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Planning Commission Packet - 04/18/1978 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. A , ,, ' � �c��rrva F"GARD P7.�AANN:i.IVG Cti�rt?•<A:�S.��t�rN �pril 18D 1�78 -- 7�'�0 P1�T Fcwler Junior H�.gh Schoral - ��;Utxr� R��.x , 10865 SW Walnut ��rFet � �.i.�;�;rd g Ur��oz1 1 . Call �;o Order�� 2. Ro�,l Ca�.�o 3� APProval of I�'lir�u�tE s� 4o Commur��.cati��-�s a 5o Public HEaringse , Ao ��Ga�� P,c�or-� ! Bo Appli�an��s �x°�s�n.�a��i�n �, ' C� Pc,�b�.�i� ��s��°im�n� � 8 0 �T"��GY'iC,'21�y S b e C�ppr��ieri�;4 s � c o Gross-exdm.3ri�txo�i �n. Do Staz� Recr,mrriend��s.a:r� t � � � �o C�a�iasiox�. L�:isc�.ssiox�. a�1d .Ac�i;ion � �.;� ZONE CHAN'GE ZC 5�°?7 ��r��dgew�ad) IdI't7 7 ' A reques°� b�r VZedgevTCa�d �-In;��s fnr a p��liminary p].�n and program review fc�r a Pla�.ned tJ��.� neYa'El.��pm�n� ir�cluding 48 mul�ip3.ex uz�its, , 68 attached units �nd 232 de�tdch�d �x�.�.t�s fc,r a total of .348 un.its, � and a zone map amen�m�nt �`x�c�m ��rash��tc�z� Cnuz�ty RS-1 to C:�ty R7-1'D, i ' �'�ing1� Family Residen�:z.d�Lo° ��.az�ed Deve�.opmEnt on a 68e31 acre i� , site at the corn�r o� Sl�d 135th �nci ��1nut Str�ets (t��asho Coe Tax � � Map 1S1 33D9 �ax Lb� 7�� d�� 4�.� �'ax T,at 700) 0 � . : � 5.2 ZQNE CHANGE ZC 4--78 �:��.�ley Ad�ni�) I`dP0 2 : f . , ' A reque�t by Har�.ey �datt�s far a g�n�ral. plan and program revievr a� � an iz�dustrial plann:�d devel��me�t and a zo�1e map amendment from � ; R-? "Singl.e Family Res:i.den�ial14 to 1'•T-4�. PI� �'�ndustrial Park'� ' �lanned Developmen-� an � 061 acra ��arcel at the intersecti.on o� , � ' SW gatherine and Tigard S�ree�ts (C��asho Cae Tax Map 2S1 2BB, Ta� ` � �at 10C} , �. � . . i , � . , 5.3 zor� cx.�nG� zc a-78 (c � c cnxl��o ��o } rrr�o 3 I ��,. _4 rPquest by C & C C:�nsto C�� fcr a z�ne m.�� amcn,cimez�t frUw k'ashington �oun��y� �tU`--2(� t� city° CP "Co�er�a.al./Pr�af�ssiori�:1" on �: , 4035 acre p�rc:el at �th� .�.r��..cr�ecti.on of Beel �3�nd Rc�d a.rid P�cific; Highway(Wash a Co� Z�ax r�2a� 2S 1 10A� �.�� 7��t �qGO) , . . , . _ _ , ..�... :. , .., . _.^ .., _ . , -., �� t, �,.r �� ,�, y.. .� . . ,,:,�, � ,...,�'�riTDA 'a�GARL ��:iaA.I�'N:'l;r�}(� (ai7i� �;. �� i� . ��ri�. 1�3,� 197� -� 7��''; �a��'� .�'a�e 2 � . . . . l r'} l.r�lV1J.i,�;l..l.V1V.��.L. V i.ia� �i V i' ^'�s':�" `� ' ��i �sv fJ.`��5�u ;.�J u 1 .�,y�:�{� � � � O,, f'� t 4 ✓�1 p� . ,rv .� A � l.r . . A request '��t G <.,. ,, G�:;�:.��.:o �.,��G _'c,, r� �.;;�nf :i�;�.cz��.� 1,.3� ��-��.�.;a�.� �� . construr,� � ;�r��te :i';;�r �;n:�.a �,`�rl. .�.�� :i a��"c?�.u:n i�.i�:�, TJ��r�;;i.�4,� ��,�i��hY ington Gnu?�.'�;Y, F!Ys ?�� l?•.n.:j c7r7 '°j �•,,�� z°�� r��.�c�:1 a-t '�h� �.11��rs�c— t�,ax� of �iti Iz��, �!��r�ci ��.�.,,�.d �:��:� ?�ac.i.�`i.r ��.,� �ti�i��h,� C�d �:�x i�I�� !. , � . ' GS� ��.A� n�i?'� .L:`i�ti ,�J��iir, i o . � _ . � ; • � 5�� C;ONDZ�aItJAT.F�..:J ti.lA'i�~ l�t ��i�' �1 r� t 1��C':.�•�hY x.�U�l��..� �'V C4J � , 3i: 'MrLty.1T�1�'a' ��`�" 1-2�'i�'sJ'f''F'4 �bt�,�.�.i�� J"��" F.+ �.r�..�:;li,l.�.�.i�i�).:�.�� 1.I�i� p�.`,�,'1�l��Z.��t� �p�' G'�{n � � 17��L�3�A ��:�.;��.�.� ;.�.r��.� �.��' rEr�,..:s1 ��uzx�m�:�„ c�71 �.�. 2„ � �Y. 9r��:..4 par�� . .. . ..L.�V�wt��tlG�l.1 r.1,l� (ll.f� ��4/3�Ln�ir'.�.� :�f4 A11'� i'�aK.�\.+�S..i.fi.�i 1�i�1�1� i°�.��1;� i�i4� Vc:4Cil�F�% ��1J:`��l:i 4 . . , ��r't�s�o �;��.7d ��x t��.Zj �:.;�1 �}�x� '.��":�x :f.n�� 3�';f'� �.rd 1.�.O�J} � �06 �tJ�T�:,Cfi��::x�RA;� t��E �i_:' � �I-�?� t�,��r�:3;;;"�:�r.Y� (:1��;;;� 'i'f,�x":�.Y�,'� T�'�17 1 A y�/�/' 1�wr^y� , i,7 r �p�y+y 4 ir.rr;r r�y .�� I�'� '��ry"/}/'1 n [y�f �nr,�,.1.�:3.t7?lii.�. TT{��; }��]w+Y� �L !,. � l':. A Li�4i4A4�3 7J ��• I1�4Y��v. .1.� ..±��j� �' ��.[�,�.�G .A.4'•1• t.l 4Y •�..� .. MG� Zl`✓.s lAd�� V �(9;Y`' '�eP'�''' �:''?5.�73:"?ti,�!t�i.1 {)� �'3i1. ��U.';.t�?:3':32" �.,`''C.1r�1�: �ii:�,'•."•ae;� 'c3."i`i,'�1 (:�;Z: c3. +,� 21ti,`.t..'1E? i parr,ey�. ;�.�, 1��0 ;�i,+: f�f��:.�: ��•� t�r;��ho G�d� 1k�:� M�,o �>S1 2,C�� a� Lo� �,,.:: .. ��,! o 6. C7�tht'x' ;�uSir�:�S^�o L�1V�` r'..:�I�(t"F' '�C 9 1--i`_=� ��;�,°i�'{'�.n/�:3r�r��r�:.,:;�� . AI�'� '� Rev.��i�� ` �:�tas.�.��r fcw :'�ki�,i:,e� :i:L'i �:�� ¢:la.e '�yr�'1:1.�,�ac�� ub3i��r��3.�n oz� a''� F�?�wY; �n� Nla':n�z�t ;'�,r�,:�::: �,s ��'�s�Xo "�}3n ��x S�2�p 2�;1 4AA, part r�s I'�x i��t 1�� . 7 a Ad ourn�nan�t: - � � s � 5 . � � . � , . I . _ , . . , � , a , � �, ' ; � � , ; ,� � � �_. ;., . . . , . . .. _ �� ,.., r,..._�_. rt._.., .�.,_, �.. , ..: _ _ : . -. : �'U3TuIC. NOT?CE � � ' ' ' �::,iigard Pfanning Comm.is's�on � . � ' �t�ril 1�3, 19?8 -- 7:30 P.i�t. - . . , ; �Fowler ,Junior �ig:� Sc'zoa1. - I,ecture Room � � ' �0��5 S.��1. �,v'alnut Street �- T'ioard,Oregon • �� . '��' 5. PUBLIC HE�?�INGS: ,. ' � . • � � . � 5. 1 ZO1VE C:�NGE ZC 5-77 (Wedgewood) � . N�� 7 �I A request by V�►edgewood Hames for a preliminary plan and pxogram . review for a Flanned Unit Deve].ogment including 48 mult.iplex � _ . . un' a.ts, 68 att�:ched units nd � a 232 de�ached un�,.ts for a total. o�' . . ••�� 48 units and a zone map amendmer_t from Washington �otrnty RS-1 , .�, `:;,� . to C;ity R?-PD, "Sin�le Fatriily IZesiden�i�1" P�:anned Developn�er�� oM a 68.31 acre site a� the corner of_ S1� 135th and Walnut St,reets �'. (ttirash. C'oa Tax Map 1S1 3�D, Ta� Lot 70Q: a�d 2_S1 �.A, Tax Lot 70Q) . ��,.V. ., ;: 5. 2 �ONE� CN�T�dG� ZC 4-78 (Harley Adans) NPO 2 . �; request by Harley Adaras for a gen�ral plan and program review o� an, industri�l planned development and zone map anendment � irom R-? "aing].e Family Residenti.al�� tn P�I-4 �D "Inc.ustrial Park°' Plann�d Development or� a .&1 acre parcel at the intersect�on .of Ss;� Kath�rine and Tigard Streets (1•Tash. Co. Tax T�ap �51 2B�3, �ax Zot �100) . 5. � ZC�NF cx��;r� zc 8-7� (c �� c const. r,o. ) rrPO 3 �,' A request by C �C C Const. Co. Tcr a zcne r�ap arnen��i�nt from _�_� ti�'ashiz��;tan Countv RU�?_G to city CP f'Co�mercial�Professional" " ��' oi�. a 4.35 acre parcel at the inte�section of Bees �end Road anc� raci.fic =?ig��wa�r(ilash. Cos iax P�ap 2S1 10Ar ^ax Lot 3900) . 5.,� CC:V'DTTIOrdA�, USF CU 8-7�3 (C � C Cc�nst. Goa Np ) 0 3 i A request by C � C Const. Coo for a Condit?onal Use permit to con�truct a Home �or th� Aged in a PZed?um High Densiti,y (Washir_gtcn ' County RU �0 Zon�} on a 4. 35 acre parcel at the intersection o.f S?i1 Beef 3end Road and Paci�.ic H*.�ry(��lash. Cn. Tax i�Iap 2S1 1QA, T3x Zot 3900) . 5• 5 COiVDITIONAI. USE CU '0-78 (Herb Jundt) PSPO � �`. reques�t by Herbert Jur.dt for a Conditional LTse permit for �,n � • outsi�e c�isplay area of rental eq�i�pment on � 2. �I acre p�rcel located a.t the cerner a* S?�T Pac_fic Hwy a.nd Gaa.r�e St {��ash. Co. Tax T�2ap 2S i 10A, Ta.x I,ots i 30G and 1+00) . 5. 6 C�1�TDITTON.�� U�E CU � 1-78 (?�Testern Ore. I�R;�r. ine) NPO 1 ��.. recauest b,y- ?��r�sterr_ �r.egon ,'Jl�?^].21P. .��r a Conditianal Use permit Tor z�xe exp�t�sa.o?^� of ar! outc'�aor boa� stor�.g� area cr, a .9 acre parcel �,�. �t '1•258C S?•� I�i�.in at (��;.asr. Co. Ta:c Map 2S 1 2AC, 'T'ax Zot 1��C1) . �..._ � A�.1. �er�ons h�.vzng an intnr�st i?� t?:e ��e�I'�.prj �atte� arG invite� •to ��t�e,�� ar.d submi 4 0�21 an� ,�rritten �,�St�_T':10Tltr a� su��ni i, wri�ten teatimon;,r in advance o� the meetin�. publisi� TT 4-5-7II and 4-12-78 � L _ . �, - - -� .,.. :V., . .... . _ _ ___ �_ _� . . .��..._ ,.�,,m,....._ ._,.._._.. �.,, �_....�,�...�.�..�..._ .. - �� MINUTES TIGARD PLANNING C;OP�II;4ISSInN April 18, 1978 F�wler Junior High School - Lecture Room I03F5 S,�4Y. Walnut S�; . - Ti�ard , Oregon l . Call to Order : L4eetiizg was called to order ? :40 PM ; j 2. �,all Call : + f ; Pr.esent ; T�pedino, Popp , Ruimb,y, Wood, Rossm�,n, Brian Sakata `� Excuser� Abs�nce: Corliss � 3. Appraval of A4inutes: � 'Phe minutes of April 4, 197£3 were approved with the following corrections : Tepediz�o stated at �the top of page 6 "intelligenc8 �' or put someth.ing over"; Wood ad�ed two adclitional comments under the discussion of the Church o:F Gocl sign - 1) the commission concurred that the church 's proposed new sign was � accep�t;able and there was no need to review it �riaz to construction �.nd 2) they also agreed that al.l such signs (new �y ta re��lace previausly approved anes) �kiould be look�d at by tile Planning Gommission members . 4. Communications : K� Staff stat�d there were none at this f;i.m�. �� 5. P'ublic Hearing� : ��, :,� 5. 1 ZONE CHANGE ZC 5-77 (Wedge�vooci) NPO 7 A request by Wedgewood Homes for a preliminary plan and pro�ram '; revi,ew for a Plannec� Unit Development including 4£3 multiplex 7 units, G8 attached units and 232 detached units for a tota.l oi' 348 units �nd a zone ma amendme f , p nt . rom Washin torx Count � Y RS-1 to City R7 PD, "Single Family Residential" Planx�ed Development � '� on a 68 . 31 acre parcel at the corner of �W 135th and Walnut '� Streets (Wash, Co . Tax 14�ap 1S1 33D, T�,x Lot 70� and ?Sl 4A, '� Tax Lot 700) . A. Staff Report : Read by Laws � ,�;:; ; B. Applicant 's Presentation : Gene Ginther, stated he has a close working� re],ationship with s�taff, and tha,t this plan is intended for en�ral g concept approval and the next step (�lan and program) 'I� would provide all details stated as missing by staff . He " explained major traf�ice circulation plan and modification � ; �.:'i ,,I r ;I � .:, �::� j :i . . . . . . .. � . �� 4'. �4N.- . .� .. . .. . .. � � . . :� �'i � It4INUTES TIGARD PLANNING COMMISSION April 18, 1�78 Page 2 John Cline, Pres. of Wedgewood Homes sta�ed that all units proposed will be for s�.1e and no rental.s, referring to a previous development on It4urray Blvd. as examples of the quality of their homes . He explained the location of townhouses to relate to Greenway and also to provide indoor-outdoor pool to compensate �'or hi�her density. He presented slides of the types of units that were proposed and stated the intent of the fron�tage raad was to provide privacy and eliminate back ya,rds on major streets. He also pointed out their attenipt to k�lend this development with the natural enviranment . *Waod questioned the impact an the schools statin� that Single �'amily would be the same as Single Family Attached. *Ginther stated his comments were based on several studies (Reedville, Beaverton School Uistrict , Lake Oswego) � * i s hool chi.ldren enerated b Sin 1e V�o o d a s k e d w h t h e c g ,y g Y F'ami ly Attached are the same as Single Family and and if there c�ras any reason not to assume �the proposed larger attached units woulc� n�t generate tlze same children and traffic as the Single Family. t� *Quimby questioned coiltrol of the s-torm water detention �A, syst�m and whether someone would be paid to control the water .release �ordon D.4cPherson, stated that the system is a, passive system and acts like a catch basin and doesn ' t require manual i control; he showed a diagram and explainea how the system warked. *Quimby asked where the over:flow water would go . *�IcPherson responded the water would be chanelleci to the natural watercourse from detention ponds. Road system would also have catch basins which will follow minor nai;ural watercourse. *Tepedino asked if the road run-off would be di.��cted up or downstream from the deterntion ponds. *McPherson stated the system was designed to provide for maximizm control - the �low depends on the terrain. *Sakata questioned the statement of na rentals *Applicant stated that he cQUld not stop the individual from renting afi:er he purcliased it . *Wood asked if there was any Ucrt of control which c�ui� be exerted over the con;.ii.tion of sale to eliminate the '�, rental problem *The applicant stated tkiey will only sell one unit per individual. ' C. Public Testimony: €�� a, Proponent 's � �euben Dack.l.i,n, repxesentxng Sun�moto 's asked that consideral;ion be �iven to propert,y owner's right to sell . for the highest and best use. . , t� . _I . _ _ : � _ .� MINUTES � TIGARD PLANNING COII4.MISSION �; April 18, I978 �; Pa�E 3 `� i� w �" b. Opponent' s £� �, �7r. and Mrs. Schrau�er submitted a letter far the �, Planning Commission registering their oppasition to the �; placement of multi-units citing increaseci traffic �1 ;, � � problems. ��' � ;, Mr. Selliken also subznitted a letter uf o�?position . ;� Richaxd Bodyfelt, aeting for Bonni.e Owens, Chairwom n of NPO #7, submittec� a statement in �pposition to the proposal because the NPO #7 plan has not yet been adnpted. �' Lavelle Helm, 1;i280 SW Walnu�; asked tivhat would be across `, From her Yzor�e, expressed opposition to multi-plex units, ,; asked what type o:� entrance and where would it be from �! Walnu.t , asked .how many l0,OD0 square foot lots there �� ; would be. ,� � ;, Laws pointed olat where multi-plex units would k�e and `: whe.re access would be. '' Applicant could not say at this time the number. a.nd size of. � all of the lots and stated that woula be addzessed in the �` gene�ral plan and program. �;� Richaxd Bod,yfelt, qu�stioned the ability of W�.lnut to `` r', handle the increased tra.ffic a�nd cited c�angexous access � �to Walnu�t due to terra�.n . He also quEStion:ed th� plac�men�t �'�; of multiplE�es in a Single Family cornes�, and stated �?i he would prefer lacating them more �,entrally in the 4�� develapment. Fie submitted a, pe�iti.on representing 52 ;; residents of the area in opposztion . 'i Bibianne Scheckla, 10980 SW Fairhaven Way, opposed multi- �amily units abui:ting existing single family units and �' , added that the development was not sensi�tive to e�istin� s'' backyards of residents. rI John Overbill , 13320 SW Walnut , was concerned over the elo men a.n rel .ation to the extension of im act of the dev p t P �1 135th. +,� D. �taf� Recommendations : � ,: Based on staff findings and conclusionary findings, staff ' f�- recommends a�prova.l of the preliminary plan and program �'' !t. and that the general plan and program address the following �;i points when submitted. f,`� �: 1 . A half street improvement to county collector standards �- (44 ' pavement 8 foot sidewalks be provided al,ong the c��'. ��„: 135th street froz�tage. ) ' �t! ,_ i.: � � .. . .. . . ., . .. . iF'��. � . . .. . . � . � t� ... . . . . . . . . � � � .. . . �`-n � � .. � � � . . �! .. .. .,.... , . .._ _ � �� .. . .. , .: ,. . , ..- �..:.. , . . .,...::,. ,�, . . . . . . . , .. . .. ... . . 1� ,.� � ,, � � � � �' MINUTES �� TIGARD PLANNING COPdMISSION April 18, 1978 Page 4 1 2. A half street improvement to county eollector sta;ndards �'�`' (4Q' pavement 8 foot sidewalk or an equivalent improveznent per Wash. C�a . I�ublic �Vorks Uepartment) a�proval be pro�vic�ed along the Walnut Street frontage . 3, A la.ndsca�e archi�tect (with acaeptable expertise) be included on th.e de�i.�n team ,for the p�.anned development . �. A detailed landsc�.�e plan �be �ubmitted paying pa�rticular attention to dx�i.nage areas, the buffer on SW 135th and SW� Walnut, stxeet �t;x�ees, sidewalk loca.tions and landscape is.l�.nds w•itY�in the cul�-de--sac streets. 5. The street tree and s�:dewalk .pl�.n f�r.. �W ]_��.t:h: Y�P c;�.- ardi.nated with tfie Summex Lake Planned 'Develapment. 6. The units along S�V 135�h and Walnut Streets be allowed a minimum o,:� 12 �eet ;�;r,pntyaxd setback �or the house and 20 feet y�,rc� setback for the garages. '�. �h� applicant work with sta�f to enlarge the wi�ith of i;he bui'fer strz� whereve.r possik�le. 8. An F3 foot wide asphalt pedest;rian path be prov�ded through the "greenway" . �ix� e 9 . The number of attached single family units, approximate lot are�.s and prupased setbacks and acces� points be showzz . 10. That Phase It be subject t� Planning Commission review. REI3UT'TAL; Ginther, Applicants EnginePr, was agreeabla to staff recommendation and addressed some of the concerns raised in oppasition concerning multi-plexes in which he referred to the NPO 7 lan and framework plan and he also addressed p the prob].ems on Walnut . Scheckla spoke for the people on 12�th, having been asked by r�r. Allori . � E. Commission Discussion: Wood questioned the validity of the da'ta on school and traffic impacts based on pxoposed type� of attach�d units. He felt there was no .re:ason not to �xpeGt similar 'irnpact as detached units; he felt al.lowin� the f.ull -3�8 units as pro�osed was a sexious question; questir�ned the 2-stor�r l�nits backing up to single story; recornmended reducing ,� density back or near �he underlying zone and inczeasirZg a I the size of detention onds 50i� error factar}, to ensure �:: p � sufficient ca acit . Other than that he was general.ly in I� Y t f avor. � � � MINUTES TI GAF�I7 PLANN I NG COI?ZP�II S S I ON ;�� A�ri.l 18, 1978 �age 5 �ossman opposed based Qn the N�Q 7 o,p�os�.ti.on and st�.tement of surrou.nding residents, Brian .fayoxed the general, conce.p�t but s�,w th.e need �pr reducing density and addi,tio:na.�, open re.cxeatipn sp,a�e. Sakata questioned the density and the �Very s�nal� 3Q�Q square foot lots far multiplex uni�ts; a1�so w�.s c.�ncern�:cl b,y the impact on Beavertpn Schpol Dist.ri.ct and xe,fexrecl to a letter �rom Walt White, �uiml�y express�ec� concern .for school in�pact.; �he �nultip�,ex lots were �too small; and stated. thexe was not eraou,gh. pl�.y area �or children within the d�vPlop�ent .. Tepedino �tated all pf his concPxns had been expxessed, Popp Expressed concern �'ox density and up/down units; impact on the suxroundi..n,� single �amil,y area.; .favoxed common wall units but moxe �ingle family style �.rea, not the typical area for multa.-�units,; ��voxed thf basi.c conce�t � but shou.ld be lowered densi,ty and rn�re xPCreat�,on a,rea, �,�, more singl� famil,y ch�.x�,cte.r a,nd �there was a need to i �,. ac�dxes� a deta.x.led deten�tion system as paxt o� the ;�inal ' �1�.n approval . � �No�d moved for apprav�,l based on staff. ,findzngs and xec- commen�ations anc� adding the ,follpwing conditic�ns� 11) y Tha.t constructic�n abutting 129th and 200 feet no,�th pf " Walnut StrePt be limited tp singl� �amil,y attaehed or det.acr�ed uni:ts. ' 12) The overa.11 d�nsity of the pxo�ject be more clasel,y ,'� broughtin compliance with. thP underlying R-7 zon�. 13) Thp applicant must show justi:fic�tion ,for a highex density th�n the R-7 zone, but in no casp maxe than 300 ; units . � 14) That the reduction in the mult;iplex �ensit,y be used to expand the open space axea withi:n th,� developme.nt �qr :� both active and passive xecreation. 15) That stbrm water d�tention; Be designed to 15Q%o o� the �! 100 year �lood li,mita . 'i, Brian second- ' the motion �,:; It was approved 5-2 Sakata and Rossman yoti,ng n�. ;�:I 1 5 .2 ZONE CHANGE Z.0 4-78 (_Har�.ey Adam��' N�0 2 �' ;i, �r A request by Harley Ada�ms �c�r � gener.al p'1�n and �rggm�:�n ;'� `� review o� an industrial planned clevelo�ment and a zpne ma� �� amendmen� �rom '� 7 ''Single Family ResidPntial'' to �I-4 �D i "Industr3al Park" Planned DeVelopxnent pn a ,6;1 acxe p�,rcel, ' ` `-�, at the intex�.��ection of SW Katherine and �i.gar:d Stxeets �,;I, (Wash. Cc�. Tax Map 2S1 2BB, Ta� Lot 1`00) , t,.i� r: .�� , �� : , � - M I NIJTE S . TIGARD PLANNING COMMTSSION April 18, 1978 Page 6 ; A, Staff Report : Read by Laws `� B . Applicant ' s Presentation : Tom Aamman, Project Architect, spoke to changes �rom the preliminary plan and the modi.fied shape of the building " ' with a better and more �lexible design abaut 200 �eet less floor area which was much lower than the original . C. Public Testimony : Non e D. Staff Recommendations : Fased on staff findings of fact and conclusionary �indings staf� recommends approval of the general �1an and pxogram and zone map amendment from R�7 to M-� PD with the ��llowing conditions: ]_ . If substantial cons�t.ruction ar development h�,s not taken place wi.thin one (1} year of. the e,f.fective d�.te of this zone change the prapexty shall xevert back to the pxesent R-7 zone. 2 . A half street irnpravement to local stzeet standards be prova.ded along the Kai;herine Stree�t �rontage (ta include �,,._ meandering si.dewalks arid, i� necessary, c�zrb to protect the existing trees) . 3. Five feet of right of way be dedicated along the Katherine S�treet :frontage for street improvement purpases . The improvements will be designed to protect �the large oak tree at 1�he inter�ection of SW Katherine and Tigard Streets. 4 . That offices will be the primary use, with ��condary uses ancillary to the o�fice uses and subject to the f�l�.owing criteria: a. Low traffic �enerators. b. Low generators of noise. c. Non-labor intensive. d. Uses confined to stora�e rather than manufacturing assembly and processing. 5. That the developer agrPe to provide joint aca�ss with Tax Lot 200 a.t such time as that lot is developeci by the Planned Development . Lanscaping would be placed within the area on Tax Lot 100 where tYie access width is t'� occur. In order to asstxre future joi.nt access a join�; ac�ess agreement shall be recorded with the deed o� Tax Lot 100. �° 6 . That zero setback be requixed along the wes�L- properiy line ' and five (5) foot setbacks along the south and east property lines. ,� �. Commission Discussion: � � ,� � 1��IINUTES TTGI�RD PLANN;ING CUMMISSION April 18, 1978 �¢� Page 7 Brian moved �ox approval based on staff recommendations and findings. Wood seconded and the vote for a�proval was iznani.mous . 5. 3 ZONE CHANGE ZC 8-78 (C & C Construction Co. ) NPO 3 A request by C & C Construction Co . for a zone map amenc�ment from Washing;t�ri C�unty RU-20 to city CP "Commercial/Professional: on a 4 . 35 acre parcel at the intexsection of Be�f Bend Rd. and Paci�ic Highway (WasY�. Co . Ta,� Map 2S1 10A, Tax Lot 391�0) . Popp askPd for clari�ication on annexatior� sta�us . Laws clarified the Boundary Commission action if final unless condi�tianed to vo�er approval; the Baundasy Comm, on 2/�S/'7f� did not conditian appr.oval therefore constitutes final action. A. Sta�f Report : Laws read. B. App;.icant 's Presentation: � Lester Max�ty, representing C & C Mountain Park HeaJ_th Care, stated that przar to construction a pump station would be aZaproved axzd installed to pump sewer to a city liize when a gravity system is available , Becky Mansfield, 16325 Bul].. Mountain Rd. , administrator af King Gii;y Canvalescent Home, s'tated the need for such a �acility. Popp explained that tesi,imony would be appropriate for the second hearing item on the Conditi�nal Useo Fred Anderson, 11550 Bu11 Mtn. Road, questioned the � status of the I�PO plan and if proposal was to bring � into conformance. Laws stated yes. � i' C. Public Testimony : „ ; None �: ti D. Staf:f Recommendations : t� Based on the Findings o� Fact and Conclusionar.y Findings, � staf� recnmrnends approval, subject to the following �; conditi�ns; I : Y � , __ , : � MIrdUTES �' TIGARD PLANNTNG C0IVIMISSTON April 18, 1978 Page 8 �+4 l . "Phat 10 feet of aaditional xight of wa�r be ` ! dedi.c�.ted a].ong SW Bee� Bend Road ,fox the pt�xtX.tin o� the property whe�re the existing xight o,f way �.s only 40 �eet , and th.a�t th.P applicant �'i:1,e with the city recordEr a non-remonstrance agxee�nent against a future Local Irn�rovement District (LTD) �or �trPet improvements to SW Beef Be.nd Road. 2. 2'hat no development occur on the site until adequate I sanitar,y sew�r servl.ce is aVailable to the szte, ' � E. Commiss�:an Discussion: Quimby made a motion �ox denial citi,n� the lack o� sewer services available at this time and i,n th� nea.x � �uture. `I'eped.ino seconded the znotion. Wo�d disagr�eed with the motion stated th.e problem i had been addressed b,y s�t�.�f recommendatic�ns a,nd c�n be laa.ndled as pa,rt o� �the develo��ent pro�osal . The m�tion �ai1�d, with Quimby voting yes. � Waod made a motion for a�proval based pn sta��f find;i,ngs _ j and recommendations . Rossman seconded The motion passed 6--1 with G�uimby voting no 0 5,4 CONDITIONAL USE CU 8�78 (.0 & C Const. Co. � NFO 3 A request by C & C Const . Co, .for a condi.tional use �ermit t� cc�nstruct a Home for the ;Aged in a `Medium ' '` High Density (Washingtan County RU 20 �ane) on a. 4. 35 acr.e �arcel at the intersection o� S[� Bee.f Bend Road and Paci�ic Fiighway (Wash. Co. Tax �ap 2'Sl 10A, Tax Lat 3900� . Laws recommended tabling the pro;posal: �ending resolution. �;f sanitary sewex sexvice and asked corr�missioners whethe�^ they wished to hear the staff report or table. Applicant wished to have the item heaxd anyway. Brian moved to tab�e the item, - �:uirnoy seconded. �' Tepedino w�s gen�rally opposed to tabling sayi:ng the applicant presents the case and takes a chance on .c�enial and would like to hear the evidence. _ .w ., ,. `. . � � . ,. �I;NUTES �' ,: TTGARD PLANNING COMMISSION 3 April 18, 1978 � Page 9 i Wood wished to hear the item and make a decision on i the basis of the evidence presented. � � , � Popp felt the applicant was enti�tled to hea.r and be able to address all �he issue not just sewer. i Motion failed 4-3, Tepedino, Pop� and Wood voting no; ; Brian, Sakata, G�uimby, Rossman voting yes. A. Staff Report : Read by Laws who also distributed letters received f rom the Mayor of King City. Sakata asked if there was a needfor a similar use inter- pretation prior to acting on the Conditional Use. Wood asked what zone a health care facility would be in. It was the consensus o� the Commission that it was a similar use. B. Applicant ' s Presentation: Le�ter Marty , C Rz C Const . Co . , and Mountain P�,rk Health Care, explaineci what the proposal consisted of; � limited supervision home for the aged, not a hospital , not actually an apartment but provides an in.t�rmediata step in housing for the aged at lesser cost than a convalescent home. He explained what they are v�illing to do to solve the sewer issue; provide and maintain a �ump s�tation on an approved basis; they wi11 also pravide any necessary plans to handle drainage. C. Public Testimony : a. Proponent 's Norman Glen, Owner of Property, stated that they were under the impr.ession that sewer can be provided by pump station and annexed to the city to obtain sewer. b. Opponent ` s Estell Cook, 11510 SW Crown Dr. , King City, stated the applicant has not adequately addressed sewer and drainage problems . Beverly Froudy , SW Bull Mtn. Rd., Chairman of County Planning Organization for Bull Mountain, expressed concern over the Road and a major safety problem at �' Frontage Koad anq Pac Hwq. �.. � ;, ,. _ _ ,. , MINUTES TIGARD PLANNING COMMISSION April 18, 1978 `;' Page 10 �, Fred Anderson, 11550 SW Bull Mtn. Rd. , stated he was speaking fox• th� neighborhood. Popp asked if he had wr.itten perrnission to represent them and if not he could only speak :for himself. Anderson objected to that ruling but said he was here for himsPlf anyway and showed slides to expl�,in traffic problems at Frontage Road and Pac FIwy . and Beef Bend; also wa.s concerned ovex the provision of sewer seryices as related to NPO Policy 21 (provision of aclequate services) including storm draia�age; he also questioned the height �f proposed structures in relation to surrounding low density re�ideiltial; opposed to piece-meal approach to solvi_ng of problems. Dan Forest, 898�J SW McDonald, was not opposed to the general concept was jus�t uoncerned about transportation issues and prot�ction af possible residents (pedestrians} P and th.. nee e m d d ore details ,o a y t a e u a t e l 'u d e t h e q Y J g pro�osal . D. Staff Recommenc�ations : � l . uinc� �;h.e provision of sanitary sewer to the site � has no� been resolved, sta:ff recommends tabling the request until adequate sewer serv:ice has been guaranteed. 2. The sanitary sewe:r service is determi�ed not ta be i available, staff recommends denial . 3. If sanitar� sewer service is determined to be available and a lift station is approved, ba.sed on the findings of fac� and conclusionaxy findings, staff recommends approval, subject to the follot�ving conditions � a. That a detailed site and design plan be submitted for Design Review approval, to include access, parking, landscaping, pedestrian pathways, on-site recreational far.ilities (geared to the needs of the residents) and a signing program. b. That, prior to submission for Design Review, the applicant show pi^oof that Storm water< out-fa11 will be accep�ed by the appropriate agency and/ or adjacent properties, and that t1�e applicaint ` submi.± �. deta.i,1 Pd storm drainage detention plan for approval by the Building and Engineering �_ Departments. tu� . , ,_ ,;,::;'; i', , . ,s �:'i:) i� � � A4INUT�S �''�, TIGARD PLANNTNG COMMISSION ;"i April 18, 1978 Page 11 ; � �.. � ` c. That a half street improvement be made, to collector street standards (6D feet of right of ;; ; way and 44 feet of pavement) , on Beef Bend Road; :' ; and that a street improvement , to State Highway ;; :' Department standards, be made to the Frontage ``'� Road. ; Popp en�;ered letter fro� Mayor-King City - not �! �?pposed to project, only concerned over sewer ' ' and drainage. Rebuttal : Bob Dietrick - Architect , addressecl concerns raised in opposition concerning storm drairiage can and will be controlled not to exceed natural z•ate, not high traffic generator, sewer problem has been addressed at len th and is now a olitical issue � P as ta the ulti.m�te �ol.ution, and buil�ing designed to take advantage of terrain. Rossman moved �or approval with staff. recommendatian #3. ' � Motion fai.led for a lack of second� Wood concerned over traffic problems also height limitation without knowledge of visual effects. Favored tablirig. ��. Tepedino stated that Cormnissian rnust make decisi�n on evidence presented and shoul:d �iot de:fer clecision because of lack of adequate submission - sewer, drainage, traffic, safety, height of structure all not adequately addressed. Tepedina moved for denial, motion seconded by Quimby . � ' Wood concerned over denial t�eca,tzse most of the � ' testimony was not in opposition only addressed �,. ' concerns for items that could be conditions of approval . Popp favors tabling to allow addressing a11 i.ssues . i ' t,': � Motion .defeated 4-3 (No) (Yes) Po�p - Te;pedino Wood Ruimby : Brian Sakata ; .; Rossman ' ` { : �. : r'.; Brian moved to table pending the resolution of � :; �... , ,:: ,� . ,._; � � � � �� t i � �,,�G , _,. .. , .., : �5.:, .. .. . . � � . . � .. . . �.�.��... , '�.. ..7-'___�" , .:..... . ..'.,.. .. ... _, : y;; _ , MINUTES TIGARD PLANNING COMMISSION April 18, 19Z8 Page 12 � sanitary sewer a,nd the submission by the a�plicant of a s�torm water detention plan . Popp seconded. Wood requested that �;he moi;ion be amended to include an assessmEnt of txaffic impacts �.nd a drawing be submitted reflecting the visual effects of the heigY�t o.f the buildings to adjacent propert9.es. Motion was approved 4-3 (No) (Yes) Te�edino Wood Ruimb� l�opp Sakata Brian I�os sman F. Oi;her Business: Similar use interpretation on item 5. 5 . Staff requested of the Commission to determirie if a r�tail sales and rental store being proposed at the intersection a:f Canterbury Square and Gaarde �treet was a similar usE as a hardware or department which are permitted s� uses in a C4 Zone . �.- Herb Jandt explained propased project , that it would be considerably smal�er than typical �ental oper. ation 3,OOQ- 4,000 square feet as opposec� t� 20,000 squar� feet - combined retail/rental. . One area a��ntea strictly �;o sl�i renta� and sales, �1us complete ha,rdware/aepartrnent store. f�uimby stated she was not sure if �t was similar in use. ' Saka.ta stated it should be a conditional use be�ause sh� was no�t sure. Brian, Wood and Popp felt the use was similar to a hardware or department store. Brian moved and Wood seeond the moti.on that the ro osed use be inter reted as being a simil:ar pexmitted , ', p P p use in the C4 Zone . - The vote was unanimausly approved. 6. 1 BELLWOOD REVIEW A. Staff Report : Laws memo from Edwards CDP. �. ,oa MTNUTES TIGARD PLANNING COM114ISSION Apri1 18, 1978 Page 1_3 � B. Applicant ' s Presentation: Bill McMonagle, 8905 S .W. Commercial Street , problem because development approval is so old. Referred to Item 9 of minutes f.rom August 20, 1968 Pl.anning Commission. They feel the proposa.l is justified and i - all other itEms ifi a i n n ens t only with a clar c t o o d y can be handled in Design Review. Ray Bartel, 10952 S .W. 21st Milwaukie, Arch,itect , presented plan. showing how staff conceriis wi11 be addressed. Plan baseci an 12 units/acre as stated by staf� . Density propased is noi; out of line wi�th intent o:� approv�d Planned Developme�t that the density r.e��iew did not n�cess�.rily mean a reduced density. The proposal is compatibl.e with surrounding resi.cients, C. Sta�� Recommendation: The applicant prepa�e a justification for a spEC�_fic density, based upon �. more th�rough consideration of existing natural features, actopted city policies and with attention t� the issue of eompatibility between sin.gle family a.nd m�ulti--�amily residential uses. �„ This prop�sa,l to be xeviewPd by the Planning Commission. Ftebuttal : McMonagle questioned carrying capacity of land present I A2 density allowing 1,2/aere �this is le�s than allowed � in I968. He felt apartmPnts should be intermingled � � not segregated - does not see any reasc�ns for judgin� ; incompatible. { =i D. Commission Action: i! � � Popp asked what pr.oposed density is 11 .4/ac . " `i� Tepedin�o saw main issue �related �to zoning/planning � � ;� not being static. New plans/palicies have been �; developed. The question is who assumes the burden- �; of the change in policies, ;� ' �'� Brian saw consi�lerable difference in appl.icant 's �� proposal (1968) with a 2-3 projected time schedule �` as opposed to 10 years that the developer assumes � the risk that things will change over time. �':. {� Sakata saw need to apply new regulations. � � Ruimby felt City should not be held to an agreement z: or decision made 10 years ago. _ i; �� ; i: > . . � � � .. � . . � .. � � � ��f . .. . . � . . � � , �� y . 0 MINUTES TIGARU PLANNING COMMISSION April 18, 1978 �` Page 14 �:. Wood stated prior Commission ac;tion does not specify overall density calls for third phase density review. Applican�t assumes risk over 10 years that things will change. Must con.sider in l.zght of existing plans. Popp �tated he was not opposed to review. V�ould like to see greenway continued. Applicant should work to todays allowable densities. Brian moved for approval aF sta:ff recommenciation and motion was secanded by Tepedino . Passed unanimously. 6. � �SSEMBLY OF GOD free standing sign oxi � .W. Gaa,rde Street. Staff inform�d tk�e Commission th�.t the A.ssembly of God Church on S.W. Gaarde is proposing ta erect an internally illuminated fz•ee standing sign. The Commission directed staff to inform the applicant that he must make application far a conditional use permii; . ?14eeting was adjourn�d at 1 :00 A.M. � ��, ' , , _ ;J l�� _ . , STAFF REPORT I AGENDA 5. 1 �' t TIGARD PLANNING COMMISSION April 18, 1978 - 7 : 30 P.M. Fowler Junior High School 10865 SW Walnut , Tigard, Oregon DOCKET: ZC 4-7? RE(�UEST: Review of a prelima.nary plan and program for a multi-phas�d 3�8 unit (48 multiplex units, 68 attached units , and 232 detached) residential planned development and a zone map amend- ment from Co�nty RSl to Ci�ty R-7, Planned Deve:Lopment (Single Family Residential-Planned Development) on a 68 . 31 acre parcel. LOCATION: Southeast corner of SW 135th and SW Walnut Streefs (Wa�h. Co. Tax Maps 1S1 33D, Tax i,ot 700 and 2S1 4 Tax Lot 500) APPLICANT: WEDGWOOD HOMES, .T.NC. I . BASIC FACTS : l . The site is designated "Urban Low Density Residential" �' on the �'i.�a:rd (;ammunity Plan, 1971, and on the NPO #7 Draft P1an ma� and tl�e Framewor•k :�1an (for the axea bounded by SW Scholls Fe.rry Roa,d, 135th, jvalnut Street and s� •� 121st Streei�) as Urban Low Density with the sou�heasl; corner of the parcel designated as urUa,n medium density. The site is currently zoned County F�Sl "Suburban Residential. " 2 . Seati.on 18. 56. 010 of the Tigard Municipal Code states : " The purpose o� the planned development district is to provide opportunities to create more desirable environ- ments through the application of �lexible and diversified land development standards unde.r a comp.rehensive 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 develop�-- m�nt arrangements with lasting values . It is further intended to achieve economies in land development, maint- enance, street systems and tttility networks while pro- viding building groupings for privacy, usable and at- tractive open spaces, safe circulation and the general well-being of the inhabitants . 3. Section 18.56. 020 provides for preliminary plan and pro- gram review by the Plaraning Commission and requires that su�ii �=eview b� �as�u ��gor. tre �omnrP}�ensive plan, �the standards of this title, and other regulations and the suit- ��, • , ability of the proposed development in relation to the �' character of the area. ; STAFF REPORT AGENDA 5. 1 �.- TIGARD PLANNI�G COMMISSION � ,: PAGE 2 4. Applicable policies and objectives �rom the Tigard Community Plan 1971 A. "Ur�an Low Densit,y Residential" l . The maximum overall density of d.evelopment will be �our dwelling units or 12 peraons per grass acre. This amoui�ts ta a s�tand�<rcl of 7500 square :feet of land per dwelling unit allowing for streets and other op�n spac�. Sorne a�•eas will have a. �ower demsi�ty owing to topography, exisl;ing r�evelopmEnt patterns, or the desire of individuals tc� awn a largPr �ot. , 2. R�sidential sizbdi.visiQns wil'1 k�e devel�ped with • p�,ved s�tr�ei,s , c:urbs and gu.tte�s, stxeet li.ghts, an� walkways, acc�rding to city or county standards. AlI utilitie� wi1.7. be placed undergra�and. 3 . Develo�ment will coincide with the prc�vision of ublic street� water and sewerage .facilities , p � These faciliti.e� shall b� (a) capak�l� of a��qua,tely � serving all intervening pr°op�rties as well as the proposed develapinen�t , and (b) designed to mee�t caty or county standards , 4. Planned unit d�velopment wi�.l be encou�°a,ged on i tracts la,rgE enough to accommod�.te ten or rnore j dwellings . Pla�nEd unit development w�ll permit a � degree of flexibilitg in desigri that will enable i a hi�her quality of c�evelopment in accordance with � zoni�.g standards, ,� � B. '"Greenway System'' , Policy 2 -- "Preser.ve i�atural drainageways by pro- ' hibiting development that would abstruct the i flood plain, as provided in the zoning ' regulations , . �r i Policy 3 - "Encourage the conservation of natura� tree , cover and the provision of public access along smaller drainageways with undefined flood plains, as we11 as the laxger streams and creeks. Techniques such as planned unit dev'elopment, the granting of easements (visual, c�n,servation ar access) and land �' donation to the city, county, or quasi-• public organizations -may be used for triis purpo�e, �� ,. , ,.. _,. . . ..;>. .. � . .. . :� � . .; - _ , STAFF REPORT AGENDA 5. 1 ��" TIGARD PLANNING COMMISSION �•� PAGE 3 5. Applicable polici.es from the Environmental Design and Open Space Plan : Palicy 3 - Th� city shall restrict alteration o� natural drainageways unless i�; can. be II demonstrat;ed that the benefits a�E great;er tlian the d�trimental effects . Other jurzs- � dic�tians i�. the Fanno Creek Basin shal:l be encouragec� to do the same. :; Po�icy 5 -� 7'he city sha7.l adopt an orclinance to regulate �the removal. arid/ar replacement af existin,g r►��tural ve�eta�tion in designat�d ar�as (flood plains , drainageways, are�.s of. Yzigh visibil.ity, uni�ue habitats, ar rare specie�) . �ignifa.cant trees or stand� of timber �ha11 also be protected. Policy 6 - Requ,ire a site d�velopment r�porfi; (eg. , fi! h drolo sai_ls e�lo for ma or ro ects �' gY, , g gY) ,J P- J �°� i.n de�igna�ted areas; and a statement re- fl�cting me�thods to be usee� to rninimi:ze �the runaf� erasi�n impact of the clevelopment on. the srirrounding area and dowxlstream prc�- perties. Policy 8 - To augument the scenic benefit of the Green- way, the City should �stab�.ish the maj.or vehicular transportation rou�tes as scenic or visual coi r�dox•s. The Park Board shou'ld' plan and initiate a prograrn (through public and private cooperation) for cooridor landscape presPrvation and/or improvement . 6. 9pp7�a;cab°.l.e, p��icies from the Tigard Housing Plan Policy 12 - "Revise lot size requirements to allow smaller lot sizes in designated area� .'' Policy 15 - "Provide greater diversity of housing � density (eg. , duplexes, 4-plex, attached y single-family units, ; etc,) . " � , Policy 16 - "Provide for a diversity of housi,ng types � � , iii large residential planned unit devel.op� � men�ts which offer the opportunity �o plan � :for' their compatibl.e placement. " � 4 '� STAFF REPURT AGENDA 5. 1 TIGARD PLANNING COMMISSION PAGE 4 7. On n�arch 1, 1977 the applicant applied for preliminary review of a residential planned development on the subject ! parcel . The al�plicant withdrew his applicatioii on the advise of staff based on the fiact that there was no sanitary sewer se.rvice available to the site and until a resol�ution of this problem had been exacted n� development proposals should be considered by the city. II . S�AFF FINDINGS AND OBSERVATION: l . The szte slopes gently from south to nor�th with an elEVation of 290 feet MSL at Walnut Si;reet along the southern property line, dropping to 210 feet MSL at the n�rth propert,y line, A natural drainage swale f:raversPs the eastern portion of the site in a northeast/southwest c�irection. The applica,nt is proposirig to rF:t�.in �;his axea as a "rECreation tract . " The property is currently in agricultural pz•oduction (berryfield) . 2 . The pa.rcel is surrounded by single family development to the east and south, proposed "Summer Lake" planned develop- � ment to the north and essentially undeve].oped parcels to the �. west and ac,ross SW 135th Stree�t. 3. S�ta�f finds that a discrepancy exists in the total. number of units being proposed. The applicant site plan calls aut a total of 348 units (which is t11e maximum allowed under the planned development) where the program nar� rative proposed a total of 28? units (159 detached - 69 attached and 48 townhouses - multiplex) . 'rhis incon- sistency in total units makes it difficult to assess � traffic volumes , impact on schools , off-st.reet parking requirements , etc. Density 4. The site plan indicates the Iocation of 48 "multiplex" units in the southeast corner o� the parcel which is in accordance with the 1977 Framework Plan and NPO #7 Draft Plan. Single family attached units are to be located �,long thE east property line about in the center of the parcel. No indicati.on has been give�z as to the number of the units or the lot sizes to be located in this area. The remaining and largest portion of the development (appraximately 42%) would be si.ngle family detached. �� . STAFF REPORT AGENDA 5. 1 �� TIGARD PLANNING COMMISSION � PAGE 5 I � i � Access 1 5. The applicant has p.rovided :for the extension o� StiV 130th � on a Fi0 ' ri�ht-o�-way as per the 1977 Framewoxk Plan and in conjunction with the Summer Lake Planned Development ' ; to the north. � However this extension repr.esents a modification from � the �ramework plans �roposed a1i�n�ment of 130th. Sta�f ' has met with the applicant and cievelo_pers o� the properties to the north and northeast and it was �elt that if 130+h ;; was �ex�tly curved as opposecl to the long straight alignment that is re�lected on the frameowrk plan it could � �.elp to discourage speeding, and result in a more aesthetically a�p�aling street . SW 1.35tk� and Walnut Streets ar.e both currently under county jurisdiction. Right-of-way requi�ements for these two streets is 70 fe�t . Ther� currently exists between 40 ft . to 55 ft . : of right-of-way. The applicant has provided fox the ;� additional right-of-way required, ;:�. �; �' Both 135th and Walnut are a_n substandard condition. t; Staf� has met with the applican�t and the caunt,y public f; works department concerning tY�e appropx�iate street im-- �.� �iz•ovements that should be p.rovi�ed comn�ensur�,te with development . Due to the present aondition of SW Walnut, a.t was felt that a half_ stree�; improvPment or the equivalent (sucY� as cutting, grading and repaVing) should `� be provided. A half street improvem�nt on a. 44' pavEd ; surface would �be requirPd on 135th since tk�is street is ;; to serve as the primary �treet when SW McFarland Dxive (135th extension) is developed. as a through street tc:� SW ' Bull Moun�t;ain Ro�,d. 6. The Unified Sewerage Agency plans to construct the Scholls `� Ferry Trunk from �the Fanno Creek interceptor to 121st ' when �;he extension of the trunk to service this property has been approved �or �unding by a Local Improvement '' District now being organized. Water s�rvice is available to the site via the Tigard Wa.ter Dis-tricts 8" line in x� SW Walnut Stxeet . 7. Comments from the Beaverton Sch�ol Distri.ct regarding the `�� availabi�ity of existing and projected facilities to handle additional enrollments as a result of this developmez�t (see attached) have been included with the „� ��- staff report . � � � � � � � � � `` �� ; i;�; ;,; T,'.; �;;: �,: �i STAFF REPORT AGENDA 5. 1 �.-,, TIGARD PLANNING C0114MISSION t�. PAGE ,6 8 . Wa.shington County Fire District No. 1 has reviewed the proposed development and have found that "the project is comp�.tible with their standards r�lating to fire apparatus access. " (There letter is attached) 9. Staff has made a site inspection of other project� constructed by the developer and have nated the fol- lowing items. a. Homes along private drives (such as being proposed along SW 135th, Walnut and the nr�rtheastern property line) h�.a �vercrowded parking conditions (e.g. , cars � blocking garages and access drives) . Iiowe��er, none of th�se developments h,ac� the extra pa,rking ba,ys as illustrated on th� site p1an. If garages are set•bac,k a minimum of 20 feet to allow parking in th.e dxiveway the problem could be alleviated. b. Intense landscaping was given to alI common arPas. � �-- However it did not appear that any plan was followed. � ��, _ : .Resul�ting in an ex�en�e of money while achieving neg3.i�able results . rrherefore a 1aXldscape architect skould be added t� the de:sigr team to insur� that the eommon areas and the drainageways are handled in an aesthetic manner. S�i 10. Code Deviatinns The applicants narrative and site plan propose variations from the street and access standards of the ��de, Staff �inds that these propase devia�tions should not adversely , impair the safe and efficient �low of both vehicular and pec�estria.n traf f ic. ; 11 . A hydrologic study assessing impacts o.f storm drainage and a proposal to handle on site detPntion has been in- cluded in the program. narrative. 12. The applicant is proposin� to provide approxirnately 6.15 4`, acres (9% of the total land area) for recreation and apen �'' space pur�oses. This area is to be maintained by a home- �Y: owners association , � � � � � � �i ,: . . . . . .. . .. . . . . . . ir: �._ . � . . .. . . i: . , . . . � . : � � . . � � � x�,. . ' . � .. � � . . .. �f: i . . _ - � . ... . . .... �. .��.: � r� . _,-._ .... �.�+... .. . . . . . .. .. : ,....._ . .._�.... .,.... . .,._ P STAFF REPORT AGENDA 5. 1 � TIGARD PLANNING COI1�1iVtISSION �- PAGE 7 � III . CONCLUSIONAA'Y FINDINGS : l. The proposed development has many of the attribtztes which ar� being sought by the Planned Development ordinanee. A diversity of housing types will help to ec�nomically support moderate cost housin� alternatives while not ove?�- taxing the required public facilities and services in accordance with the city 's housing plan. ?, The 2$7 units being proposed would confarrr; tc� tY�e �nder- lying R-7 zone and the Urban Low Density Residential ; designatian of �the comprehensive plan. 1 , f ! However the area designated for single family attached �.zni�;s j in the central partian af �the development is ambi�uous and should be clarifiEd (to include total density, approxim�,te lot size, proposecl setbacks and access) during the �eneral plan and �rograzn submission. 3. The deviations from the street standards of the code ��vill �; hel� to achi�ve economies in land develc�pment and maint- ' ;��"'` enance while na�t adversely affecting tra.ffic circulation. '; �. � IV. STAFF RECOMMENDATI�N: � Ba.sec� on staff find�.ngs and c�nclusi.onary �indings , staf� recommenc�s appraval of the preliminary plan and program and �? t-hat the general plan and prograr►a address thE following points wtien submitted: ?' r l. A h �;l� street improvement to county collector standards �I (44' pavement 8 foo•t sidewalks be prc�vided alon� the 135th street frontage) . 2. A half street improvement to county collec•tor standards ��, (40 feet pavement 8 foot sidewalk or an equivalent im- {-' provem�nt per Wash. Co. Public Works Depar�m�nt) a�- ��''' proval be prUVided along the Walnut Street frontage. �'i � . . � . � . f.��J f tSI. . . . . . . f._i � � . . . - � . � . � .. � s'1 . . . . . . . . � � . . . . ��,;� . . . . �� t.�l � . � � � � . . .. . . . .. . . � .. '..i �... . . ,. � . . � . � � iQ t11 . . .� . .. . .. . . . . . i�°i . . �. . . . ''��I t �,� _ _ _ � � . . ' STAFF REPORT AGFNDA 5. 1 { TTGARl�, PLANNING COMMISSION' ; PACxF g I � 3. A landscape architect (with acceptable expertise) be in- � cluded on the design team for the planned development . 4. A detailed landscape plan be submitted paying particula;;^ �, attention to drainage areas, , the buffer on SW 135th s, and SW Walnut , street trees, sidewalk location� and i landscape islands within the cul-de-sac streets . 5. The st�eet tree and sidewalk plan for SW 130th be co- ordinated with the Summer Lake Plan�ed Development . �� 6 , The units along SW 135th and Walnut Streets be a.11owed �. minimum 12 feet frorztyard setback for the house and ;; 20 fe�t yard setback for the garages . 7 . The applicant work with staff to enlarge the width of the ,{ buffer strip whereever possible. 8 . An 8 foot wide asphalt pedestrian path be provicled through the "greenway" �' �':' ,�t'�"'� 3. The number of attached single family units, approximate ,� �. lot areas arad proposed setbacks and access points be shown. � � � 10. That Phase IT be subject to Plannin� Comznissi�n review. C� �;' =r �;: 4C � � ;'.�� . . . . . � 'a�,... `, . , . � .. . . .. . � k.. � � � . � . . � � . � . .. � i'» . : � � . . . . � . ti � . .. . . � � . .. r3:�;. � . . � . . - . . . . . � . .. . }`{. . � . � . . . . . . . . . . .. . . .. � . .j", . � . ... � . � .. . . � . . . .;� (�.�:. � . . � � � . . . � � ' (t, . . . .. � . . € �, . . � �� . .. ' .� � �... . � � ."��I . . . . . . 2`%] . . . . . . . . . . fl� . . . . . . . � �. e r� � � � . .. . . � . . . �� . � . . . i.� . . . � . � � . . � � � . . � � �. .� . . . . . .. �<: . � ..� . . . . � .. . �� . . .. tn � � . � � . . � � . � . .. . : . . . . �. . . � � . . . . . .. .. . �q .. . � . . � .� � . . . � . �;i. �. . � � � .� . .. � .. � .. .. � . �r�'� . . . . : � ��. . . � � . . . . .. . . . � . . ..:,-, ... . . . . . . � � . . '..:� � _. � �.:i . . . . . � . � .. � ._ .i' vm STAFF REI?ORT � AGENDA 5 .2 �. TIGARD PLANNING COM1_4IISSION April 18, 1978 Fowler Junior High School - Lecture Room 10865 S.W. Walnut Street - Tigard, Oregon Docket : Zone Change ZC 4-78 Request: For Gene.ral Plan and Program Review oF an Industrial Planned Development and Zone Map Amendment from R-7 "Single Family Resident�.al" to rn-4 P]D, "Indust.rial Park" Planned Development on a .61 acre parcel . Location : Intersection of S.W. Katherine and T�gard Streets (Wash. Co. Tax Map 2S1 2BB, Tax Lot 10Q� . Applicant : Harley Adams I . Findings of Fact : 1. The applicant is requesting general plan and program review in accordance with Section 18.56 .030 of the Tigard Municipal Code for a .61 acre indizstrial planned development at �� the intersection of S.W. Katherine and Tigard Streets. i ` 2. The site is designated on the NPO #2 Plan map as "Industrial" ` �, � (office) and curren�tly zoned R-7 "Single Family �,esidential" ° 3. Section 18.56.010 of the Tigard Municipal CacAe states that : Purpose. The purpose of the planned development distr. ict is to pr�vide op�ortunities to create more desirable environ- ments through the application of flexiUle and. diversified land : development standards under a comprehensive plan and program i pro:Fessionally prepared. The p�.anned developme�nt district �; is intend�d t�o be used to encourag� the application of ncw' �' A techni.ques and new technology to community developmen�t which � wi11 result in superior living or development arrangements v�ith lasting values. It is further int�nded to achieve ` economies in land development , maintenance , street systems, ` , and utility networks while providin� building groupings for ;; privacy, usable and attractive open spaces , safe circulation, ;� and the general well-being of the inhabitants . �. ��: , 4. Section 18 .56. 030 of the Tigard Municipal Code provides for general development plan and program approval by the f Planning Commission after reeeivin� appxoval in principle �' o:L the preliminary plan and program and the applicant has � petitioned �or an amendment of the zoning map in accordance � with Chapter 18 .88. �� l 5. Applica�le language from the NPO #2 Plan text is as follows: +� �I�i � The relationship of this property to the adjacent industrial !±; ,- ;I �'� �I � � � � �� _, _ __ ,. _. ., „. ,. .. . : :�, �. _ __ _ �: STA�'k' R,�(�R� ,��ENDA� 5,� TTGARD PLANNING COMMISSION Apri1 18, �.978 Page 2 buildings (Tigard �ndustrial Par�) renders these properties undesirable for residential use and it is . recommended that these properties be used for o�fice space with the existing Tigar� Industrial Park . Offices shou�d be located on this site with the greatest conc�ern for compatibility with the adja,cent residences and should include scr�ening by mea:r�s o� fencing and land- scaping. In addition, only si.ngl,e story buildings, in scale with the adjacent homes, should be permitt�d. Vehicular access should be gained through the industrial park rather than putting busin�ss traffic on Katherine Street. A chan�� in zone to permit this offic�e use should anly be appxaved as an M-4, Tndu�triaZ Park zone, j with an overl�ing PD, Planned Development �one. This i would ensure �hat �he property would be developed ; accorr�ing to thE site development plan approved at the ' � ti.ime of the zone change. A condition o.f the zone change '_ should stipulate that i� the project is not const.ructed, � both the h4-4 and PD zon,es wi11 revert to the original '; �-7 residential zone. Once the Plarined I7evelopment has �x�ired', the und�rlying industxial zone could be developed with any o� t1�e uses permitte:d in 1>k�at zone. �; � � 6. On March 7, 1�78, the Tigard Planning Commission approve� th.P preliminary plan and program for this proposed } : developrnent subject to the �ollowzng conditons: 1. A half street im�rov�m�nt �o local street staridards t' be provid�d a].ong the Katherine Street f.rontage ;+ for Pha�e 1 (to includ� me�,nd�ring siclewalks and k:, if necessary, curb ta protect the existing trees) . f�yi �: , 2 . Five �e�t o� r�.gl�t of way be dedicated al:ong the � Katheri.ne St.re�t frontage �or street �mprovement ' �`', p�rposes. In the �vent that the thre� large �:y street trees along the Katherin� Street frontage lie `-" within the necessary right o� way, the improvements ''� ,. ,,; will be designed to protect them. ! , ;., � � � � tt 3: That the site plan be revised to show ��fices as the ` primary use in Phase 1, wi�h secondary uses ancill.ary ; zG� to th� office 's uses and subj�ct �to the following ;;` criteria: r � �.� a. Low traffic generators �'� b . Low generators of noise : ,`:; c. Non-labor a:nten�i�e r�'; d. Uses con�ined �to storage ratY�er than {x �� manufacturing, asser�bl,� anc� processing. >,c � � � �,�� 4. That Phase 1 develop wi,th a 30' wide access from t�.� �`� ' SW Katherine Street . D�velopex agree to ,pr.ovlde �;: joint access with Tax Lot 200 at such time as that �,�;. ��; . . . . . . . . . . . . �� fY': b`�4 f� �ir,.,_ . . � . _ . ,. . .. . � , � STAFF RFPORT AGENDA 5.2 TIGARD PLANNING COMMISSTON April 18, 1978 Page 3 tax lot is developed by the Planned Development . Landscaping would be placed within the area on Tax Lot 100 where the reduction in the access wi.dth is to occur. II . 5. That Phase 1 be required to use a zero setback along the west property line and 5 foot setbacks al.ong the south and east propex�ty lines with no increase to the square footage of the building. This is not �.ntended to pxovide far a, larger building, but rather m�re landscaping on the Katherine Street side. II , Staff Findings and Observations : 1. The site is currently occupied by a single family resicience which would be raz�d to make way far a 10,500 square �oot building. Surrounding land �use is industrial to the � north, east and south and single fam�.ly to the west . �;v `L. The applicant has essentially incarpo�ated into his general P1an and program �the conditions of preliminary plan approval with the follawing exception: Condition 2. . . . in the event that the three large trees along the Katherine Street frontage lie within the necessary right of way, the impxovement w�ll be designed to proi;ect them. The applicant has surveyed the p,ropex�y anc3 ha� ��und that there are two fir trees well with.in the xight of wa�y and would therefore have to be xe�naved to �acilYtate the necessary street �;mpxovements. III . Conclusionary Findin{;s: 1. The applicant has essentially incorporated �,nto his general plan and �rogram the Plann.ing Commi,ssion require- ments of prel�,minary �lan approval . 2. The proposed single story building is in scale with the surroundi�g neigh:borhood and the allowed uses will help to assure compatibility with adjoining propert�.es as � required by the NPO plan. Veh�.cular access w�.11 ue gained close to the intersecti,on pf S .W. Ka�her�i;ne and T�:gaxd Streets, thus helping to reduce the txa,ffic im�acts on the established neighborhood: , d ST�FF REPORT AGENDA 5 .2 TIGARD PLANNING COMMISSION April 18, 1978 Page 4 IV. Sta�f Recommendation: Based on staff findings of f act and conclusionary �indings staff recomrnends approval of the general plan and program and zone map amendmez�t from R-7 to M-4 PD with the following conditions: Z. If substantial construction or development has not taken place within one (1) year of the effective date of this zone change the property shall revert back to the present R-7 zone. 2. A half street improvemen�t ta local street standards be provided along the Katherine Street frontage (to includ� meandexi.n� sidewalks and, if necessary, curb to protect the existing trees) . 3. Five feet of right of way be dedicated along the Ka�therine Street f.rontage for street improvement purpos�s. The improvements will be design�d tc� protect the large aak �tree at the inter�ection of SW Katherine �.nd Tigard Streets , ; ��<., �. That offices will be the primary use, with sECOn�a�y u.ses , ancillary to the of.fic.e uses and subject to the following criteria: � ; a. Low traffic genera�ors � b . Low generators of noise ` c. Non-labor intensive i d. Uses confined to storage rather than manufactu�^ing j assembly and processing. r 5. That the dPVeloper agree to provide joint a�cess with Tax Lot 200 at such time as that lot is developed by the Planned Development. Landscaping would be placed within the area on Tax Lot 100 where the access width is to occur. � In order to assure future joint access a joint access ' agreement shall be recorded with the deed of Tax Lot 100. h 6. That zero setback be required along the west property line ' and f�i.ve (5) foot setbacks along the south and east � property lines. �: C � ,, i; �� i{ 1; . . .. � . . � . , . . .. � . .�.��, � . � . . � . . . � . . �' .. . � . .. . . . . ' . . . . .. . . . . � .. ... �� . � . . . .. . � . . . .f�. , . . . . . . . . . . . � . . . . . . . .��i � . . . . . . . . �. , .. �. � �� ' . .. .. . . . . . .. . . � . � . � .. .. . .. � . _.... . .. . � ,�-��_ , STAFF REPORT F°� � AGENDA 5.4 TTGARD P�.,ANNING COMMISSION Fowler Junior High School - Lecture ��ar� 9pri1, 18, 1978 10865 S.W. Walnut , Tigard, Uregon Doc;ket : Canditional Use CTJ 8-78 R�quest : To locate a Home fo.r the Agecl on a 4. 35 acre parcel Location : SW Pacific Hightuay and Beef. Bend Road (Wash. Co. Tax 114ap 2S1 lUA, Tax Lot 3900) . t�pplicant : C & C Construction Co. I . Finciings of Fact : 1. The site is aesigx�ated: "Comm�rcial Pr.a�essional" on the ; NPO #3 Plan and currentlq zonecl County RU-G0, � "Urban Medium nensity Residential'° s , ;, 2. The applicant is proposirxg tn cc>nstx°uet an 83,OOD square � foat building� consis�ting o:f three stories and a ba�ement , � on a 4. 35 acre parcel on the narth side of 5W �3eef Benct � �� ' Road at Pacific Hi,ghway. The� facility is intended to be ' used as a home for the ag�d (160 bPds) . ? 3 . S�ction 18.40. 111 (3} of the��Ti�a,.rd Municipal �ode allows medium-riss apartmen�ts (four stor� ox° above) as a � conditional use in the Commercial Professional zone. �;! 4 . The site is m�stly vacant with a szngle fa,mily house �i� located on the southwest corner of the pxoperty. ThP �-� parcel is located on the west slope of. Bull Mount,ain and H' slopes southeast towards Pacific Fiighway. t,; Large lot single family hornes surround the property to - the north and west . Properties to the east; acros:s '�` t� pacific Highway, are undeveloped except for �wo single .family homes. To the south is the Ki:ng City Flanned ''' Development . z� ��:' 5 . Applicable language from the NPO #3 Plan is as follows : f` :� " bevelopment objectives: ' t`� ,: A. (Commerc.ial) To regard the carryi.ng capa,city and �` ,..� sa:fety of persons traveling on Pacific Highway is the , � highest priority concern when considering the �'� types of development to be allowed adjacent to `''� the highway, �, �';, D. (Residential) " . to permit' a variety of hausing s � ' ' '�. types to be compatibly situated in the neighbnrh:ood �;'I in o�der to meet the needs of diffe�ent fannily �.,� sizes �,nd ir�comes. �� f� t,: � � .. . . .. . . .. �.. .. `� � � :....� �r • ' -__ _. . .. .,. .._ . ., ; . ..� . ,. .. .. _. . ._.. .. . . _._.. , �.�..,.. � . ::'. . �.. �' .�. . . . .. .> . _!. ,;.�. . ,. .. ,. _ _ �;. • • j_�: � �'; �.� STAFF REPORT �' �� AGEND�A '5.4 �; TIGARD PLANNTNG COMIt�ISSION '''� Apri1 18, 1978 ;; Page 2 � �;�, �,.� Policy 14. Apartments should be located to �. produce an optimum living environment for the occupants. Development �' �_ criteria sho�uld inclucie: ;: a. buffering by means of landscaping, �' , fencing and dista.neze fr�m connmercial areas and major traffic carriers such as Pacific Hig;hway and Hal.l Boulevard b, on-site recreation space as well as pedes�rian ana bicycle access to parks, schools and convenience t, shopping c. the siting of builda�n�s �to minimi�e th� visu�I ef��c�ts of �arking ar�as and to inc.rease the availability o� privacy � �;; G:� � � � � ;, "i + P�lic,y 15 . Apartments s�ould be located to produce ',j �A� - the leas_t adv'erse �ffects upon single ;, �ami3.y areas. Development cri.teria '�' � should iri�lucie : °" '� a,. �iufferiz�g by means c�f land�caping � �' fencing and distanee. �� b, ccimpatibility �a� desi.gn recognizing ;j tPze confiir,ts of mass and height 1 i ` between a�artm�nt buildings and s; � houses . ',i � � Policy 16. Avoid locating apartments where access can � :�. be gai:ned only from local residential streets . � ;, ;. Policy 17. The Design Review Board will solicit the '� i" opinion of the Neighborhood Planning Org- ' ; anization befare approving development E .J plans for apartments in this Neighborhood. { ' Policy 21. Development wi11 coincide with the provisions �� ,.'; , ., of public`streets, wa�er and sewerage` �acilities. These facilities shall be �Y (a) capable o� adequately servin� all: inter- _: veni,ng: properties as well as the proposed ` ` � �; developrnent, and (b) designed to meet City I�' `� or county standards.' � ¢ : �� 6. The applicant ' s proposal �nv�isions a maximum building height x � ; _ of 44' feet �rom the finished grade (three stor�.es plus �b; basement) ., Sect�.o�a 18.40.060, Tigard Munic�pal Code, s�ates �,'. �' that the maximum bu2lc�irig hei,ght shall be two stories or }�, � � � f. , � i STAFF REPORT '� AGENDA 5.4 TIGA�D PLANNING COn4MTSSION April 1$, 1g7g Page 3 ' i thirty �eet , whiehever is less, when abutting a singl� family residential zone. The applicant has requested an exception to the bui.lding height limitation in accordance w�_th Section 18.12. 110(b) Tigard Municipal Code, which states , "Buil.ding heights in any zone may be increased as a conditional us� to a maximum permitted height oi seventy-five feet provid�d that the total floor area of' the build-ings d�es not exceed the area requirement of the zone " (if any) . The sloping terrain of the site and �he proposed terracing of the buildings wi11 minirnize the overall impact of �the increased hei�ht of the structures, �while reducing total lot coverage. In additio�, the location of the site, at the ��inge of the residen�tial area and adjaGent to Pacific Highway would appear to produc� minimal adverse ef�ects uporz the surrounding single family areas. 7. T�ae applicants site plan il'lustrates a parking area f.�r �ki,� 69 cars. Section 18.60. 1.20(2a) TMC, r�quires one parking `�'- spac,e for each 2 beds provided in a homF for the a ed, The �' proposed development (].60 be�s) would re�uire 80 parking spaces. Section 18.58.U70, TM(7, allows parkirzg requirenaPnts to be redizced up to twenty (2Q%) parcent where speci.al c;rnditions wairant said variation, and considering such factors as �;he following: 1. Availability of Public Tra.nsit 2, rQultiple or joint use of parking i'acilities 3. Special conditians such as housing �or the elderly. ; low income or studio apartments. ; Mass transit is available tq the site �yi,a T��t�ET�s bus #44 on Pacific Highway. The applicant a;lso states th�:t ' their experience show� that few residents o� homes �for th:P " a�ed own aut�mobiles. They o�ten travel to Qther �laces with non-residents who darive or use �or hire �xans,�prtat �on , �- Staff parki,ng requ�,��eznents a,re greatly xeduced ,fxom hospital `� and nursing h:ome needs, and �risitox�s co�e �.�; v�rious h.our� during the day/evening and ax�e ilot �restr�cted tQ s�eci,fied "visiting hours" . � : s �: 8. Section 18,64.030, TN�C, xequires one 30 �aot 80% �` C �aved) k; vehicular access/egxess ;for corpme:xci,al uses �ec�u�:��;ng �' 1-99 parking spaces. The appl%ca,nts site plan shoW� two �4: 24 foot paved access drives, one on Bee� Bend �oad '�nd qne �i � on the frontage �oa,d, Curb eut permi�.ts wc�ul,d haye tp be l�? approved by the cpunty on Beef Bend �Road and by the S�ate Na, on the Frontage Road. No �edestxian �.ccess ox �athways a,re ��; sh.own �n the pxo�osed plan. , ;� , 4;� u�� k � . � . � .. . � . .. '� . � � � � � .... �.'.. . STAFF REPORT AGENDA 5.g u``� TIGARD PLANNING COA�I114ISSION April 18, 1978 Page 4 � 9. Water service is available to the site via a 12 inch line on Pacific Highway and Beef Bend Road. 10. Sanitary sewer service is currently not available to the site . The King City system is presently over capacity and will remain so, unt�l the lowe.r Tualatin Interceptox is constructed by the Uni:fied Sewerage Agency . There is a Tigard City s�wer line available to the north at Butll Mountain Road, however, due to the terrain, a lift station would be required. At �the time of the writing of this sta�f report, the i.ssue of approving a lift station has not been resolved by the city engineering staff and the Uni�ied Sewerage Agenc�. The actual adequacy of the existin� lires to h.andl� the prr�posed develo�sn�nt is �,lso in questian. 11. Previous pr.eliminary studies of developm�nt of the suk�ject site identified a seriaus storm drainage �roblem which resulted in cance�lation of previous proposals. Residents ofi King City haae also expr�ssed concern regarding over- � loading their storm drainage systern. The appli�ant 's i , submission does not incl.ucle a detai.led sto.r.m drainage plan. � Acceptance of any increased storm water runoff , rPSUlting from i development o� the subject si.te, wiJ_1 have ta b� authorized by either the State Highway D�partment , G9ashingtc�n County � King City or a combination therea� . � �� II . Conclusionary Findings : j t 1. 'i"h� applicant 's proposal conforms to the intent and � policies of the NPO #3 Plan in that : f * it would not �enerate excessive txatfic on Paci:fic Hwy j * it would not create excessively adversE effects r�n � surrounding single fami]y residential ar�as , { * it provides for a needed alternative housing type For 1 elderly residents of the community. � C 2 . Provision o� ade uate sanitar sewer service and the � q Y � subsequent approval of a lift Stal:ion is in question at ,' this time. Develo�ment of the subject site cannot occur } until such time as �ewer service can be provided. a � III . Staff Recommendations: � � � � � �F , i 1. If the p�ovision of sani.tary sewer �� the �ite is not j re�olved, staff recommends tabling the request until adequate sewer service is guaranl;Qed. ; � ��', 2. I� sanitary sewer service is determined not to be avail- able, staff recammends denial . 3. If sanitary s�wer service is deterznined to be available � STAFF REPORT ��y AGENDA 5.4 TIGARD PL�NNING COMMISSION April 18, 1978 Page 5 az�d �, lift s�ation has �ieen approved, based ori the Find.ings of �'act and Qonclusionary Findings, staff r�cotr�mends approval , subject to the following conditions ; a. That a, detailed site and design plan be sub— mii;ted for Design Review approval , to include access, pa.rking, landscaping, pedestrian path- ways, on-site recreational facilities (geared ta the needs of the residents) and a si;ning program. b. That , prior to submission for Design Review, the applicant show proof that storm water out-fa11. will be accepted by the ap;�rc�priate agency and/ar adjacent properties, and that �the ap�licant 5ubmit a detailed storm drainage retention plan ; for approv�,l by the B�zilding and Engineering � Departments . ! � c. That a, ha1� s�;x�eet im�ro�e��z�.t l�e n�ade, to ; ��-- collector street stancla,rds {Cp feet of xi;ht of way and 44 feet of pavement) , on Beef Bend Road; arid that a street impravernent, to State ' ` Highway Departme:nt standards, be made ' to the " Frontage Road� � t � _ � � 4 x �� ;. :ry� { ;� �'r I� � H ; .. � . � .. � . . . .. � � � .{j . . . . . . . . . . .. : . . � � . � . . � �,': � . . . . . � . . . � � � . � . . . ��. �. � . . . � � . . . .. , . .. . . .�. � . �. � � : . . . . . . ... ..� �. . . � . . � � . . � � . . . . . . �.� - . � � . . � . . . . . . .. � . . � . . ��j. . . . . . . . . .... . . .. .. S . . . .. . . . . . . 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C 'i�i'�� ' � . ` , � � l , . - . � �. . v�_ . . : . . . , = Q , � � � . . - �Cr O � ` : t t - `� y �\ `� �• ', �_ l � � . . � '3 Ff�� • � .. . . • . . � • � � � . . � . < _. `�a �, . �. . . . . . . � . �� icc� - " � �_ . .. , . � . - � � - _ . , � � , . , _ . -:.� .- :; . - ,. -. . � , -. , . � . ,. � .+�,a. .:1 . �. � � � � ��'{, STAFF REPORT � AGENDA 5. 3 TIGARD PLANNING COMMISSION April 18, 1978 Fow]_er Junior High School - Lecture Room lOFi65 S .W. Walnut Street - Tigard, Oregon Docket : Zone Change ZC 8-78 Requ.est : For a zone map amendment from County RU-20 to City C-P, "Commercial Professional" for a 4 . 35 acre parcel . Location : North side of S .W. Beef Bend Road at Pacific Highway (Wash. Co . Tax Map 2S1 10A, Tax Lot 3900) . Applicant : C & C Construction Company I . Findings of Fact : 1. The site is designa.ted "�ommercial Pro�fessiona,�." on the NPO #3 Plan and is currently zoned RU-20 (county urban medium residential) . 2 . The applicant is requesting the applica�tion of the City of Tigard zoning ordinance to a recently annexed (2/8/78) 4. 35 a,cre parcel . a P ce for a sin le famil i is rrentl v cant .� t 3. The s te cu y , p g y residence situated on the southwest corner of the property, Surrounding land uses are single f ami,ly �to the west and north and King City to the south. To the east the property abuts the frontage road and further east , across Pacific Highway, are two single family homes. 4 . The NPO #3 Plan states as follows : "Development will coincide with the �rovisions o_f public streets, water and sewErage facilities. These facilities shall be (a) capable of adequately serving a11 intervening properties as well as the proposed devel�pment , and (b) designed to meet City or Coun�y standards''. 5. Water service is available to the site from the Tigard Water District via a 12 inch line in Pacific Highway and a 12 inch line in Beef Bend Road, ; 6. The existing house is on a septic tank system. Sanitary sewer service is currently not availabls to the site. Sewer '. is available to the north, at Bull ll�ountain Road, `bu� i due to the terrain, a pump station wc�uld be required. On !. previous occasions the Unified Sewerage Agency has not � approved pump stations for multiple unit developments. ! Sewer service to the south could be provided by the King , City line, however, this system is currently over capacity and will remain so until the lower Tualati.n Tnterceptar , has been constructed. :_ m ,., . _.� ,.. , ...... .�. ....:.,,:.::: �. ., : - �.: � p� a+� . � STAFF REPORT AGENDA 5 . 3 April 18, 1978 TIGARD PLANNING COMMISSTON Page 2 7. SW Pacific Hi�hway is designated an arterial street (NPO #3) requiring 80-120 feet of right of way. There is eurrently 270 feet of right of way on Pacific Highway, including the frontage road. SW Beef Bend Road is designated a collector street (NPO #3) requiring 60 feet of right of way. F'or approximately the first 360 feet, west o� the frontage raad, there is currently 60 feet of right o� way on SW Beef I3end Road. For the remaining 1.L0 feet (west) oi�.ly 40 feet of right of way exists. Therefore, an additional �0 feet of right of way is required along the western po.rtion of parce7. abuttin� Beef Bend ktoad. II . Conclusionary Findings: 1. There exists a public need to apply City of Ti_gard zoning to all parcels of land in the City of Tigard in order to ease and consistently administer land use regulations throughout the city. �: �;, 2. Ths proposed C-P zoning is compatible with the surround- ing .zoning and is consistent with the NPO #3 Commercial- Professional Plan designatiail. 3. At the titne of this writing the availability of adequate sanitary service has not been de�;ermined. III . Staff Recommendati�ns: BaSe� on the Findings �f Fact and Conel.usionary I�'incliiigs , staff recommends approval , subject to the following conditions ; 1. That 10 feet of additional right o� way be dedicated a�ong SW Beef Bend Road for the portion of the prop�rty where the existing ri�ht af way is only �0 feet , a,nd that the applicant file wi�th the city recorder a non-remonstrance agreement against a future Local Improvement District (LID) �or street improvements to SW Beef Bend Road. 2. That no development occur on the site until adequate sanitary sewer service is availabl� to �he site. ��. ; � � . . . . � f ..... .. ..... .: . . ...�. . ,.... .�..�.;�, . ..... .. ... . . ,:� , li.-�_ r•� ��::' . . . .. . .. i 4� � MEMO };: To : PLANNING COMMISSiON From: NANCY EDWARDS, COMMUNITY DESTGN PLANNER Re : ZC 11-68 Reason for Planning Commission I�eview: Application has been made to design review �or the apartment units in Phase III of Bellwood PD. According to tl�e ordinance adopting the PD, "Phase III of the development will be open �ar review as to density prior to improvement of the area. " Status of Planned Development :Bellwood PD was approved in September 1968 � The first two phases have already been constructed. 18.56 . 170 Construction time period - Extensi;,n . If substantial construction or development has not taken place within one year from the date of approval of the general development plan and program, tiie plannii�g conamission sha11 review the district at a p�ablic hearing to determine whether or not its contint,atir,n in whole or in part is in the public interest, and if �found not to be, shall recamm,end tc� the city council that the plan,�ed develo,p-- r�ent district on the �roperty be removed. 7'i.te city council, at th� request of the applicant , may grant an extension o� time if justi�'iable. Since construction has taken place, the PD approval is �,ctive. � '° Documentation that � exists on the a�proved density is as follows : -- in the mi.nutes o� the meeting, a representative for the a�:�licants states that there tvas a total of 210 units (see minutes) . The approved prelimiilary plat specifies 155 single family lots and two apartmer�t areas with no density specified. Existing Density: Phase 1 and 2 consist of 107 single family, 6 duplexes (12 units) and 33 apartment units for a tota.l of 152 units . Projected nensity: Phase 3 projects 42 single family units and 52 multi-family units for a total of 94 units. If this number is approved, the total number of units �or the PD would be 256 . Items to consider in determining density : a) Planning concepts fiave changed since the original approval . the apaxtments will be an island o� multi-family suxxaunded by single family.Unless access is pr�vided through the Wedgewood development all tra;ffic will funnel onto one local street. b) Topograpfiy: As can. be discerned by the attached map, the majority of the single �amily lots and the apartments will be located where there are grade problems and where they will impact a natura,l drainageway. There is no evidence that topo- graphy was properly considered during the initial a.p;p.roval. If cor�structed as shown, it would be in conflict w�th two policies from the "Environmental Desi_gn and Open Spaee �lan" Policy 3; "The c�,ty Shall restxict alteration of natural drainageways unless it can be demonstrated that the benefits are greater than the detrimental effects. Other jurisdictions - r� . . __ . f.�:�� ... l� "tii, MEMO Re: 11-68 Page 2 in the Fanno Creek basin: shall be encourageci to do the �a.me. " �Pollcy 7; Retain the 100 y�ar flood plain of I�'anno CrePl�, 1 . its .tributaries and the Tualatin River as an open preserve (greenway) . The Greenway shall be establ�.shed as the backbone of the open space network and when a di�ect public benefit can be derived, i .e. , when adjacent resi- dential development, the greenway should be developed for passive recreatian and pedestrian/bike travel . c) Phase TII would also be detrimental to the greenway s,ystem as approved for the Summerlake PD and as projected for the jNedgewood development. d) The drainage way contains several large specimen fir trees as we11 as other natural ve g�tation . Since the surrounding land was used far farm cultivation, these trees repre�ent the only significant vegetation in the area. The extensive grading that would be necessary �or phase ITI could be dei;rimental to their survival . e) It is staffs conelusion that the approved density for the PD was 210 units . �'he a�p.licant is proposing 256 units. Before any density number is. established, the carrying capacity o� si.te should be studied thoroughly. Staff Recornmendations : Staff therefore concludes that tYie condition to review density was attached because the applicant and city realized that future con- ditions (eg. develapment plans �or adjacent property) cQUld impact the approved density. The attachment of this condition was apparently intended to provide for futuxe flexibility when development of phase T�I co�mences . Staff therefore recommends that : The applicant prepare a justification for a specific density, based upon a more thorough consideration of existing natural features, adopted city policies and with attention to the issue of compatibility between single family and multi-family resi.dential uses. This proposal to be reviewed by the Planning Commission. � �^ R�YMOND J � BARTEL A � A O ARCHITECT AND PLANNER ';�� 1120 S.E. 21st. O MILWAUKIE,OREGON 97222 (503) 659-3988 April 1l, 1�`]8 �=w:��d�� . ��t�r9 ' n :., . .t J !��`U'� Ci�� of �'igard �'��'�j= f� I�I Ti�ard City iIall ��'�� , �l�i�ard, Oregon Re : Bellwood �'lanned llevela��nent l. � Gentlemen: �.� �%oui� �,cqu�s't, we �.�e subm.i�tting tlie apartmen.t plan� for �'hase Tl'I �a �au �'or Plannin� Cammission review. Itde wish to stress th� f ollovain�; poin�t�s at this time. 1� �.1'here is i10 uuestion of l�.n�l use in this matter. �_. ' 2_. �.i'he proposed a�sion respec�s �;he qua�ities o:f the site dn.d �he ��ro�os�d �ingle family homes to surraund �h� projecta 1t is ou,z� undGrstan.ding that Oregon �tate statute ax�d munici�al ordirzdnces impl� that �the a�proval of a pr�limin.ary platt carri�� aith it a r�indin� responsibility to �pprove �the final �lai�t with ��.esi;natecl Z�a.nd. use d�scrip�i;ions. In this situation, the land use �nd pl�.tt th�t vaaa a��roved in lgo�3 was o� a hi�her land use '' d�n.s:i'l;y than wa are now proposing. mhe submitted �1an responds to the si.tE and to the character of '' the ar�a. A11 units are one s�ory; witll building offsets giving u�.it� �.n indivi�:ua1 chaxacter. Tlie majority of buildin:�s and drivES are �laced a� a diag�nal to the grades t� ease grade �>ro- • bl.�ms. '�wo unit prototyra�s are submi.ti�ed which res�iond individ- ually to the tw� grade siti.ii� si�uations. Sub�rade parkin� is used in some �reas to dllow a reduction o�' buildin; and asphalt cov�ra�e. In summ.ary; we feel our proposed plan is the best use o� this site and .responds to the site in the Uest possible man�er, S= erely� r r', ', ,.-� � ��:;.�� `��-�-`� � �- i�aJm d .J. Bar�el c>> hJ'L:bb cc: J. GV. Brayson. ��-... 'v'wXis ea ' I � _ . �'. E . ��.' „` N. . •' ! " . . ; . �'. . _ � Y �. � � " �H. 2zX ,kRTii'Eft!'!tE . ST: �,.�. �O • �� , '�Z�h94 S. Wr' ' . .. q�., '� � ' 2 - °� . �a� . � � _ � ; � :�r ' � � - � - , . - .. � � <<� . � � � . _ ' F'�:_ 2. � . . _ •_Q S + ' � :k r i'u.�f� ,W 0 L C '� � � 'K' : . . � -:�I 't,:��i Y r ..t �: •-�s�:�:_ :.' � �,, , � : � x� : , . . •;�.� � • ' ' p�y� `� �. � ,. ~ � �atJ . 9.4 - .�' ` - . x . 1 . '� . , x � � ". . � • ' � . � ►.. �: <--� x. � � _ . . �,; . I I . . , � �. '� �� _�,.. . X 236. �� • . 24i0 ' �� {� ;.j. � �, z ,x �r ii u ,�� i I �n �, ,,� - ,: �I �H r t,. _ --..1 ., � �.,_ . � � �l . _ � �� I �� . , �� _ . ; �k. ( . . Ik _ ` ' . � . 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ROLL C't1LL: A, Present: John Perry, Charles Woodard, Jim Aitken, Clarence - Nicoli, Elton Phillips, Everett Severson; memberso � Alan Paterson, Chairman; Keith Thompson, City Engineer; and Emily Wied, City Plannere � }3. Absent: None. ' 2, APPROVAL OF MINUTE5 A� Minute.� for the �uly 16, 1968, r.egular meeting �were appro'ved as written. � 3e APPLICATIONS FOR ACTION: ' • A. Zone Chanqe and Conditional_ Use: Brayson and Griffin, . { ' • Appliaant Owner-Developers� �.,. A request for a change from S-R(GV'ashington Caunty Suburban Residential) ta R-7 (Single Family Residential) Planned Re- � side�tial nn a 50 acre propexty in the vicinit� af S,Wo v7alnut and 130th. ' l. Stat£ recommend3tion for approval with conditions 2. Public Hearing j a. Mr� Q.B. Griffin, applicant, spoke in agreement to a�l . � the conditions of the staff recommendations ar�d sug- gested that the item indicating par3c improvements be amended by the addition of a sta�ement that the de- velopeX's ca�h ou�lay far play equipment be limited te $1,500 and that the equipment would be bought and in�- stalled by the developer, meeting City staff appro�valo b. Mr. Jim Harris, Engineer tor the developer, spoke explaining the praposed three phases of development which now show a total oE 210 units. He requested that the third phase, w�ich he. prcjec�s to be 2-3 yrso . away in development, be left open for review as ta � density when the area is ready fbr development� 3. Commission discussion and action a. Commiseion agreed with the stafg recommendation and amenciments suggested by the appliaant and engineere � � � � � � . % � ��' � �. �N.� � ' ' � b. It was moved(Aitken) , seconded (Phillips) and un- animously p�ssed by vote of the Commias3on� that the '. • sta£f recommendation be approvad as amendade the � application for condi�ional use for Planned Residential development under R-'7 classification ba approved with ; the clear understanding t�hat the property is not ap- � proved for R-7 generally and with the following can- ditione • 1, that the preliminary plat d��ted August, 1968, be �; accepted with the exception �hat the lots shown � as 28 through 34 be developed as garden apartments instead of the axea labeled lot 21, • i 2, that the public accesa to the park be guaranteed to � the Ci�y ns� the existing road easterly along th� r'i aubdiviaion �a S.W. Walnu� Streat an�ii euch tim� F that this roxd ie impreve8. At thi.a time pubiia � aecess ahall be mads by the developer, mee'ting �he ' �ppr�val of tha City S�aEf. NII � 3 e �hat th9 p�rk land be donatad to tlxe' City ae �-hc�w�n �i o�a tha praliminary plat, but alao including lot 2]L, !I � 4, that the park land be cle�red o� bru�h by the de- � � vel4ners and tkae axea,in t�►e vicinity o� lot 2Y. be �i lavaled duria►g development of the surraund3.ng lota p; 2 and graded as shown in the attached City pZan for � improvement by the developer dated Aug�iat 15, 1968, � i 5. that improvaments be made to the park aa aheown in � �he City's plane dated August 15, 1968, Playejraunc� � I � ecquipment meeting city a,pprova�. to be i.n�tall�d by i I the develepar and his cost not to excead $1.,500; � ; � 6. that the publi�c wa].kways be lighted t�vith 'low wattag� ! � lamps and pav�d 6 feet fn width with �oncrete and � planted 2 feet on e�ch side with low-growing ehrub- i bery--p7.ans for both to be approved by the City Staf£o � 7. that the majar a��2rials in th� development (128th and 127th) bo planted with �rees (one per lot, l'�" naliper, Cleveland Norway Maple or equivalent) along ' � the entire Iength within the developmento • i �_ : l 8o that the atreet right-of-way be improved to City staadard� as designated in the eub-diviaion ordinance � including asphalt, curbs, sidewalka, atreet li.ghts, and unrierground utilities, with exception tha� the I cul-de-sac street width may be 28 fee�o i 9. i:hat Phase III of th� developmant wi11 be open for r��view as to densicy prior to improvament of the area, Paga 2-August 20, 1968 � � t t • � � . � I