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PLEASE NOTE: The original paper record has been archived and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PLEASE NOTE: The original paper record has been archived and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
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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
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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.
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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.
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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.
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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.
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TIGARD PLANNING COMMISSION 1-,1
Page 4.
MINUTES - JULY 26, 1977
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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.
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C. The area adjacent the western lake designated for 0
14 units of apartments be included in the open
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space area
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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
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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
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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
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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.
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NOTICE OF PUBLIC HEARING
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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)
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5 .6 VARIANCE 5-77 (Williams) NPO 2
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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)
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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.
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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)
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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
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area.
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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.
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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.
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STAFF REPORT
AGENCA 5.1
TIGARD PLANNING COMMISSION
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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
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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.
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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 .