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Planning Commission Packet - 08/05/1980 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. i'i ; `> �; AGENDA � TIGARD PLANNING COMMTSSION August 5, 1980 - 7:30 p.m. TIGARD SCHOOL DISTRICT ADMINISTRATION OFFICES - BOARD ROOM � 13137 SW Pacific Highway, Tigard 7.o Open Meeting: 2. Roll Call: 3. Approval of Minutes from Previous Meeting: 4. Planning Commission Communications: 5. Ptxblic Hearing +, A. Staff Report B. Applicant's Presentation C. Public Testimony 1. Proponent's 2. Opponent's 3. Cross-Examination 5.1 ZONE CHANGE, ZC 17-80 (Anton Schulz) NPO #7 5.2 ZONE CHANGE, ZC 22-80 (Lasal Land Co. of the Northwest) NPO #4 � 5.3 COIVDZTIONAL USE, CU 10-80 (Stephen Spiegel) NPO #7 5.4 VARIANCE, V 9-80 (Peter Whittle) NPO #5 ; � 5,5 ZONE CHANGE, ZC 16-80 (PCM Assoc.iates) NPU #7 6. O1d Business: ; , 7. New Business: 8. Other Business: Tigard Municipal Code, Chapter 18.56 "Plan�ie;d Development r Di�trict" (P-D) R�evision Review �p� ��g� �' .�d�vs ; 9. Adj ournment: a �•"'�7�s��... y t � . : ! � , i � : � i i � I { i 7 � � �� i�l 'i :i PUBLIC NOTiCE TIGARD PLANNING COMIKISSION August 5, 1980 - 7:30 p.m. " TIGARD SCHOOL DISTRICT ADMINISTRATION OFFICES - BOARD ROOM :; 13137 5W Pacific Highway, Tigard e,, !i , i 5. Public FTearings 5.1 ZONE CHATSGE, ZC 17-80 (Anton Schulz) NPO #7 A request by Anton Schulz for a Zone Map Amendment from Washington County RU-4 to City of Tigard Comprehensive P1an designation R-5 "Single Family Residential" on 19,7 acres located at 10975 SW 121st Avenue (Wash. Co. Tax Map 1S1 34CB, Tax Lot 100) . 5.2 ZONE CHANGE, ZC 22-80 (Lasal Land Co. of the Northwest) NPQ #4 A request by the Lasal Land Company of the Northwest for a Zone Map Amendment from current C-3 "General Conune rcial°1 an d A-2 "Multifamily Residential10 to City of Tigard Comprehensive P1an desic�na'L-ion of C-5 "Highway Commercial" on approximately 3.8 acres located at 11675 SW Pacif.ic Highway (Wash. Co. Tax Map 151. 36CD, Tax Lats 100, Z00, 300 and T300) . PO 7 _ N # e 5.3 CONDITIONAL USE, CU 10 80 (Stephen Spieg 1) { A request by Stephen W. Spiegel for a Conditional Use to build two "-� �T, townhouses, attached, in an R-7 "5ingle Pamily Residential" Zone an an 4' area af. 10,340 square feet located at 11180 SW 106th {Wash. Co. Tax � Map 1S1 34DA, Tax Lot 300) . y 5.4 VARIAN�E, V 9-80 (Peter Whittle) NPO #5 '';; A request by Peter F. Whittle for a variance to the minimuzn lot size ; rPquired in an R-7 Zone nf 7,500 square feet for single family residence. '' This request is necessary as a condition of a Minor Land Partitiox� (MLP 9-80) application by Mr. Wh:ittle. The Minor Land Partitian as proposed would create two (2) l�ts of approxima�ely 6,810 square feet and 7,520 square feet located at 12340 SW Hall Boulevard (Wash. Co, ,'i Tax Map 2S1 1BC, Tax Lot 800) . � 5.`a ZONE CHANGF, ZC 16-80 (PCM Associates) NPO #7 A request by PCM Associates for a Zone Map Amendment from Washington Coun�cy i�-1 to City of Tigard G-3 "G�neral '�omme�ca,al" Zone on 8.23 acres located at 9770 5W Scholls Ferry Road (Wash. Co. Tax Map 1S1 26C, Tax Lot 1.802) . '' i � ��. :�,` � 4 i For Tigard Times to publish July 23, 1980 and July 30, 1980 � i t _ i � �TNUTE� TIGAHD PLANNING COMMTSSIpN � Auguat 5, lq8o .Y=7:3o p.ra. �igard Sc�aol District Adminis�ration Offic� .- �oard Room ��37 SW Pac�fic H3gh�ay, Tigard, Oregon President Tepedino OPEN�D the meeting at 7:35• ROLL CALL• Present; b'unk, Kolleas, Moen, Spaaker, Tepedino Ahsent: Bonn, Helme.r, Herron Staff: Howard, El3.zabeth NQwton 7L'Y�e MINUTES of the July 8 meeting were oonsidered. Qn raotion af k�nk, seconded by Kolleas, they wero approved As submitted. There were no COMMUNTCATIONS to either commission members ar stnff to be considered at this time. The president read �he usual not3.ce af author3ty for attd procedu.re to be followed at the meeting, and opened the PUBL�C HEARING p�rt3oa of the meeting. 5.1 ZQId� CSANGE, ZC 17-$0 (Aaton Sc4�u7.z) NPO #? A requsst by A,nton Schu].a for a Zone Map Amendment fram ' �Jr�s�i9.ngton County Rt1-� to City of Tigard Comprehensive Plan f design,ation R-5 �'Sin�;1e Family Res3.dential�� on 19.7 acres i located at �.0975 S4V 121st Avenue (P�ash. Co. Tax i�ap 1Sl 34CB, Tax Lot 100}. Hoarard rr�ad tha STl�P',F REpUR'� and R�;COMMENDATTONS. The �.ppLZCA,Id�`�S PRESENTATION w�s m�.de by Dave Schulz, zoy.5o sw Clydosdale P1ace, Ti�;ard. Fie ob�ected to the �D condition, stating tf�eir intent Was to hr�ve the standard R-5 zonin�, sinae they have no plans far development and have hr�d bad expQrience rr�.th PDs elsewhere. ,' There was no PIIHLIC TESTIMONY. � �he presid�nt asked staff why the PD designAt�.on was cc��l,tioned ��ri i:_Fia.s property. Floward stated it is nearly �0 aares, a fairly sizeable giecc� of pxoperty whose developmont wrill have an impact on the city. Accordi.ngly, he f'elt the commissi.on shoutld �ee �.t before developa�ezat talses place. Otherio�.se it would be develo;�ed as a standard subdiv3.sion and reaeive approval only at the staff 7.eve1. F'urther discuasion k�etween the applic�nt �nd the commission and staff brau�ht ou� that becau�a of financing and market conditions, the3.x plan i.s to develop �n s��;a�. 2�ix. Schulz expre,ssed conf'i,dence in the pr�sent staS'f and � ; � <'>:,;' �s . MINCT3'ES TICARD PLANNING COMMISSION I�uguet 5, 1980 Page 2 commisslon, but recognized a complete change could take place before de�velopment on the property is oomplekede Howard pointed out if the development was to occur in sta�es, it could not be done as a re�uZar subdivision �nd would .haae to come in a� a PD. Mr. Sohulz exprsssed confidence he could work with th� staff on this basi�, and readily agreed to th,e PD designatiox�. COMMIS,SION DISCUSSION AND ACTION: Speaker MOVED approva7. of Zone Change ZC 17-80, �ased on s�aff findings and recommendations. FCo11ea� seconided the mot�.on, which carried unanimously. 5•� ZON� CHA.Nt�E, ZC 22-$0 (Lasal Land Coa of the Northwost) NPD #4 A requsst by the Laeal Land Compan.y of the Nor�h�est for a Zone Ma� Amendment from current C•3 "C�eneral CommercialM and A�2 "Mult3family Residentialo� to City of �'igard Compre« hensive Plan designation of C-5 H�-&hrray Commercial�� an approa�j.mately 3.$ acres locater� at �116']5 SW Pacific Highway' (Wash. Co. Tax Map 1S1 36Cb, Tax Lots 100, ?_00, 300 and �.300). Howard rPad the STA�''F FtEPOR'� and RECOMMENDATTONS. He also rQad a 1.etter dated Au�ust 3. to the Planning D�rector and Comm3.ssion fram John Alexande , ZQ770 SW Fai.rhaven Street, asking five questions. �ioward s'tate�t a meeting in 1ii11sboi o ear].ier in the day he h�d been advised �hat�bec�.use of possiblQ l.itigatian h� sixould not ansurer the questions. There vri11 be another meeting with �he attorneys for � Alexander and the city at bhe Hill�bora Courthouse on August 25, at � which a re$olu�i.on of the issues o�ill be saught. The 11PPLICANT'S PRESFNTATION was made by Bill F].oberg of �he La6a1 Land Company. He asked simply Yor the zone chan�e, w�iich would allow them to proceed on more than tha very tentative bas3.s which the �k�tch submitted represents. PUBLIC TE5TIMON�f in opposition wae presented by John �lvxander, 1�770 SW Fairhaven Street, who apparentl�r ob�ects to the creation of the intersectian of the proposed straet to be created through the :�ormer Marine Lumber property. COMMISSION DISCUSSIDN AND AGTIONs HoNard br9.sfly explained di.s- cussions �rith �PPO �4 concexn�.ng the extension of the street coming aff bhe Ha�.nes intereection; the probable timing of the presen�ati.�:ox� o� this to the aity council; the pre�iminary �ature oS t.he plan submitted rrl.th th�.s applicati,on; and the approvals of ODOT, the public works dixector I� and the site design reviev� proceRS whl.ch trill have to be received I before development on a final plan can ts�ke placa. The r��proval of �he , , MINU�ES '' ;; TIG�lI2D PLANNII4G COMNII5S�ON Au�ust 5, 1g80 Page j zone chan�e is t,he first step in this process and the only ane involving the �l.ann3.na co�nm�.ssion. Funk T20VED �pproval of Zox►e Ghar►�e ZG 22-80 based on staff Findings and recommendations. Moen seconded the mo�lon, which carried unanimously. 5.,3 CONDImIONAL IISE, CU 1Q-80 (Stephen Sp3.ege1) NPO �7 A raquest 'by Stephen W. S�zegel. �ox a ��ndi�ianal Use to • build two tov�mhouses, Attached, in. an�:R-7 t'Single �'ami�.y Residentiala� Zone on an area of 10,3�.0 syuaxe feet located at 111$b SW ].05th (Wash. Go. �'ax Niap ].Sl ,34�.A, Tax Lot ,300}�, Howard read tho ,S'PAFF R�PORT and RECO2+fI�ENDATIONS. tie stat�d Conclusionary F3,nd3.n�s No. l. should be carr�cted to i.ndicate a�praval , of NY'(7 #7 �'olicy � af a�tached sin$].e famil,y homes on 5,Q00 square faot lots east of 121s� rather than we�� as written. He indica�ed the loc�tion of t.he property in relation �a athc�r devc�lopments to �he e�s�, their n�ture, and status of juri�dict�.on, (ct�unty or oity90 5teplten S�ie�el made a �+rief APPLICANT,S �'R�S�IdTATION �.n xhicY� Yz� pointed out the other dnp3,�x n� towrnhouse resa.dpnc�s ta the east, wh�.ch led him to tite conc].usion a tar�nttquse ux►it would bQ quito a�pr.��ria�e far this corner J.ot on NOI°tYl I�B�iOf'.A• �'[TBLIC TEST7:MONX in oppos�.tiAn was presented by -- *"�* Yvonne Larson, 10730 SW Nor�h Dako�a, �ee:r�tar� o� NPO #?, who poi.nted out their Policy 5 allowed a�t�ched s3.�n1.a family home� on 5,000 square foa� lots �xest of 1?lst as originalZy stated in Conclusion— axy I'3.ndin�s 1 af the s��f f report. She complained of lack of c�ommuni�d catiozi through the NPU due in thi� ca,ae to th� illness of th� alaa3.xman. I�Soward po�.ntecl out IdPO �7� 13:ke several others in the city, ix� inactive. Mrs. Larson thox� read � statement by PresidenG Bonnie Owen a� rrPO #7 oU�ect�ng �a this requsst on the basis of incompatibility with the eatablished single family character of the neighbarhood. 5he �zlso aommented on the traffic �robl�m created by tlae narrow pavement on North Dakota. •** John Nlanning, 11095 SW 1Q6th, who read a petiti,oz� �igned by saven homeowners in. �the neig.hbonc�aod otajecting to �he reque��. He inquir�d abou� the nt�t�.ce a� �h3.s meet�.ng, explained in detail by Iicax�ard vtho enumerated no�t�.ces ma�.l,ed, btsido the r�qu�.red ne�sp��er not3.ce., (Note: In thie an.d further d3.scuasion �.t appears t�xe z�otiiicatioa prab�.em arises from the delay at �I�11,sboro �.n updating land orrnership recordr�� und that the owners �n thi� d�velopment are all quite recent puro�a�er�.) � s.�' �,� __ „ MYNYJTES TXGAZ2D PLANNING COMMISSTON A�t�ust 5, 1980 Pa�e t� w�* Ric$a2`d BobeTg� IOFiC�O S�Rf No3`th D3kota� �Nho ob�eCts to��aultiple l�ousi.ng at thi�a location, which he characterized as essenti�lly rural. He ob�eo�ed �articularly to the no�ice, stating publication in tho Tigard T3.m .es as 3.nsufficient Ytp�j.Ce• He eitecl 1�he traff3.c prob].em on 2iarth Da.kota, especial.ly in thn morning rush hour. **+� Calvin Tuchssherer, 11125 sb9 1o6th, vtho suggested his pro�erty value would be lowered if development in accordance with this request were allo�edd He also objectad '�o having the entrance to the propertiy on 106th instead af I�orth Dakota. �'** Jean Buxskey� ].1150 SR► 106th, who ob�ectQd because her property ad3oa.n.se She also raisnd the notice i.ssue. (The notice� for her tax lot wen� to Mr. Spiegel, who is still the otynar o� record on the cou�aty�s recards, altk!ou�h tY�ey h�vo liv�d there far neurly a ye�re) Sb.e opined that had adequate notice been given, the petition presented by Mr. Mr�.n.nin� would have crzrried the names af �racticaXly everyone on, the streat. CHOSS-EXAI�SIN�ATION AND 1�EBUTTflL: The questi.on wa� raised a�hether t.here would be one townhouss (as read fxam the staf� rez�ort) or tt�o �orrnhouses (as stated in the meating advertiseraent). i�trm Spiegel stated there would be one touVnhou�e pith two 1.3,�rin� unitb in it,. �ioward diagrammed on �he btackboard the housing pattern in the ar�a�--�rospective dup�„exe� i,n Ventura Caur� to the east under coun�y �urisdiation, �nd numarou� tnvmhousea irs Alpha ProQertiea (allowed bacause of substantial dedi.cation. of greenway to the city). After consi.derable diecuesion amon� t�he opponants and staff, Mr. SpiegeI. re�s�atefl Yiis position, and reiterabed these are townhouseE with individual ownership, arid that he did di�cuss vrith a couple of neighboring ovmers his �1an far this property. He pointed out �he property across 106th frAm this lot �.s zoz�ed R-S. He felt his 1ot is impacted by the R-5 �oniz�� across the ��reet, the prospective duplex dovelopment in Ventura Court on the other side, and the collector street on nne side, which makes it in h�.s estimation a be�ter tocvnhouse location than large-lot ,eingle �ataily sitQ. I3e de�cr�.bed the units he expects to build. He presented the � rat3oxza�.e for the entrance on lA6th instead of North Dakota. � COM��lISSION DISCUSSIO�J ANA ACTZON: Speaker express�d sympathy for I the appl3.cant for t'his town�hous� d�velopment in this locat�.en, and disagre�d with the sug�estion raised here and in other public heari.nga that a duplex deve].opment �,►� a eingle family area lowe�s the value of the es�abli,shed homes.. He then MOVED approval of Cond3.tional U'se CCT 10-$0 baeed �n sta�f findin�s rznd r�commendations. The motion was seconded by Te�edino. Moen inquired the s�atus of the R-5 zoning �g the large lat acroes 106th. Howard stated it �as zoned R-5 on a canditional use permit� �znd �.f substant3,a1 conetruction is nat evident �,th�n one year, �Ghey mu�t come bac}c to the �lanning commission Yox rene�ral of �he �: ;. � _ , MII3UTES TIaARA PT�ANNING COMMTSSTON Au�ust 5, 19$0 Page 5 conditianal u$e �ermit. Mqen expressed disagreemant wi.th ,Speaker, feeling it was originally designed as a large sing].o family ].ot and should remain so. Thereupon the motion carri.ed four to one, �rS.th Maen voting no. (Note: there wa� a questian As to appeal rights from someone in the audience, responded to by Howard.) A� 8:55 �he president declared a rocess. 5.1+ VARI,ANCE, V 9�80 (Peter Whittle) NPO �5 A reques� by Pe�er F. VPhittle for a variance to the minimum lot size required 1n an R-7 Zone of 7,5(?0 square feet for single fami.ly residence. This requeat is necessary as a aond3.t�.on of a M3nox Land Partitioz� (MLP 9-$0) applicat3.on by Mr. ti'Vhittle. The Minor Land Partition as proposed wou�d create �wo (2) lots of approximately 6,810 square feet and 7,520 squase feet located at 123t�0 3W �iall Boulevard (Wash. Co. Tax Map 2S1 1BC, Tax Lot 800). Ho�rard read the S�AA�'F REPORT and RECOMMENDATTONS. He stated it i� . hia underetandin� an LZD for sewer has laeen formed in the area, outli.ni��zg on the ma�r tlae probable layout of �he seater, due to th� topagraphy� to '� serve the res3.dence� most efficiently. }ie outlined the condition which created the hardship justifyin� tY►e grant�.ng of the va.riance„ Iie suggested sim3.lAr condita.orns could result in similar variance requests fxam this area as properties devalop. Th� A.PPLICANT!S PRES�NTATIOY was mado by John Osburn, I SW Columbia � Street, Portland. He agreed to the staff report except �hat he did not fael street impravem4nts greater ttaan those commo� tio the area should be installed--t.hat the rtreet is black�opped now and is ad�quate; and he expressod willingnese to participate with ott�er� in �e�er Yor bhe area• • PUBLIG TESTIM027Y was given by -- *+►� John W. Sonderen� 606 Qregon Bank Building, Portland� att4rney for Mr. Raglione, owner of the prope�ty, who requested the variance be graz'ited ae rocommended. *** Ivan F. Jack, 112�0 SW Rnol1 Dr�ve� speakiag fox the Knoll Dr�ve Corpora�ion, who read a prapared s�atemeat from the corporation askiz�g for an eight-Soot (rather thazi six•foot as co�ditioned) fence between the playground arid the R��lione property. C�tOSS-�EXAMINATION ,AND REBDTTAL: Howard explained the mandate of .,.....��.....- �ha city councii for hal.f-street impro�remen�s in cases suct� as this, A�IINUTES TIGARl7 PLANNING COMMZSSION August 5, 19$0 Page 6 the ra�ional� 'bein� it is �he only way improvsments can take plaee in t.his community considering �he city�s finances. �he six-foo� vs. ei�.ht- foot Penco was d3scuseed• Funk felt the applicant c�hould not be burdened �v�.th the solution of a problem created by the eorporation. Ray Haas, 12�.3,y S1N Knoll Drive, asked Iioward to go over the sewer route again. Howa.rd clid so, explaining r�hat he felt was the greatest �ood to the �reatest number. C�,�,�SSION ,D,��QUS�SI�,,,,ON, � �CTION: F'unk M_OVED approval of Variaaice V 9�80 based on staff findings and recommenda�lons. Mben seconded �he motion, which passed unanimously. 5•5 ZONE CHANGE, ZC 16-80 (PCH Asaociates) NPO #? A request by pCM Aseocia�es for a Zone Map Amendment from l�ashin�ton County MA�1 ta Ci,t� of Tigaxd C�3 '�General �ommercial�� Zone on 8.23 acr�s lacated at 9774 Sw schal�.s ��+xy l�oad (�Iash. Co. Tax Map 1S1 26C, Tax Lot ].802). Howard read the STAFF REPORT and RECOI�tMI�iDATIONS.� T'he APPLICANT'S PRESIIUT�ATION wae made by C. R. Close of R. J« Fr�nk & Aseociatas, �66z5 1!TE 82nd Avenue, Fortland, ro�ho wrote the 31•page report submitted �,th the applicatia�. He stated the reason for mentioning tyastaing�Gon Square in the report• was t4 show tY�ere 3.s a need for add3:�3.ona1, commercial epace �.n �tho area. �ie agreed with tho �ta�f report and reaommendationa, CUMMISSIpN DISCUS5ION AND AC�IpN: Hoa+ard pre�ented the probleme with the Portland �Chain operation, whic� etarted i�s rath�r noisy operation i before any res3.dential developmer�t had taken place in the area. If they movod, i� must be economic for thera to do eo. It vrould be pQesible� und4x �resent zon3,ng, ta ask for a conditional use, thus accomplish3.ng the same thing re�nested by this zone change. However the zone char��e would �ive the appli.cant a much firmer base on which to attract camaiercial tenants. �herefore he approves thia zone change. Hoarr�x�d outl.ined surrounding land uses and sugges��d thie would nat set a txend. Further discuASion covered va.rious contingencies. In response to Speaker�e question �bout comm�rcial uso Of �.1rit� Ad�Z7,C921'� �O a railroad vs. rrarehorzeing or industrial use of the rail.road, �oward callQd attentian �o the �outhern Pacifie insiustrial park acrps$ from the Koll Bus3.ness Center nearby. Knlleas MOVED for approval of Zone Chan�e ZC 16-80. Moen seconded tlaa ffiotion, which carrj.ed unanimou��.y. I MINUTES TIGARD PLANNING COIMIHMISSION August 5� �,980 Pa�e 7 OTHER BUSINESS« ._.....�... *** Howard announced �.he Bish�p/a.T. �7oa�s development on Niain Street rsould come before th� eommission for �inal approva]� next x►eek� August 12. The coma�.i.ssioners did not �eel it appropriate� in viep of the lack of at�endance far various reasons of commission meanbers at tk�e three tr�ffic study �essions at the USA offices, and in viear of one nex member on the comm3.s�ion� to take final a�tion at the meeti.ng next week. Tt �ras the consensus �he 1lugur�t 12 meeting ��ouia �n eFfect be a study aession Ahere �he applicaz�t•e responses to �he comraission�s expreesed concerns vaould be considered and. evaluated. *+�# Howard cal.led �ttention to the redraft 'of the Planned Develop�- en+�nt M�trice ordinance� which ,he recomm@nded �Che members stud,y and then act on at $ome future da'te. He explained w.hy 3.t xas drafted in very eimp].e, very straiQ:b,tf�rmard language. +►�� Fioward presente�d a lett�r �rom W. I,. McMonagle ask3.ng for 12 lnts �.n 5ummer�field �#�.y. 3.ns�ead o�f 11. as ori�rinal,ly planned. He axpl�ined c�rtatn �.GCess prob'�e�s wh�.ch need �o be addresaed, but expressed confidence t�zene care be work�d out to the sati.sfaction a�i all cozxc�arned., Speaker M0�D, and Funk s�conded, appraval of twelve iastoad of eleven lo'ta i�r Sum�ex°t'ield �1.1�� w�.th details to be tvorked out by staf�'. �.h� mmticsn carxied unaxi3.mously. +�•• Ho�rard ca].led attention �o his merao oY J'uly 30 cmncerning �he remand by �he city counciZ to the planning commissioz� of the Copper Cr�ek devmlap�ent. There rr.Lll be an informal �tudy �egei.on on thfs at the August 12 meetin�« The presidont Al�TO� t�ie meeting at ].0:15. � � I _ _ _ . _ .(` ', `i , ' �`�I s t.,' � PI.,EASE NO'PE CHANGE IN MEETING I,OCATION �{� � 1;!. (1 WILI, NIEET A'I' THE TIGARA SCHOOL DISTRICT AD�IINISTRATION OFEICES BUILDING, „ (" BOARD RdOM.. . k� • �'� 13137 SW Pacific FYighway , ''� ,, 7:30 g.m. ;-' �! � (�:: i .; i �' f, f' ri �_. � '; v � �� 4 i ��.�. � � � • � ', I i °�. . .. M . .. _ . . ,.. .::... .- . .�.-.,�.. � .... . . . ... . . . . � . ..�:�.� . .. � . �� . 5TAFF REPORT �� AGENDA 5. :1 TIGARD PLANNING COMMISSION August 5, 1980 TIGARD SCHOOL DISZ'RICT ADN'IINIST�tATION OI'FICES BOARD ROOM 13137 SW Pacific Highway, Tigard No submission of material by a�plicant shall be made at the Public Hearing unless the applicant is requested to do so. Should this occur, the item will be Tabled until the �ollowing Hearing. DOCKET: ZONE CFiANGE, ZC 17-80 (Anton Schulz) NPO #7 APPLICANT: Anton Schulz OWNER: SAME 15735 SW Oa� Hill Lane Tigard, Oregon 97223 APPLICATION DATE; July 3, 1980 SITE LOCATION: 10975 SW 121st Avenue (Wash. Co. Tax Map 1S1 34CB, Tax Lot 100) 19.7 acres. REQUEST: For a Zone Map Amendment from Washington County RU-4 to City � 4; of Tigard Comprehensive Plan designation R-5 "Sin g1e Family Residential"'. I PREVIOUS ACTION: � Area Zoned R-5 by Ordinance 79-44 passed May 21, 1979 NPO #7 area. I ' I. FINDINGS OF FACT: l. Parcel is presently unzoned. 2. Com.prehensive P1an calls fox R-5 Zoning. II. CUNCLUS20NARY FINDINGS: 1. Applicant should be granted to zone land to Comprehensive P].an designation. III. STAFF RECOMMENDATION: Staff recommends approval subject to the following condition: 1. All future developments on the entire 19,7 acre parcel shal.l be presented to the Planning Commission for review as an R-SPD r .Pl.anned Unit Development. . ,� ,�, A anning Director � , I � ' t I S 4 STAF'F REPORT i k • AGENDA 5.2 k � . TIGARD PLANNI�TG COMMISSION August 5, i980 - 7:30 p.ma � TIGARD' SCHOOL DISTRICT ADMINISTRATION OFFICES + BOARD ROOM ; 13137 SW Pacific Highway, Tigard ° No submission of material by a�plicant shall be made at the Public Hearing unless � „ the applicant is requested to do so. Should this occur, the item will. be Tabled until the following Hearing, DOCKET: ZONE CHANGE, ZC 22-8Q (Lasal Land Co. of NW/Marine Lumber Property) NPO #4 APPL2CANT: Lasal Land Company of the Northwest OWNER: Mr'.. 'S.tan McGrath C/O Bullier and Bullier Sheridan, Oregon 707 SW Washington Street Portland, Oregon 97205 APPLICATION DATEe July 11, 1980 SI TE LOCATIOD?: 11675 SW Pacific Highway (Wash. Co. Ta.x Map 1S1 36CD, Tax Lots 100, 200, 300 & 1300) . Approximately 3.8 acres REQUEST: For a Zone Map Amendment from current C-3 "General Commercial" ,, and A-2 "Multifamily Residential" to City of Tigard Comprehensive ;; Plan designation of C-5 "Highway Commercial". r {; STI�F'F NARRATIVE: � �,' Zone Ordinance Amendment, ZOA 4-80 passage by City Council is expected on JulX 28, 19$0 and has been approved by the Planning Commission. This property „ is in the C-5 Zone. Contemplated uses are those permitted in the Tigard Municipal Code and a Conditional Use for restaurant is a possibility at a later date. We have asked that a traffic light not be installed at Pfaffel and 99W in conjunction with the Transportation System Manaqement Pr.aject (TSM) now being construated, but that the traffic light be placed at the intersection of 78th and 99W. This intersection will be created ,� by this dev�lopmento Applicant has agreed to dedicate the necessary right-of-way ; and make the public improvements. Staff, Oregon Departmeni: of Transportation � (ODOT), and the applicant will make final adjustments at the Site Design � Review stage. � I. FINDINGS OF FACT: . 1. Property is zoned C-5 Highway Commercial on the Tigard Com�rehensive ' F1an, NPO #4. 2. The extension of 78th Avenue at Pfaffle sarlth across 99W to Aar�mouth has `� been planned through �he NPO #4 �rocess and has been approved by City � Council. The ODOT has full knowledge of our intent to constxuct this street. ', ," i� L , I , I STAF� REPORT AGENDA 5.,�,/ZC 22-80 TIGARD PLANNING COMMISSION A�gust 5 , 1980 Page 2 .��. 3. All proposed uses of this parcel are allowsd by Code. II. CONCLUSIONP,RY FINDINGS: 1. This Zone Change request is in conformance with the Com�rehensivP Plan. III. STAFF I2ECOMMENDATION: Staff recommends approyal of this Zone Change with the following aonditions: 1. All necessary street dedications and p'ublic improvements shall Tas madP as deemed necessary by the Public Works Dixector. 2. Grading plans and eonstruction plans on all public rights-of�way shall be submitted and approved by the Public Works Director prior to co,�nmence- ment of work. 3. Improvements may be bonded prior to issuance of Bui,ldin g Permits, however, a1Z improvements shall be made prior to issvance of Occupancy permits. 4. That street improyements be constructed to the approval of thP Public Works Director prior to the recordiny o� the �inal plat or issuance qf 3uilding Permits. 5. All existing or proposed utilities shall be placed under.ground. Street lighting installations shall be approved by the Public: Works Director. 6. Project sha11 be subject to Site Desi�n Reyi.ew., I 7. Oregon Department of Transpcartation sh.all submit a letter of approyal �' for all work done alon� 99W fronta�e, �. ie ward ' �: Planninc� Director s a:`; STAFF REPORT i i AGENDA 5.3 TTGARD PLZ�NNING COMMISSION August 5, 1950 - 7:30 p.m. TIGARD SCHOOL DISTRICT ADMINISTRATTON OFFICES BQARD ROQM 13137 5W Pacific Highway, Tigard DOCKET: CONDITIONAL USE, CU 10-80 (Stephen Spiegel) NPO #7 APPLICANT; Stephen W. Spiegel OWNER; SAME 6515 SW Miles Ct. Portland, Oregon 97223 S:I.�'E LOCATION: 11180 SW 106th (Wasrl. Coa Tax Map 1S1 34DA, Tax Lot 300) . REQUEST: For a Conditional Use to build two townhouses, attached, in an R-7 "Single Family Residential" Zcne on an ar.ea of 10,340 square feet. PREVIOUS ACTION: ' Tax Lots 300 and 400 ar� portions of a parcel annexed to the City on May 4, 1977. ,-� The City Council approved a Zone Change from Washington County RU�4 to �=. �: � City of Tigard R-7, July 25, 1977, Ordinanae No. 77-63. The Planning Commission denied Conditional Use, CU 35-78, request on January 23, 1979. (See attached) . I. P'INDINGS OE' FACTs Reference Staff Report CU 35-78 (See attached) � II. CONCLUSIONARY FINDINGS: 1. NPO ;#7, Pol�icy 5, allows attached single family homes on minimum lot sizes of 5,000 square feet as appropriate west of 121st when th.ey are inaluded as a portion of a larger single family development. 2. The applicant has developed all public property adjoining the parcel including water, sewer, and placement of overhead facilities underground. Applicant has made improvements to SW 106th including sidewalks. Applicant has also improved SW N. Dakota including widening of Street with curbs, undergzound storm syste� and.a::.fi.ve (5') foot sidewalk. III. STAFF RECOMMENDA'I'ION: Staff recommends approval subject to the following con ditions: l, No Occupancy Permits sha11 be issu�.d�u}�til all oonditions placed upon this dev�lopm�nt by the City af Tigard have been satisfied and in$pections � verifying this have been carri�d out by the appxopriate department. � . i STAFF REPORT A�' AGENDA 5. 3/CU 10-8Q 7'IGARD PLANNING CONiMISSION August 5, 1980 Page 2 2. No changes will be made to approved plans or specifications unless formal application is made to the appropriate City department and changes are approved by that department. Application for changes wi11 be made in writing and shall include applicable drawings. 3. Grading plans and construction plans on all public rights-of-way shall be submitted and approved by the Public Works Director prior ta commence- ment of work. 4. Public water service and sanitary service shall be installed to this site prior to the issuance of Building Permits. 5. Al1 existing or proposed utilities sha11 be placed unclerground. Street lighting ins'tallations shall be approved by the Public Works Director. 6. No Building Permits shall be issued until the expiration of the twenty I (20) day �ppeal period from the date of app roval. , 7. Improvements may be bonded prior to issuance of Building Permits, however, all improvements sha11 be made prior to issuance of Occupancy Permits. �: 8. That street improvements be constructed to the approval of the Public Works II Dire ctor prior to the recording of the final plat or issuance of Building 'I Permitso I I I I � �� Pre red by Elizabeth Newton Approved by d IntPrn Planner ng ' ector �� : _ _ . :... _.�._ _ ._ ,..: ,.�.... ._____...: i � � � i� 14 STAFr P.EPORT � (� � ' f AGEIVQA �.7 � TICARD PLANNING CONL�[ISSION � rs. January 16, 1979 - 7:30 P.M. h; Fo,vler Junior High School - Lecture Room � �; �.l ,� 1i�865 S.W. Walnut Street - Tiqard, Oregon �� ,, . il Docknt_ Condition3l Use CU 35-78 �i (ReF. S 16-77 - Northern Pine Subdivisian) �� A licant: Steven S ie el � PP P 5 t� , Owner: Same as applicant ��' �, � ,, Location: Corn�r of S.W. 106th S�reet and north of S.W. North Dakota Street (Wash. i�' Ca. Tax Map 1S1 34DA, Tax Lot 300 and 400) . (` � � ��': Request: For a conditional use permit to construct two (2) single family attached l' units in an R-7 "Single Family Resid�ntial" zone on .465 acres of the total 2.75 acre subdivision parcel. �. �: i I. Findings af Fact: ' E!. r, � r 1. The site is designated "(3xban Low Density Residen�ial° on the Tigard � Cammunity 1971 Plan, and thP preliminary NPO #7 Plan with a zonirzg k; o£ R-7. , }`. �i 2. Applicable pal,icies from the Tigard Community Plan and the prel�.mi.nary � NPO #7 Plan are as f�llows: 4 �, ��- a. The maximum overall @ensity, of development will be four dwelling i units or 12 persons per gross acre, This amountsto� a standard of ' 7,500 square feet of land per dwelling unit allowing for streets and other open space. Sorne areas will have a lower density owing to topography, existing development patterns or the desire of individuals to own a larger lot. �`�'. „ b. Residential subdivisionswill be developed with paved streets, curbs �:'; and gutters, street lights, and walkways, according ta City or Countj� ' standards. All utilities will be placed underground. �'' i;: si c. Development will coincide with the provision of public streets, "` water, and sewerage facilities. These �acilities shall be (a) {,� capable of adequately serving all intervening properties as wel]. t as the proposed development and (]a) designed fio meet City pr Caunty . ;' standards. E! f, 3. Section 18.20.020 of the Tiq�.rd Municipal Code states: � � � . r; "In an R-7, R-10, R-15, or R-30 z�n�, the following uses and their � �F accessory uses may be pe�itted as conditional uses when i,n accor@ance �. with Chapters 18.72 and 18.84: ' , r �,. �: (1) Dug�.ex residential, with a minimum lot of ten thousand square feet; one dupl�x per lot; or two single family units with a minimum � �s; � iot area of five thousand square feet per unit, In the event i,t [� appears that it is not practical to divide a legal lot into two � ' lats of fivc tt�ous�nd square feet each, the Planning Da.rec�,Ar may � approve the divisian not�aithstanding the tact that one lot is less ,, � .. . ...._. , . i A I STAFF REPORT �� 21GENDA 5.7 . • F:. � TIGARD PLANNING CObL�'iISSION � January 15, 1979 , Page 2 , _, , t; � . than five thousand square feet; provided, however� that no such lot stizll be s:naller than four thousana two hundred and fifty square f�e�." 4. The applicant was gran�ed parmission by the P2azlning Directar to construct 13 single far,iily dztached residential units �n August 15, 1977. The applicant has constructed reside�tial units on snme of the lots, � Lots 12 and 13 are presently unimproved. , , ' 5. The applic�nt proposes to construct two single family attaehed units on a realigned subdivision plo� between lots 12 and 13 �hat together total 20,074.8 square feet. (please refer to applicant's attached narrative for purpose and intent.} 6. The site i.s surrounded by du,plex lots to the east (countX ter'ritory) , � and large lot single family uriits t.o the south. To the west is open space. The general character of the area is rural, un8ergainq change to urban with the construction of Englewood and Black Eu3.7. SubdiuiSi.pns. 7_ Water and sewer services are available to the site. �. Access to the site is o.Ef S.W. North Dakota, which has been imprav�d to • ' callector street standards as a condition of the subdivision approval. YI. Conclusionary Findinc}s: �w 1. The e:cisting lots in �he subdivision are 8,OC1Qsquare feet to 10,p00 square feet. The lots upon .which single Eami1X attached units will be constructed on a minimum of 5,000 square feet will be south, zto�th and . . west of large single family detached units. 2. The applicants cdnsidera�ion ot correcting the land use pr4�lem clue - to the County's approval of duplex units to the east is not shared by the NPO Committee ar the City Planning Staff as a reasonable concern. Adequate site obstruction materials such as landscaping can be placed on ].ots 12 an d 13 to screen of�' the duplex residents to the east_ T,ots 11 and 6 will be directly exposed as well as �he other � lots in the Norther.n Pina Subdivision to the proposed attached single famil.y uni.ts. �herefore, a dichotom� in the general character of tlie� ; subdivision will occur. � j . .. r • • • ' i 3a Neighborhood Pi.an Organizat:ion #7 Plan is providing designated vacant� � � parcels in the area to accommodate smaller lots to comply with diversified housing requirements. . .- • •;,,;: :..i�S��. _'' . ,�.jµ�,;;_ . ,.;r. i: 4� The applicant states that, "A conditi.onal use permit would �QrVe �. •�� ' community needs £ox• diversified housi�ng, whi.Ie .Eollowing land use gaals ' � of graduating lot density away from the industrial zone and busy i streets." ' ..,.r� j � �� ,� F . ' � f� i j � ��. 4 . � . . .. � .. .� STAEF REPORT �,.� • �^ AGE�IDA 5.7 TIGARD PLANNING CO�LMISSIQN Ja.nuary 1.6, 1979 ' , Page 3 Being effective in providing diversified housing to accomnoda�e ' economic housing eommod'ity will not be accc�nplished with the granting - of this conditional use. It is estimated that 2Q units or more, subdivisions of smaller lot sizes (5,000 square f'eet) are necessary � to lower square footage costs to be passed on by developer to buyer. . . , The applicant has not demonstrated the economic benefit his smaller lots wi11 have in the subdivision. , . . III. Staff Recommendationc � - Staf£ has determined that no community benefit will become af applicaxit's proposal and therefore, recommends denial o£ applicant's conditional use � xequest. Report prepared by: Ken Se1by � i As�sociate City Planner January 12, 1.979 j � ^±".. � , . . g t ' . t . t ! 4 � { � j ' � � , � � � � . � � � ' Y�ix ��.;�v+��, . , . r• �k ^!' . � � .1 �.... � , ` 4 � ' Y ' � � lr . � �f,�'� R'�4UEST FOR CONDZTIOr-�AL USE P�.R��IT �:.. I ar� hereby rec�uesting that mq corx�er iot, lot 'i 3 of �, ; � Narthern P'ine Subdivision, be �ra�ated A conditional use �erait ' for two towntxous�s attached at a coTaraon �.ot line. I, . � The sub�ect site is 1U34Q square feet and borders Nor�� I Da3cota St. � approsiffiatelq 800 feet a�d two tag lots west of � Greenbur�, Road Industrial are�a... To the east !.s .� reeently �is- I � puted Wa'shington County project� Ventura Court. I was z�o� no- ti�'ied by the enunty during the p�rtitioni�g o�' this parce�. 3nto eight lots, two lots abutting my prn�e��y of 4525 scguaz°� teet, To the south �f �y lot �,�.es S,Wm North D�:kota Stp � des- �:�n�t�d a collector street in Ti�ard�s Co�prehensive Plan. �;_, A,�ross North Dakot� are lzrge u�developed rural lo�s. To the �aest of my site borders 106th A�enue which is designated,.z. Iacal � street. ��rm�s 106th Avenue is undeV�eloped property with a srnal�l �I rental home oa it; th�.s parcel is zoned R-5. To the north ot' � th� sub�eet property lies the balance �� Northerz� Pi�t� Subdivision, detach�d single fa�ily homes i� the R-7 zonee I have developed all public property ad�oinin� rny parcel... Besi.des water aAd sewer ser�►ices aricl�ilacing overhead ut�.lit�a� � , ! undergraund� I have mad� � naz� street inprover�ent og S�4W;; North i . Dakota ineluding w3.dening the street with curbs� underground . , ' storm spstem, and a five foot sidewalY. x have inproved 'C06th Aven�.le including sidewalks on both sides of the street:�� My cornor lot- is in an area af lower dens�.i�p hous�ng� and . � the �omnaunity� z�eeds the two moderately priced townhouses that •this oversized lot ca� provide. ' ' 1 _ . :, , ' - �e�+;�'w �7�0' � i34:3�'� a; : "..:, .Q��I,NiTIAt PT. ,,::.:;.... ,.-�+.�.4.,_.,.,.,,.,.,.r,.,T,�„�;._ _ ; 1800 .. ,!; i000 % � sO � - �7n !89°45'E �� - . � �. . � M r.' �Mf . . . . .. "- � . . . . . i � . � " � �•`�K.4G� .96.AC.', �._�_.._.'v' '° ' � � T.L�L� h 2Q0 . , � f . , is{.a �, ,� '�' 2.00AC.. � E � I I�O '� 134.29 I • , � 'L. w. w 8n� s . , ! .�� t � � � a �t� � � g n � - y' _� . ,,�.; �, ' � �y VD 'k^r �r ` � . ; _ � �,��: � , � . , � .;, v1 I ' i; ,�' � � �, � � 7co ( , � ; (� rN-� � h'� . . ' �' � '•.. '\i ; 13p0• � • ' 'i . • �: —,�:� ;�� . • 4 � � , ''J •.,� . � ' � ; fiO4 ,q .. ��' � �r . .�.� . . � ----, ,;� :r.._.. � ;; ;;,. n:-r . . . ' . ��, � f o a � . n ^ � ,� � 14t30 • L� ': �—• �n ;�' �; '� ,N N �- " ' ",� 5 ; � � '\``� � ; >-, � � . Y: � 500 . : ' ,�,• ,J i �: � . » � , � . . - _ . . . . � .�.� .h � � �' p f�l . . � f��. '^ � • . 1.500: ��. �� :° ; r�, I , _ . . � 6. "' ' .�'� � u, -�, �. i � --�•• � '`'�' � �r. . . .: �3�.3`,,_,.. � �� ') :;��" � }; , v, ,� •\ �., ,. ' �6f�0 F � •� �2 �� '�-� � l ', . �' : . . , . r` �� + . , ; • � • F p � 300 1 i - - . = . � � " � °------ � � � �� !. . . . . ►. - ;� . t 3 ►- . . _ . I . f" , . . . • ( . , . . � • . J . 1� f .r res.s . Gfj at.�aa � ia�.a `' ' sa iaa,za � `'' � se9 is E i �. ,w;�_ ,,:,�. .... .. . –, _ _ __—==-=�=--r--� – 7e -- �i T�«,L_.�_.��- . ORT�t ° � ;_ sx . � � C.R. y0. 432 ��O�i1 � �7 4a.� 1 t_63CH. } SO�� 1.323CM �$�� . 2500 2C00 2?�0 r� I� NORT�1 LIME �`p ' .a.. � � L.�o� G9�0 3�Q� . �� 2 . .3TAC., ,3TAC. /./8,�74: .66AC. '/.26AG: .96AC. .9o'A� J . ' .92AC. 4 �'; ',. . . . i ._. z:i ' : , . � M . . . , � � . . 7 S" ' N . 1 N ,. • �~. , . . ' _ ., " . N • • • � - ' � �, w �; . . :. � ' � .. .. . : - . ' .. N �'� _ i' . . « . �, . ' - . ..> - � . � ' .. . � . . . k; e . . i+ N r M, � ', M . . � .. . �.. � ' . � �� . ,� ��. �. . • \ . . � � . , a {T s� h • • ' U • - _� � s, K - I 2 4.9 � ^+ � F . . M . . . , . O, . O , . ti � � , : + " 3��+Q , � ' � • l.00AC. � ., . _ �o � � � . • . O A „ M • ~ - � — - p, . . N �y . � � �, . ... • ' . . .� . , N . , N . � � . ', . ` � . .. , .. ' . . . ., . ' . 3:1TCM. � ' , � 17I.54 �'•� . , 7�e3CH. ; , . � r 2.63 M• 1.�2�CH. �. 174.+D� . " . . w ` ;— • _..,.,...,..»_...,....,.... . .�_...-_».�....,�._�..... , . .. _..z�;.�..�,,._..m,.,,__,....,,,,: • � . i STAFF REPORT ;� AGENDA 5,4 TIGARD PLANNING COMMISSION Augus•t 5, 1980 - 7:30 p.m. TTGARD SCHOOL DTSTRICT ADMINISTRATION OFFICES BOARD ROOM 13137 SW Yacific Highway, Tigard `II No submission of material by applicant shall be made at the Public Hearing unless the applican•t is requested to do so. Should this occur, the item will be Tabled unti.l the following Hearing. �4 DOCK�T: VARIANCE, V 9-80 (Peter F. Whittle) NPO #5 !, APPLICANT: Peter F. Whittle OWNER; Remo Raglione P O Box 19461 12340 SW Hall Blvd. Portland, �regon 97219 Tigard, Oregon 97223 APPL7CATION DATE: July 3, 1980 SITE LOCATION: 12340 SW Hall Blvd. (Wash. Co. Tax Map 2S1 1BC, Tax Lot 800) REQUEST: For a variance to the minimum lot size required in an R-7 Zone of /,500 square feet for single family residence. This request is necessary as a condition of a Minor Land Partition � �, (MLP 9-80) application by Mr. WYii.ttle, The Minor Land Part9.tion as p.roposed would create two (2) lots of approximately 6,810 square feet and 7,520 square feet. Staff has not processed the Minor Land Partition as of this datee I. FINDINGS OF FACT l. Zoning designation. Land presently zoned R-7 "Single Family Residential'" and is in conformance with the Comprehensive Plan designation. 2. Under the Tigard Municipal Code, Section 18.20.035 R-7 Zone, a minimum lot area shall be 7,500 square feet. II. CONCLUSIONARY FTNDINGS: 1. To accomplish the Mznor Land Partitioning, a variance to lot standards in Section 18.20.035 must be granted by the Planning Commission. 2. Variarrce requirements in Section 18.76.020 of the Code must be met. 3. In this case, it is cZear Lhat the right-of-way dedication did cause a hardship - the loss of �;�e 700 square feet off the front of the lot. The City will recei�ve a benefit from the half-street improvements to Knall Drive. The neighbors will benefit from the fence between praperties, and the fac�t that sewer service will be brought closer to adjoining properties '� thus alleviating a potential health hazard. � �,s., STAFF REPORT � AGENDA S.4/V 9-$0 TIC�ARD PZANNING C�MMIS�I01J August 5, 19$0 Page 2 i III. STAFF RECOMMENDATION: Staff recommends approval of this Variance with the following conditions: ' 1. Half-street improvements be made to Knoll Drive to local street standards for the full leng�h of the property. Grading plans and construction plans on all public rights-of-way shall be submitted and approved by tha Public Works Director prior to commencement af work. Street improvements be constructed to the approval of the Public Works Director prior to the recording of the final plat or issuance of Building Permits. 2. Plans fc�r the .installation of the sewer line to serve the larger lot which is vacant, shall be submitted to the Public Works Director for approval. The intent of this is to sesve as many properties as possible in the future. The applicant shall participate in the formation of a Loca1 Improvement District for sewer if a District is formed. 3. A six (6') foot sight obsctrring f�nce shall be erected along the entire southe.rn and eastern property lines prior to the issuance of an Occupancy Permit if developznent takes place. Larger lot shall be maintained in � the interim as to not create a nuisance. 4. Improvements may be bonded prior to issuance of Building Permits, however, all improvements shall be made prior to issuance of Occupanoy Permits. a 1 � � .� i ;� � , c ie H ard, Plannin_q Director �; r ; �� Y �� . . �. . ..,.Y. � �t . . . �. �.....[:�'. Y �+ ...�.. . . .._..._. .... . .-:_-_- .-.- _.... __':. _;. -__J - , � � i ; i ; �. ' i i , , � E. Written Narxative i i � Applicant proposes to partition an existing oversized R-7 lot I so as to create two si,ngle family residential lots. One lot will contain ' approximately 7,531 square feet. The atkier lot will contain approximately 6,800 square feet, a variance of 700 square feet, or less than 10�. 1� Qut of li lots in Knoll Acres, 9 lots are irregular in shape � and this seeris to have been the pa,ttern of development. No two lots are ' the same shape �r�si�e� The square footage of this lot was lost to dedications in the approxima.te amount of 625 square feet leaving an actual variance of ?5 square feet which is trivial. 2� Most properties in the Knoll Acre area, are capa,ble o�' being partitioned without variance of 700 square feet because of the taking of � the excess right of way by the State Highway Division in fact, it now ' appears that the right #,�'•�+ of way wi'll not be used in the forsee- able futu-re. Widening Hall pa.st the 60' would conflict with policy #26 in NPO#5. Therefore the granting of this variance will give the applicant only those rights of part�.tion a.lready available by surrounding propertieso �� 3� �'his variance is not injurious to property in the zone or vicinity. Accord.ing to the compxehensivP plan for the NPO�#5 area this vicinity is labeled urban low density residental and we are meeting that goal with a minox variance, Under the same reasonin� the variance will not be detrimental to any objectives of the city or planning policy. Any detrimentaZ faould be clearly out weighed 'by the benefit of the additional heusir.; that would r�sult fxom tha.s variance, 4� The variance requested is indeed the minium needed to permit the pa,rtition thus allowing 2 separate lots of which will pravide mare housing in the city of Tigard, meeting the goal of urbar_ low c�ensity. � � _.,_ .. .t yi;� . . _: . .,. .,. _�.: ..... ....�. . ...� . . .. . . . . .. _ ... . . . .. . . . . . '�• ..,, r •} } {-.'S 7`;J �I �. i w.� . .�� . . � ' • . • . . ' ,�`.. � .� . . . .� , `�l' �� 4 '.�',� . . �I . . . . .� ' ;: �. � . . -y � - �. _ ' ' . - . . S.`�N. �,4 . N.W.�1/4� SECTOON � � 1'�S RiW: . � .; � =. ..�, . . . , � • - � - � � WASHINGTON COISNTY . OREGON �. . , ' � .. 5EE MA� �� SCALE !!` � 100° � , . 2S ( IBB . . INfTiAI. PO�NT . No. 38 � ' KNOIL ACRES GEOR6E R1�H�aDSON D.L.C• � 5 z•ss `� � 580°Z4'E 2e1.� _�29.2 � NORTH i.INE Wi�L1�M, � N BOo 2!' 43,J9 � � ��\\ N.W. 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" , ' ' � �. o+i�k'�i� . L 't� " E�. Y. � , � • " .. •• � \• .r� • � t^ � ' . •� � .' ` + � .J.�"� , �� f6Q(F3J %;.�. €- . ' . ` '. � , . .�' , . _n , . J i ., r`S'i ..T'r kth ;��fi' �'Ix'�J�� S. a y 'iJ, � ; � ,� � . • . + • Y�- • . + ` , �� •� ..`rtf� �:'T.Y" Si'�. i^ . � � • . • ' �;, y ,. , a ��a� .Y'F�rr�t� +�k. ~ � . .• ' `.E ,, t' .� ��a � ,� �rc�!-�3�'�� t.� r�� y �- . � . .. �... . s . . �...� . .. i`� r .:' • � :.1 7 � +` ,,,t r: . .. . , .� . . . � - , 4 .�_.• ;. . . .... . . . .. . . . . . � �. .. . . .. . ., A"..��. .. .��,2>�.. �.. 4 . T'r��. r�J�..1�.4r" l,."i1 . ��.' �,. . . . .. � ....,. '_ Y.'^.�, : y r / �:I STAFF REPORT ` � AGENDA 5.5 �� TIGARD PLANNING COMMISSION August 5, 1980 - 7:30 p.m. TIGARD SCHOOL DISTRICT ADMINISTRATION OFFICES - BOARD ROOM 13137 SW Pacific I3ighway, Tigard � I No submission of material by applicant shall be made at the Publir. Hearing unless the applicant is requested to do so. 5hould this occur, the item wi].1 be tabled until the following Hearing. DOCKET: ZONE CHANGE, ZC 16-80 (PCM Associates/Frank & Associates) NPO #7 APPLICANT: C. R. Close OWNER: PCM ASSOCIATES FRANK AND ASSOCIATES 1200 Standard Plaza 6625 NE 82nd Avenue 1100 SW 6th Portland, Oregon 97220 Portland, Oregon 97204 ' APPLICATION DATE: June 16, 1980 5I TE LOCATION: 977Q SW Scholls Ferry Road (W�sh. Co. Tax Map 1S1 26C, Tax Lot 1802) 8.23 acres REQUEST: Fox a Compre}iensive Plan Revision from Comprehensive Zone Map Designati.on M-4 "Industrial Park" to C-3 "General Commercial". ��, STAFF NARRATIVE: The primary issue here is the addition of retail space in an Industrial Park Zone. The Applicant wishes to change the Comprehensive Plan on tYiis parcel to a more desira.ble zone for retail use. Under the present Zone of M-4, retail sales are allowed "in conjunction with any of the foregoing Conditional Uses", one of which is warehousing. The Applicant has mentioned to Staff that �this s�ction of the Code is not specific enough to insure retail I development. Staff agrees. Under the proposed C-3 "General Commercial" d�signation, there is no question, nor is there a conflict with the Conditi�onal Use Seation. IPortland Chain may or may not remain on this site. However, due to the fact that Koll Business Center is being constructed to the West and Highway 217 is to the East with Scholls E'erry to the North, and Par Gas to the 5outh, further development on this parcel wi11 have very little effect to surrounding property if the number of retail outlets is limited to large warehouse operations with retail outlets. The .Applicant mentions Washington Square and the "waiting list". Staff would not support a similar use on this property. This request seems reasonable because o� the area and what is presently taking place on ather parcels along Cascade. Power Rents is close to retail, the difference being that what is taken o£f the property is returned. Par Gas has a small retail operation. Franz Bakery has a retail outlet also. �� , STAFF REPORT AGENDA 5,5/ZC 16-80 �,� TIGARD PLANrIING COMMI55IOtJ August 5, 1980 Page 2 Will the entire Cascade .Avenue area eventually go commercial? No. The area is well established as an industrial zone. One proposal for this site is for a large furniture warehouse with a retail outlet. I£ this Applicant had proposed a greater number of retail outlets, Staff would no�t have made the recommendation included herein. It is further suggested that should this become the case, the Applic.an�`.shoi�ld'�x�eturn tn the�.Pl'anning. . ' , Commission for approval of all future development. At the present time, Staff is working on a large annexation proposal in this area. We expect to be before the Council in September with the initial Resolution. If this request is approved by the Planning Cominission, we would Zone the land C-3 at the time the Council approves the Annexation Ordinance following the Boundary Commission Final Order. This process includes at least two more Public Hearings. Z"he NPO #7 Chairman has been notified of this proposal and we have not received comments. I. FINDTNGS OF FACT: 1. This parcel has not been annexed to the City of Tigard. An annexation �' petition has been filed with the Planning Department and Staff expects '�,. �inal Action soon. 2. The current Comprehensive Plan Designation is M-4. Applicant wishes �o change the Comprehensive Plan Designation to C-3. 3. All publ.ic services are available to this site. Cascade Avenue at Scholls Ferry Road is a lighted traffic intersection. II. CONCLUSIONARY FINDINGS: 1. Cascade Avenue is sub-standard. If development on this parcel occurs, the necessary improvements will be made as a condi�.ion of development. 2. Site drainage issues will be addressed at development, A local improvement district may bE formed following annexation of several parcels in this area. 3. All development wi7.l be subject to Site Desa.gn Review. ITI. STAFF FtECdMMENDATION: I Staff recommends approval of this Comprehensive Plan Revisi�on'with the fiallo�n��ng �I Conditions: I 1. No �'inal Action shall be taken on this request until this parcel is annexed i �- to the City of Tigard, at which time it shall be Zoned C-3 "General { ��+._ Commercial". j � , STAFF k2EPORT AGENL>A 5.5/ZC 16-80 �"�b TIGARD PLANNING COMMISSION August 5, 1980 Page 3 2. If more than two (2) retail outlets are c�ntemplated for this parcel, the owner of the land shall apply for said use to the Planning Comn�issi�n for approval. (This condition relates to the entire parcel including the present structure leased to Pr�rt7.and Chain) . 3. All development sha11 be subject to Site Design Review. � i i 1 i �. ; ; � F i ard, Planning DireCtor ; � � i � '�I� t. � 3 � � � �� s I I j � i �� M E M O R A N ll U M TO: PLANNING COMMISSION/AUGUST 5, 1980 DATE: July 30, 19£30 PROM: PLANNTNG DIRECTOR SUBJECT: COPPER CREEK STA.GE II AND LOT 145 REMAND ZCPD 1-80 Last Monday evening the City Council remanded ZGPD 1-8Q Cappex Creek back to you for re-examination of two issues; private drives an.d thP density. The applicant, 7.'ualatin Development Company's Vlad Voytilla, has aksec� if he could appear before you for an informal Study Session as a part of the Regular Agenda on August 5 , 198C). We do not need the Public Notice routine on this - they will return before you formally at a later date with a repised Stage II, I just thought it appropriate to tell you the score. �.. � 1 Aldi oward ? f � !i i � �: t i: ( �� ! } F � s �