 2.0 for multi-family) . 3. The site is gently rolling, with drainage from-,,the north and south to Summer Creek, which flows easterly through the center in the form of two lakes separated by a fill formerly used as a private airplane runway. The uplands are in agricultural production, and the lowlands around the lakes and along the small watercourse to the south are semi-natural marshland. The western lake-marsh complex has been identified by biologists of the Oregon Depart- ment of Fish and Wildlife and the Nature Conservancy as relatively unique in this area and as desirable for preservation in a natural state. 4. The 100 year flood level is at approximately 174 feet. - 1 STAFF REPORT AGENCA 5.1 TIGARD PLANNING COMMISSION - f t Page 3 1 1 5. The parcel is basically surrounded by undeveloped parcels t and a few rural residences on the east and west, although 1, the Tigard School District plans construction of an elementary , school on property adjacentto the southeast within a few ,. months. Area to the south is either fully developed 1,.. residential or approved for such development (Bellwood r Park) . 6. An overall framework plan for the area was informally reviewed and approved by the Planning Commission on , May 17, 1977. The proposed preliminary plan is in keeping with that framework plan. ',.. 7. A portion of the area proposed for development (Tax Lot 502, Tax Map lal 33A) was illegally partitioned. County ; records indicate that on February 2, 1977, Lot 500 i (24. 55 acres) was partitioned into Lots 502 (23.02) and 500 (1.53) , without City Planning Commission approval. '. 8. Density .', r Staff calculations of maximum allowable density under a Planned Development are based on a measurement of the area in floodplain only of 13.79 acres. Applicant used ,figure of 12.42 for floodplain plus fill. Another 1.40 acres is shown along the southern drainageway. Staff calculation of area proposed for dedication (15.19) .., yields a maximum density allowance of 433 units. Dwelling Units ', A. Applicant 's proposal 415 il B. As permitted by a standard subdivision 380 C. Maximum permitted by Planned Development 433 ,-1 , The applicant is requesting 35 more units than would be possible by subdividing into single-family lots and 18 less than the maximum permitted by the Planned Development Ordinance (Section 18. 56.110, Tigard Municipal Code) . The density bonus provided upon the provision of amenities and the quality of the overall project design. It is • staff' s opinion that the submitted plan has many of the attributes being sought by the Planned Development • ordinance. !.. ,,.., mm . STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION July 26, 1977 Page 4 However, there does appear to be a deficiency in regard to the treatment of the designated open space. On page 15 (Lakes and. Flood Plain) of the applicant' s submitted program, the wording appears to place the major burden for open space improvement upon the public. While it. is appropriate that the City make various improvements to dedicated open space areas as time passes, it is also necessary that certain basic improvements be made at this time in order to render this open area usable to the new residents of the development. 9; There are six inch water lines adjacent to the site on 128th Street (south) and Summercrest Drive (east) . A 12 inch line at 121st and Scholls Ferry Road will need to be extended 2,000 feet along Scholls Ferry Road to provide adequate flows and pressure. The manager of the Tigard Water District has stated that water is available to service the site. 10. The Unified Sewerage Agency plans to construct the Scholls Ferry Trunk from the Fenno Creek interceptor to 121st when the extension of the trunk to service this property has been approved for funding by a Local Improvement District now being organized. 11. Increased storm runoff will occur after development, as almost 25 percent of the site will then be impervious sur- face (roofs, roads, etc. ) . Applicant has given numerical calculations which indicate the runoff will increase by 24.9 cfs. , but without a clear explanation and without relating this increase to storm 'flows or flood levels in Summer Creek. It is proposed that drainage be directed toward the lakes, unless it is feasible to direct it below the lakes in order to reduce adverse water quality im- pacts. 12. The lakes area represent a unique identifying feature for this portion of the Tigard community. Therefore, more consideration should be given to the retention of views into and across the lakes area. The concept employed is the attempt to provide visual access by identifying "vision easements. " . - STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION Page 5 13. The site is within the Beaverton School District but on the border of the Tigard School District, which is pre- paring to construct a new elementary school on adjacent • property to the southeast (to open in the fall of 1979) . Walt White of the Beaverton School District has stated that expected enrollment from the development could be handled by the existing capacity of the high school and junior high but not by McKay Elementary. The project would • generate about 250 pupils (at 0.6 pupils/unit) : 125 elementary, 55 junior high, and 70 high school The capacity of McKay is 432, with Fall, 1977 enrollment at 444. The district is moving two portables to handle this increase, but there is no room for additional portables. The district has tentative plans for a new elementary in • the EngLewood are'g-TUH-6-177a seven acre site is held) , with a bond issue possible in fall, 1978. A school district boundary change in. this area has been a matter of study and discussion in recent years. 14. The 1.10 acre site proposed for apartments was shown previously on the framework plan for this use. Quality apartments here could provide a unique living environment not available elsewhere in the City. However, this area is particularly well-suited, in terms of location and topography, for use as a recreation area oriented to the lake (eg. , with a few picnic tables or even tennis courts) . 15. Applicable Policies: A. Comprehensive Plan - Urban Low Density Residential Policy 4 - "Planned unit development will be encouraged on tracts large enough to accomodate ten or more dwel- lings. Planned unit development will permit a degree of flexibility in design that will enable a higher quality of development in accordance with zoning standards. " Conformance - The proposed development is generally design- ed to protect the unique natural features of the site as valuable neighborhood amenities, with the exception of reservations expressed above. B, Comprehensive Plan - Greenways Policy 2 - "Preserve natural drainageways by pro- e _ Ammo STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION Page 6 hibiting development that would obstruct the flood plain, as provided in the zoning regulations . . . " Policy 3, - "Encourage the conservation of natural tree cover and the provision of public, accere along smaller drainageways with undefined flood plains, as well as the larger streams and creeks. Techniques such as planned unit development, the granting of easements (visual, conservation or access) , and land donation to the City, County, or quasi-public organiza- tions may be used for this purpose. " Conformance - Applicant proposes to retain the 100 year flood plain and the southern drainageway in a natural condition, with dedication of these areas (including access points) to the City. However, the preliminary plan map shows several lots encroaching over the drainageway (Lots 180, 305-308, 390) . The north drainageway is not proposed for retention and is currently under cultivation. According to Cliff Hamilton (Oregon Department of Fish and Wildlife) , preservation of the marsh habitat and wildlife of the western lake may require some limitation on access through careful siting of paths, landscape buffering, and prohibition on boating. C. . Comprehensive Plan -- Neighborhood Parks Policy 1 - "In general, neighborhood parks will average ten acres. On sites adjoining elementary schools, open school playground areas will be included as part of the average site requirement. These sites will serve a residential population of 3,000-7,000. . . " Policy 5 -- "Clusters of groupings of residential structures, using 'planned unit development' tech- niques will be permitted as compensation for providing additional usable open space for neighborhood parks. " Conformance - The Park Board has identified the site's lake marsh area as desirable for preservation in a natural state as a neighborhood park, with minimal development limited to that required for, passive rec- reation (eg. , pathways, picnic tables) . Applicant pro- STAFF REPORT AGENDA 5.1 ( TIGARD PLANNING COMMISSION July 26, 1977 Page 7, 1977 poses dedication of the floodplain only, which would exclude important areas most suitable for park use. As a neighborhood park, parking space has not been provided. In view of the unique attractions, however, some use by residents of nearby neighborhoods can be anticipated. D. Housing Plan Policy 12 - "Revise lot size requirements to allow smaller lot sizes in designated areas. " Conformance - Single family lot sizes will average 6,000 and 7,000 square feet. Policy 15 - "Provide greater diversity of housing density (eg. , duplexes, 4-plex, attached single- (L family units, etc. ) ." Conformance - Applicant proposes 114 attached units duplex and triplex) and 14 apartments in addition to 287 detached units. Policy 16 - "Provide for a diversity of housing types in large residential planned unit developments which offer the opportunity to plan for their compatible placement. " Conformance * Duplexes and triplexes are proposed on the north of the site near Scholls Ferry Road. The proposed apartment structure is separated from nearby single- family units and is located on a proposed collector. III. STAFF RECOMMENDATION: Staff recommends approval with the following conditions: 1. The NPO #7 recommendations to be followed are: A. That the developer be Permitted to continue with further detailed planning for the northern portion of the 100 acre parcel. 41 B. That further study be given the street system in the southern portion (below the lakes) , especially in regard to the point where the collector street con- , tacts the school site to the east. STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION Page 8' k C. That the School District be contacted to ascertain their thoughts on the best method for providing access to the school site. 2. Applicant obtain approval from the City for minor land partition for parcels subdivided illegally (Tax Map 1S1 33A, Lots 500 and 502) . 3. That the density of the project be reduced by increasing the duplex lot size to a minimum, of 9,000 sq. ft. and the triplex lot size to 12,000 sq. ft. ; and that the 14 unit apartment complex adjacent the poni-marsh area on S.W. 130th be deleted. 4. General Plan and Program assess effect of lack of right- of-way on 130th on traffic circulation, particularly in 4( regard to the first phase homes on Lots 143-146, 5. No subdivision plats will be approved until public sewer service is assured to the satisfaction of the Planning Director. 6. Drainage be reviewed by Public Works Department prior to submission for General Plan and Program, with increased runoff calculations explained and related to storm flows and flood levels in Stunner Creek. The drainage plan should divert street surface storm water below the lakes to the '1 maximum feasible extent. In addition, the submitted drainage plan should give consideration emptying the roof 1 drains into natural drainage ways where possible. 7. Applicant obtain written assurance from the Beaverton and/or Tigard School District that a satisfactory method of providing school space is being developed. 8. Lotting pattern be modified more effectively to preserve southern drainageway. 9. A landscape architect be added to the design team. 10. An open space improvement plan be included with the general plan and program which addresses the following: STAFF REPORT AGENDA 5.1 TIGARD PLANNING COMMISSION PAGE 9 A. A Bicycle pedestrian circulation system. B. Method of protecting the western lake marsh area, with particular attention to access control, method of limiting boating to the east lake only, pathway . loc- ation, vegetation and fencing barriers. C. The area adjacent the western lake designated for 14 units of apartments be included in the open space area. D. That the open space be clearly delineated as separate from the areas to be platted. E. That those improvements expected to be provided by the it be stated in the general plan and program (for Park Board Council approval. ) 11. That the street tree planting plan be submitted with the general plan. 1 , 12, That further consideration be given to the provision of "vision easements" into and across the open space areas for the enjoyment of person not residing directly adjacent the lakes. 13. The lotting pattern adjacent the path across the causeway be modified to be recognizable as a primary access point into the open space and also to accomplish vision easement criteria. 14 . Design consideration should be given to treating the duplex area as essentially single-family in character. For in- stance, the units can be designed to have the appearance of one large single-family home rather than the usual mirror image effoct you get with a duplex. This has been done quite effectively in Irvine, California. 15. Special design consideration should be given to the en- trance onto Scholls Ferry Road. STAFF REPORT AGENDA 5 .2 TIGARD PLANNING COMMISSION July 26, 1977 - 7: 30 P.M. Fowler Junior High School - Lecture Room 10865 S .W. Walnut Street - Tigard, Oregon DOCKET: Zone Change ZC 25-77 REQUEST: For a zone map amendment to change the zoning designation from Washington County "RU-4" to City of Tigard "R-7" , Single Family Residential for a 9. 15 acre parcel LOCATION: Between Sattler and Durham Road on Hall Boulevard (Wash. Co. Tax Map 2S1 11D, Tax Lot 1300) APPLICANT: Hallberg Homes, Inc. I . BASIC FACTS: 1. The applicant is requesting the application of Section 18 .20 (Single Family Residential) of the City of Tigard Municipal Code to a recently annexed (June 8, 1977) , 9. 15 acre parcel. 2. The site is designated "Urban Low Density Residential" on the Tigard Community Plan, 1971. Applicable policies from the plan are as follows : Policies and standards : (1) The maximum overall density of development will be four dwelling units or 12 persons per gross acre. This amounts to a standard of 7,500 square feet of land per dwelling unit, allowing for Streets and other open space. Some areas will have a lower den- 1 sity owing to topography, existing development pat- terns or the desire of individuals to own a larger lot . to (2) Residential subdivision will be developed with paved streets, curbs and gutters, street lights, and walk- , ways, according to City or County standards . All utilities will be placed underground. {' (3) Development will coincide with the provision of pub- lic streets, water, and sewerage facilities. These facilities shall be (a) capable of adequately serv- ing all intervening properties, as well as the pros posed development and (b) designed to meet City or County standards. 0 1,1 STAFF REPORT AGENDA 5 .2 fy, TIGARD PLANNING COMMISSION July 26, 1977 Page 2 (4) Planned unit development will be encouraged on tracts large enough to accommodate ten or more dwellings. Planned unit development will permit a degree of flexibility in design that will enable a higher quality of development in accordance with zoning standards . II . STAFF OBSERVATIONS : 1. The site is a flat, vacant parcel . surrounding land use to the south is a farm house and open field, to the west and north are open fields, farm land, and to the east and across Hall Boulevard are single family homes. 2 . Water service is currently not available to the site. The Tigard Water District has a petition before the Port- land Metropolitan Area Local Government Boundary Commis- sion to annex this parcel and parcels to the north, south, and east into the water district . The extension of sani- tary sewer lines either from the Summerfield Planned De- g. velopment to the west along Durham Road or from the Pem brook subdivision to the north would be necessary. The capacity of these lines are adequate to facilitate the proposed densities . 3. S.W . Hall Boulevard is designated on the Tigard Community Plan, 1971 as an arterial street . Right-of-way width for arterials is between 80-120 feet. Current right-of-way for Hall Boulevard is 60 feet . Therefore, an additional ten feet of dedication would be required. III . CONCLUSIONARY FINDINGS: 1. There exists a public need to apply City of Tigard zoning to all parcels of land in the city in order to ease the administration of land use regulations and assure consis- tency throughout the city . 2. The proposed R-7 zoning district is compatible with the surrounding zoning and conforms to the "Urban Low Density Residential" policies of the Tigard Community Plan, 1971 Ei in that it limits the maximum overall density to four dwelling units/acre and with the attachment of appropriate ;, conditions, the adequate provision of public services to serve the proposed development can be assured. 3. The extension of sanitary sewer and water lines to the ,; :.. site would be necessary before this parcel could develop. r+ IV. STAFF RECOMMENDATION: fi STAFF REPORT AGENDA 5..2 TIGARD PLANNING COMMISSION July 26, 1977 Page 3 Based on the basic facts and co:nclusonary findings, the staff recommends approval with, the following condition: 1. Ten feet be dedicated along this property for street im- provements to S. Y. Hall Boulevard. Y. • I 1 STAFF REPORT • AGENDA 5. 3 TIGARD PLANNING COMMISSION IL July 26, 1977 - 7: 30 P.M. Fowler Junior High School - Lecture Room 10865 S .W. Walnut Street - Tigard, Oregon DOCKET: Conditional Use CU 16-77 REQUEST: To locate eight duplexes in a proposed R-7 single family residential zone LOCATION: Between S .W. Sattler and Durham Road on Hall Boulevard (Wash . Co . Tax Map 2S1 11D, Tax Lot 1300) APPLICANT: Hallberg Homes, Inc. I . BASIC FACTS : 1. The site is designated "Urban Low Density Residential" on the Tigard Community Plan, 1971 and is presently zoned Washington County RU-4 . 2 . Section 18.20 .020 (Single Family Residential conditional uses) of the City of Tigard Municipal Code allows duplexes in a R-7 zone on 10,000 square foot lots. it- 3. The applicable policy from the Housing in the Tigard Plan Area text is as follows : Policy 15. Provide greater diversity of housing density (e .g. , duplex, 4-plex, attached single family units, etc. ) II . FINDINGS : } l', 1. The applicant is requesting a conditional use • permit to locate eight duplexes on eight 10, 000 square foot lots ad- jacent to S .W. Hall Boulevard. 2 . The location of the proposed duplex lots will be along the south property line of a proposed 36 lot subdivision . 3. The surrounding land uses are open field (agriculture) on the south, west , and north.. To the east and across Hall Boulevard are single family homes. 4. Tri-Met provides bus service along Hall Boulevard. 5 . The location of duplexes along the south, property line would provide a buffer between the future community shop- Air ping center as proposed on the Tigard Community Plan, 1971. qL IL +1'i STAFF REPORT AGENDA 5. 3 TIGARD PLANNING COMMISSION July 26, 1977 Page 2 However, staff finds that as an accepted principle of planning, the transition between land uses should take place between rear lot lines, as opposed to front yard lines. Therefore, staff suggests that Lots 1-5 and the area between Lots 32-36 be duplex lots so that the transi- tion between uses becomes more compatible with the single family homes to the north. Lots 6-8 should remain as single family lots in order that the single family char- acter of those lots around the cul-de-sac is retained. III . CONCLUSIONARY FINDINGS : 1. Duplexes in the proposed subdivision would conform to th.e density limitations of th.e R-7 zone (Single Family Resi- dential) and "Urban Low Density Residential" designation of the Tigard Community Plan, 1971. 2. The duplex lots will provide a buffer between single fam- ily homes and commercial development at such time as the property to the south is developed. 3. There is an identified public need to provide a diversity of housing types within the community . IV. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit with the following conditions : 1. Lots 1-5 and Lots 32 through 36 be allowed as duplex lots . 2. Lots 6-8 be eliminated as duplex lots .