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Planning Commission Packet - 03/03/1981 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. , j � .z ; ,: , - _ .,. _ __ _. _ _ _._ . _ I � i AGENDA TIGARD PLANNING COMMI5SION Iil MARCH 3, 1981 - 7:30 p.m. ��,; FOWLER J'UNTOR HIGH - LECTURE ROOM I, 10865 5W Walnut Street, Tigard ! ;I r� i 1. Open Meeting �I ij 2. Roll Call 3. Approval of Minutes from Previous I�eeta,ng il i' 4, Planning Commission Communicatian ;, 5. Public Heari,ng: 'r A. Staf� Report !', B. Applicant�s 1?resentat�on ;' C. Public Testimony: ,'I 1. Proponent's � 2. Opponent's I� 3. Cross-�xam�nation ! il D. Sta�f Recommendat�,on �I E. Commission Discussion and �ction � � 5.1 ZONE CHANGE, ZC 1-81 (CASH'S REAT,TY B2 & RU-4 to C� ZON� CH,�TGE) NPO #4 I� � 5.2 CON�REHENSIVE PLAN REVI5TON, CPR 3-$1 (ANGELYNN�HAI�REUS R 7 TO ,�-12 COMPREHEN5Ij1E PLAN CH1�INGE) N�O #2 5.3 CONDITIONAL USE, CU 3-81 and VARTANCE, �7 2�81 (1�C NzECE S�N.CI,E F�MxLY ATTACHED IN R-7 ZONE WITH A FIVE FOOT STDEYARD SETBACK "VART.'9,DTCE) NPO #2 5.4 COMPREHENSIVE PLAN REVISION, CPR 1-81 (WILLOW BROOK�CANTERBURY HETGHTS DENSITY CHANGE IN THE COMPREHENSIVE PLAN) NPO #6 I 5.5 COMPF2EHENSIVE PLAN REVISION PLANNED DEVELOPMENT{ CPRpD 2-81 and CONDITIONAL USE, CU 2-81 (EDWARDS TNDUSTRIES TIEDTUM TO HTGH DENSITY COMPREHENSIVE PLAN CHANGE AND PROFESSTONAL OFFZCE �N A C-�3 ZONE� NPO #6 5.6 ZONE CfiANGE PLANNED DEVELOPMENT, ZCPD 2-81 and CONAIT�ONAL USE, CU 1-81 � (DAWN'S ZNLET R-7 to R-7PD and SzNGLE k'AMTT,Y ,ATTACHED �N AN R�7 ZONE� NPO #7 5.7 ZONE ORDINANCE AMENDMENT, rLOA 1-81 (A70/80 HOME k'O� THF �GED� 6. Old BusinPSs 7. New Business � 8. Other Business 9. Adjouxnment . �_ - - _ � � , ! � Mzi�u��s � 1 TIG.AT2D PLANNING COMMISSION March 3� 1981 - 7:,30 p.m. k'owler Junior High - Lecture Room 1.0865 �W Walnu� Street, Tigard, OR 'i President Tepedino called the meeting to arder at 7:30 p.m. ROLL CALL• .,--,._- Present: Bonn, Funk� Herron, Owens, Speaker, Tepedino Excused: Helmer, Kolleas Absent: Moen Staff: Howard, Newton The president introduced and welcomed to the comraission Bonnie Owens, former chairman o� NFO #7• The MINUTES of the February 3 meeting were considered, and on znotio� Af Speaker, seconded by Herron, they were approved as subm3.ttedo COMMUNIGATIONS: There were no communications which were not part of pxesantations to be made in connection with items on the agenda. The presidont read the usual notice of authority for and procedure to be followed in the meeta.n�. He then opened the mesting for PUBLIC HEARTNGS. 5.1 ZONE CHANGE, 7aC 1--81 �CASH'S RLALTY B?_ & HU-�. to CP ZONE CHANGE N� ��+ A request by� Cas.h°e Realty for a 7one Change from Wash- ington County B2 and RU-4 to City of Tigard CP 1eCommercial Professio�al" taking in the whole block surrounded by Franklin Street, 66th Avenue, Gonzaga Street, arid 67th Avenue (Wash. Co� Tax Map 2,51 lAA� Tax I,ots 6700, 6800, 69pn� 7000, 7100, 7200, 73�0� 7301) Howard read the STA:FF REPORT and RECOMMENDATIONS. The APPLICANT�S P�ESEDTTATTON consisted of the siwple sta�emez�t he agreed with staff conclusions and recommendati.ons. There was no PtfHLIC TESTIMUPIY. COMMTSSION DISGUSSION AND ACTION: No commissioner had problems with the propnsal. Herran MOVED approval of `LC 1.-81, basod on staff findings and recommendations. The motion �►as seennded by Bonn. Funk inquired �he total area involved, responded to by the appticant. The motion carr�.ed unanimously. �' i 1<; .. _ , _ _ a i;';' ��- _ . MINUTES TIGl�RD PLANNING COMMX5STON March 3, 1981 � �� Fage 2 5.2 COMPRIIiENSIVE PLAN REVISION, CPR 3-81 (ANGELYNN/HAMREUS„ R-7 TO A-].2 COMPRPETENSING PT,ADT CHANGE) NPO.,,#2 A request by Calvin Hamreus for a Comprehensive Plan RevisiQn '�I from City of T3.�ard R-7 "S�.ng1e Family. Residential" to A-12 "Multifamily Residential'� taking in all the lots surrounding SW Angel Place (Wash. Co. Tax Map 1S1 35CD, Tax �,ots Z�.ol, zy.o2, 3yoo, 4000, 4ioa, �200, 4300, 4400, 4500: 4600, c�7oo). Howard read the ST.AFF REPORT and P�COMMENDATTONS. The APPLTCANT�S PRESENTATION was made by Calvin Hamreus, 5075 SW Mai.n, Beaverton. He agreed wi�h the staff report but not with the recommendation for dena.al, and reques�ed a con�tinuance so he could meet with staff and surrounding developers in order to work out a solution to the more adequate street netxork mentioned in the staff report. PUALIC TESTIMONY in opposition was presented by Mike �tan, 117$5 SW 9 th Avenue� who submitted a petition bearing sign.atures of 26 5 persons surrounding the proposed site. Ha hnd the petition signers are opposed to rezoning to A-12 density. The president read the very brief petition in opposition. Suzi Schrag, ii895 �� 95tn, inquired what A-12 means, responded . to by staff� who �.1lustr,ated on maps on the wa1Z what developments in the area are approved and pruposed. H� outli.ned the problem of serving the area properly with streets and stated the process and dates of public hearings which will be he1d. COMMISSTON A�SCUwSION .l1NA ACTTON: Bonn MpVED tabli.ng CPR 3-81� seconded by Herron. Howard inquired if the �commissioM was in a�reement with the request for .A-12 density on this parcel. He pointed out this parcel is already platted for single family� and if there was reason for the developer to believe A-12 density vuould n�t be approved, he wou].d proceed immediately with developraent as already platted. Funk ex�ressed agreement with A-12 dansity in this area. HoWard stated , they would come back with a Comprehensive Plan Revision and a PD i application at the pre].iminary and genera]. plan. review levels fbr this proper'ty and for the ad�oining propQrty, which is the next agenda `` item. (The applican� far Ttem 5•3 alsa �ante � continuance for the same reason�.) TYze motion for tabling then carried unariimously. g.3 CUNDI�IONAL USE, CU 3-81 and VARIANCE, V 2-81 (MG N:IECE SINGLE FAhiILY ATTACHED IN R-7 ZOIJE WITH A FIVE I'OOT STD�- YARD ,SE�BACK VAI2IANCE) NPO �2 J ' ; '';' K � MINUTE�S TIGARD 2'LANNING COMMTSSION March 3, 1981 Page 3 , A request by Nei1 and Victoria McNiece for a Conditional Use to build single family attached hames in an R-7 "Single _ Family Residentyal'� Zone and a request for a f:ive foot eide- yard setback variar�ce. F'roperty located at 1.1835 sW 95th Avenue (Wash. Co. Tax Map 1S1 35CD, Tax Lot �500). Howard read the STAFF REPORT and RECOMMENDATIONS. The APPLICAIJT�S PRF,SENTATION was laade by Ryan Op'Arien of Bancroft, Peterson & Assoc., 140 NE 3rd Ave., H�;llsboro. He stated they .had not yet received approval of the hammerhead cu"1-de-sac from the fi.re marshall, and discussed the ownership of nearby parcels and possibi�.i- ' ties for developraent of streets at some lengt�h. He� too� asked for continuance so etaff and the property own�rs could addres� �he concerns mentioned in the staff report. T.here was no PiJBLTC TPSTIMONX. COMM�SSTON DISCUSSION AND ACTTON�s Owens ask�d the kind of vegeta- tion on the sit�, responded to by O�Brien. ,A.fter a little discuss�.on, Speakex MOVED for tabling Conditional Use GU 3-81. The mation was secondod by Funk and carried unanimously. 5•4 COMPI�EHENSTVE PLAN R�VISION, CPR 1-81 (WTZZOW BZ200R/ CANTERBURX HFTGHTS DENSITY CH,ANGE ZN THE COMPRIIi�NSIVE PLAN NPO #6 A requsst by Gramco Development Company for a Comprehensiva Pl.an Revision from density of two units per acro to twelve and twenty units per acre located at Various pxoperties abutting Pacific Highway, SW Naeve Rpad� and SW 1.09th Avenue (P�ash. Co. Tax Map 2S1 10A, Tax Lots y.200, y.39o, 44�2� 45�0, 460o and Tax Map 2S1 lOD, xax Lots 500, 600). Ho�rard read tha STAFF REPORT and R�COMMENDATIONS., John Bldck� Planning Consultant azid Real Estate Agent, made the APPLTCAN��S PRESENTATTON. Six of t.he nine owners in the study area are participating in �he reques�. Block emphasized the LCDC gnals and �he Me�ropolitan Service District memo �if Ju�,a �, 1�8�', r°gar��.ng e_x_gecta- t3.ons for Goal �7.0 acknowledgement in the mRtro region. He explained why the site is an appropriate otie for increased density in ].ine w�.th � �he cr3.teria establiahed. He discuased the substantial cost to bring public improvements to this area--a coat which, he said� wou�.d virtually prohlbit low donaity development. PUBLIC TE5�PIMONY �.n fr�vor was given by Bob M3,11ar, attorney for �' (, �� :� t, �' ,� MzNU�Es TIGARD PLANNING CO1�lI+�TSSION M3rch 3 s 1,981 1'age 4 MllS Investment Company, 3100 First National Bank Tower, Portland, who xef'erred to the previously-mentioned June 6 memo from METRO ou�llning guidelines for densita.es in cities in the area. The prasi,dent ordered �.he momo entered on the record. Miller stated that because of the high cost of extending publa.c services �o the study area, increased density would be vital to provide "affordable housing�' there. PUnLTC TI'�.STIMONY in oppoeition was �iven by: *** Libby Anderson� 15001 SW 109th, who deplored the change in the onv�.ronment af the area vt,hich wou�.d come w��.tn a��ezo��ent� ci�ing the c.hange already wrought wit.h the Canterbury Woods development. **�" Maxge Davenport� 15100 SW 109th, who read a s�atement pur- portedly from Mr. McPhzllips, vrhom she characterized as a long-time environmentalist. The atatement reviewed the h3.story of considerat�on by NPO ;f�6 of this area and the expressed desire of the res3.dents to keep their J.ow density.character in spite of tha considerable prof3.�s which mi�h� accrue upon development. Ms Davenport then read a sta�ement af her own stressing preservat�.on of the environment fur li.vabila.tq, and expressing animosity -�o develo�ers. *** Pe�gy Davenport, same address, who characterized the presenfi proposal As a mockery of the pYaning process. She too was opposed to dev��.opers because they would make a profit. The question was raised as to how many of the applicants lived �n the area. Staff pointed out �here are very few residences in the �tudy area� and that it is therefore largely in absentee ownership. i CROSS-l�:XAMINATION 1�ND R�BUTTAL: John Block in defe�se of the developer�s statement that the study area was bordered on three sides with cond.ominiura� (which was vigorously denied by opponents) called a�tention to Canterbuxy Woods on the east, Summerfield XTU on the south, and the King Ci�y condominiums on the west. He called at�ention to changes of variou� kinds in the last c�upl.e of years whic.h have an impact on the planning process, as reflected inLCDC goals and METRO policies. He pointed out the publa.c serv3.ces requised aro available-- shopping, trarxsportation, uti.lities, etc. He pointeci out that with a large area to plan for; a much better over-al1 dQVel�pment can be p�,�ned than if it were done on a parcel-by-small-paroel basiE. Ae called attentian to the restricti.ons on development, even if zoned for higher density, becau�e of steep slopes, soil condition, etc. He asserted ±his area could be developed for affordable owner-occupied rat.her than assis�ed .housing, perhaps through the condominium concept. He �ointed out tha� ownexs of lar�e properties nearby had every right to maintain their propertiee as t.hey choosei but should not .have the ri�ht, because of prox3.mity, to determine what development can or cFZnnot take place on adjoinin�; properties they do not awn. The owners of the MxrruTr�s TIGAI?D I'I,ANNING COMMISSION Marc.h 3� 19$1 1'a�e 5 study area have property rights, a1so. He felt thi� proposal presented an opportunity to develop a number of individual properties in a caordinated manner under established procedures to assure a high quality devela�ment. Marge Davenport disagreed vigorously with Mr. Block�s presentation. Iii17. Sanders, 117.65 SW Naeve� owner nf bot 600, statefl t.hat not- withstanding previous testimony, he found t.he hillside used as far�r.tng land was very stab].e. Len Osborn, 4730 SW Macadam� Portland, president of Gramco Devela opment Company, praised Aldie Howard highl.y for the amount and quality of the work he d�.d wi.th t�e applicante �.n bringing t.his proposal to the commission. • COMMISSTON DxSCUSSION AND ACTION: After only a little diecussion, Speaker MOV�:D for approval ot' Comprehensive Land 12evision CPR 1-81. `.Che mota.on was seconded by Bonn, but failed, 2 to �. Thereupon there ensued considerable discussion about the con�rol of density that the planning commission would 'have af developments as � �` �hey mi�ht be proposeci. Staff pointed out that since they would come under A-12 or A-20 zonin�;, they would have to be planned devalopments, with a preliminary and a general p].an review by thQ planning commission, as We11 as fa.nal approva]. by the city counc3.lo Mentioned 3.n this dis- , cuss�.r�n rvas the factor of ha.�h cost of bringin� publia services to the area� which rvould make large-].ot sin�le family dovelopment quite i unli.kely far cost •reasons. , After the commission was asaured it would have control, through review of �he planned developments which might be submittod� of the eventual density of the area, funk MOVED approval of Comprehensive Land Revision CPR 1-$l, based on staff findin�s� with the condition tha� the plannin� commiss3.on would, through review of each proposal as development talr�es piace� be ab].e to set the dan�ity in i�e discretion at levels which may be less than those theore�ically parmitted in the zone. T.he motion was seconded by Harron and passed unanimously. (1VOTE: A letter in opposition from Mr. anci Nlrs. Chs�rles Peck of 1100U SW Naeve Boad was inadvertently riot reaci at �his meeting. i� wi11 be entered into t.he record when this matter is heard by the city council.) The president decl.ared a ten-m�.nute recess at 9:35• , �.5(a) COMPREHPNSTVE PLAN REVISION PLANNED DEVE7APMEN�', CPRPD z»81 (EDWARDS TNDUSTRIE.S MEDIUM TO HIGH DENSITY COMPREHENSIVE P�AN CHANGE) NPO ,�6 � ,j o � DC� CUMEI� T ; 4 �. MZNUTF�S +.' TT GAT;D PL,ANNIN G COMMS�SION March 3, 1981 Page 6 A requ�st by Edwards Industries for a Preliminary P1an i. . . e 'e for a Com rehe s ve F an Re o from C2t of .Ii R vi w p n i 1 visx n y Tigai.•d A-12 �'Multifamil.y Residential Urban Medium Density" ;I to A-2�PD ��Multifaatily Residential Urban High Density planned I?evelopmant District" to build a home for the aged , 1.ocated at 14240 SW Pacific �ighway and lots connecting to 1, t.he southeast and east (Wash. C�. Tax Map 251 10A, Tax ' Lots 302, 400, So�) I Howard read �he STAI�'F REPORT and RECOMMENDATIONS. He discussed bri.efly the access from Pacific Highway and passage through this property and that of the Tigard Gare Center to SW MacDonald Street. The APPLICANTaS PRF,.SENTATIQN was made by MichaeJ. Lyons of W3.lsey and Ham� g21 SW ll�.h Ave., Portland. He briefly outlined the pro�osal and explained why �hey Felt it aras a good use of �he ratY,er odd shaped lot. T.here was no PUBI,IC TESTIMONY. COMMTSSTON DISCUSSION EiND ACTION: While expressing syrapathy for the elderly and recognizing they indeed need appropriate places to ! 13.ve, Funk expressed the opiniora this rieed in this ar�ea would be � adequ.ately caxed for in the Hall Boulevard developraents for housing � for t.he aged w.hich are now under serious considerat3on. After some i fur�her discussion, Bonn MOVFD approval of Compreheneive Plan Revieion j Planned Development CPRPD 2-81� based on staff findings and recomraenda- � tion�� with the change in Condition 3 that access from Pac3.fic Iiighway � to SW MacDonald Street sha11 be establi�ahod �t aite design review to ! the satisfaction of the public works director. Speak.er seconded the i � mot3.on, w.hich carried 5 to l, with Funk dissenting. ; 5•5fb) CONDITIONAL USE, CU 2-81. (EDWARDS INDUSTRIES PROFF.,SSSONAL pFFTCE IN A C-3 ZONE) NPO {�6 j � � A request by Edptards Industries for a Cond�.�ional Use for � � profebsional or comatercial office building in a C-,3 e1(3eneral � Coramercial. Zone located at 1421�0 Paci.fic Highway (Wash. Co. Tax Map 2S1 10A, Tax Map 302, 400� g01) ; Howard read the STaFF RER�itT and RECOi�'riENDATIGNS. IIE ask�d Ccr.�?i- tian 1 be chan�ed to read as follows: ; ],. �he project shall be sub�ec� to s3.te des3.gn i rev3.evt, and t.he property (owned by Dr. Cain) to �he � south lias a�reed to certa3.n conditions for future develop- i ment. T.h� two property ownere sha11 work out any required � changes at th� si�Ce desi�n review level in oarder to provide � ade quat e p�trkin g. ' � i � � 1 3 � ;' s:� ;;� i MINUTES TIGl�RD PLANNTNG COMMISS�ON �' March 3, 198�. Pa�e 7 Michael Lyons of Wilsey and Hara made the APPLICANT'S PRESENTATION. Ho o�f�rr9d no objections to the conditions iraposed� includin� tho �'� revised Condition No. l. Iie exp].ained the concept of condominium of.�ice structures, which is a rather new concept in the Yortland area. PUBLIC TESTIMONY was offered only by Dr. James Cain� 14,�00 SW Pac3fic Hi�h►vay, who read a prepared stai:ement expreeaing approval of the Eciwards develapment and pledging cooperation in Korltiug out jo3.nt use of the easements negotiated between them several years ago. COMMISSION ,DTSCUSSION AI3D AC�TION: Herron expressad concern for the traff3,c into �he development, especially for those approaching from tho north� pointing out t.hat such users of the complex would have to proceed to the Canterbury Lane entxance to the highway and then get into the right lane quickly to make � right turn. Staff agreed bhere is a problem� with 45�000 caxs a day on the highway; but in any case Bill Geibel of ODOT wi7.1. have to approve the highway access. The access to t.he highway of Lo� 50j belonging to �he Centerbury Cresb Sanatorium was discussed. Staff reported discussions w�.th the owners indicated no contemplated use of this strip for access. O�rens MOVED approval of Conditional Use CU Z-$1, based on staff findings and recommendatians, with Condition 1 to read as amended above. The motion was seconded by Herron and caxried unanimously. �; 5.6 ZONE CHANGE PLANNED DEVELOPNIENT, �CPD 2'-81 and CONDITIONAL OSE, CU 1-81 (DAWN�� INZET R-7 to I2-•�E+Tl AND SINGLL FAMILY ATTACH�D IN AN R-7 ZONI:) Npp �7 A request by Jon Davis for a Prelim�.nary Plan Review for a Zone Change from Ci�y of Tigard R-7 "Single Family Residential�� to City af Tigard R-7Pn ��Sittgle �amily Resi- dential Pla�nvd Unit Development'� Zon� to bu�ld sin6le family homes and a Conditional Use raquest for a sin�le family '� at�ached home on one lot lacated a� 7.1885 SW 113th Place ;i (VPash. Co. Tax Map 1S1 31�DC, Tax Lot 3500). �I ii Iiaward xead the STAFF REPORT and FtE�OMMENDATTONS, making sevexal changes. The request is for a pre7.ira3.nary and genaxal plan review of a planned development (a zone change to R-7�D is requi,red because there �.s some land in thp flood piain vn �1n� �itc�). Changes in Findings af ,� I�'act are as follows: IJo. 2 �.s withdraWn because the applicant has Wi.thdrawn his xequest �or single famil.y a�taahQd units, thus sllminat3n� the need for a ' conditional use application. �;.; No. 1} - reference in t.he fourth sentence should be to 4 instead of. 3 parcels because of tho above change. �; ��;I tl;�. �!:i, 1�'i e � �y . . . . . i,:�, .. . . . . . .�,y � ��ny .- _ __ __ _ . _.._ _ _ _ I � i' I; i MINUTrS �� TICxAHD FLANNING COMMTSSION :' � March �, ].981 � Page $ � � i No. 6, the f3.r�t uentenc�e should read: "The site plan indicates ' �,hat t,he 1.U6 acre �i�Q wi11. be div�.ded into �'our lots. The lots pro- i posed are a11 �axger than tho minimum 7,500 square feet required � (see attached map).'� No. 10 - reference should be to NPO �#7 plan instead of No. 5. The staff recommendation is for approval of the zone change and preliminary and general plan review, with printed Conditian No. 5 del.eted and Conditions 6 through 12 renumbered 5 through 11.. . In the A,PPLTCANT�S PRISENTATTON Bi11 Davis, representing the ourners, had nothing add3.tional to offer. PUBLIC TESTIMONY developod a vride :rangi:ng discussion of the flooda.ng problams in the area. Dale M. Ott, 11900 SW 116th; Dick, Jones, 11885 SW 113th; President Tepedino, who lived �.n the area for some t3.me; and Howard diecussed at some length the factors causing hi�h water in the area and possible remedies, immediato and longer range. Tt was pninted uut a number of houses were built in the area be�ore the c�.ty had the mechanism a.n place to control bua.l.da.ng in the flood plain. �he eventual remedy may take a long time arid cost a lot oi' money. More imraediat� relief probably can be gained through cooperation af the ripaxian owners in cleaning and l�eQping clear the creek hed so water flow 3.s unimpeded. Owens observod that the control measur�s 3.n the Summerlake Park area appeared nat to be vesy helpful. This rai.sed t.he ques�ion of how accurate the Corps Af Enginaer� data really is� and if what has been experi.enced in the last ten years ara only five-year floods, as stated, what m3.�ht the ioo ye� flood be like? COMMZS5IOI1 UISCUSSION ANA ACTION: Discussion centered o� steps to assure that the new construction would not furt.her aggravate t,lte flooding prob�.em in the nei�hbor.hood through raodification o� the I fl.aod plain in any way. Funk MOVED appxoval of Zone Chan�e Planned DeVelopmont ZCPD 2-81 I laased on staff findings and recommendations, with t�se understanda.ng the appllcant and tho public works di.rector wauld take care with , respect to a$gravation of the flooding in the area; and that Condition 5 be deleted and the remain�.ng condi�ions be correspondingly renumbered. xhQ motion was sQCOnded by Bonn and carried unanimously. ,''j.7 Zvi1E t7nBii7r9P:^.E A.MEATDM�'• T ZsnA 1-$1 (A�0/$0 liOME FOR THE AGED) Planning Gommission review of a zonfng ordiz�ance estab].�.sh- . inb certain cri�eria to be met in the A70/80 Zone. Ho�rard introduc�d the supject with refere�ce to recent actions on Tir. S�urgis� �roposals for con$truction of homes for the aged. He then � � , . .. ■ 1�IINUTES TTGARD PLANTdING COMMISSION March 3, �.g8i Page g reviewed the variou� section� of the proposed ordinance in detail, outl.ining reason� for the �various provisions. He requested deletion of the third and fourth sentences of 18.25.060, feel9.ng the first two sentences adequately pxovides for NPO 3.nput. (But see reversion to most o� t,he ariginal language below.) He cal7.ed al:tention to the desi.gnation of this zonix�g to very specific locata.ons by �wc lot number. T.his means any ot.her request would require an amendment of t.he ordinance� with planning commission and city council review w.h3.ch would provide a constant update. lioward pointed out thi� does in a very real sense set a precedent. Ii�wever� t.here is bui].t i:n the NPO input, the fire marshall review, 1;he f3.re-life-safety, buil.ding pl.acement, the PD desi�nation--a11 airaed a� assuring both publ�.c input and review and the safety and we11-being of the occupan�ts. He called attenti�n to letters from Jo.hn A. Butlery Secretary of NPO �#1--one dated February 4 and the other dated February 2t�, the latter of w.hic.h Howard ��ad i.nto the recorci. He added t.ha concept of handicap�aed at 18.z5.020(1) . addin� "ar�d handicapged e].derly". President Tepedino stated the presumption that the city in this hearing was the applicant, and proceeded to ca11 for testimony from t.he audience. PUBLTC TE5TIM�Z7Y in favor was �iven by --- *** Dick Stur�is, 2226 54V Sunset Blvd., Partland, the potential dev�loper. He stated a .ha.gh rise wae �he most economical to build-- that vertical transportation is cheaper t.han horizontal for this purpose;, and that the ener�y sav�ing is substantial. �ie pointed out a high rise gives tl�o best view to the greate$t number of peop7.Q residing 3.n the facility. I�e thon s,howed some slides of high risos in Portland� and of the ax�ea with the proposed buildi,ng euperimposed. He related it �o an ex3.stin� fir �ree which is somewhat ta].ler than the proposed bu3.lda.ng. **� Pat Hutchison, 8940 SW Edgewoodp chairman of NPO r�l. She fel� the project and �he site are good. She did not think �hat an ei�ht story tower ia justified� and pointed out the precedent-setta.n� eftect this would .have in Tigard. PUBLIC TE5�TIMONY in o�posit�.on: **� Ralph Appleman, architect, 12555 SW Ha].1 Blvd., member of NPO #l. He objected to lack of consultation with the NPO before this r�at�Ar vta� brou�ht to t.he planning commission� fee7.ing it was not in accordr�nce with proper functianing of t.he NPO proceas. �e expressed concern about �he site selection. It 3.s not safe physically or socially, ha as�erted, reading from an article on site selection for ham� for the eldexly. He did not abject to the h3.gh rise concept� although he felt it would be more appropria�e in a residential rather than industrial ; area. I�Ie felt the Tigard Senior Center was improperly located because :� a . � li ��, ; �: � , MINUTF.S TIGARll PI�ANNTNG COMMISSION March 3, Z98.L ' Page 10 of lack of access, and t,hat the propased praject would be a "prison" to its occupants. **+� John Butler, 9760 SW 0*Mara, secretary of NPrJ �#].. He felt t.he xequired parkin� s.hould be one space for each two units instead of for eac.h four units as wr3.tten. He objected to the draf� ordinance as be�in� too vague. *** C1.i�f Ashley, 9585 SW O�Mara and a member of NPO �{7.. He objected to the deletion of a portion of 18.�5.060(1). In discussion with staff �.t wa� agreed �he fo7.lowing wou].d be added to this pax�agraph: �'If t.his is not done, t.he applican� eha7.1 not be delayed a.n presentation • before the P].ann3,ng Camm3.ssion. This statement by t.he NPO sha].l be considered as a policy statement, and shall be made a part of the record." He objeeted to t.he eight story height, feeling 3.t should be no more t.han three stories, pointing out the ground space that either an e.i.ght story or th�ee story complex would take is small in relatinn �o �he four acre� ava�.lable on thE s�te. Fds ob�eated to the lower-cost- per-unit argument for the� .high rise, implying it 1s t.he neighbora who who will have to 1�. �^ w�.th i;he completed pro3ect in future years. At this point President Tepedino closed the publi.c hearing for thi� time on the is�ue, and charged th,e commiseioners to review the ordinance. He arranged with sta�f to have t.he siting criteria mention�.d by Mr. Appelman sent ��o the commissioners for study. OTHER BU,5TNESS• *** FIoward referred to the copy of application, included in the packets, of Harry C. Owen, g765 SW Frewing, as a member of N'PO ;�1. The pres�.dent called for a vote of approval on �his appl.ication, w,hich passed unanimously. *�* 5taff referred to the letter from �,he Robert Randall Gompany concerning a branch bank as a permi�ted use under �he f�cammercial. office buil.d�.n.g16 category o� �he C-t} zone. 7.'epedino MUVED that a branch bank office be so permitted. Funk seconded the motion, whic.h carried unanimously. �** Sta�f referxed to tt�e copy o� letter from Lutz Develapment Co. asking a one-year exten�ion for develo ment of Colon Creek P Y Estates. H� reported development h�,s n�t taken place as yet because af adver�e economic conditions. T.he project has been sold, and t;his e�tens•i.on is needed to pertnit t,h.e sale tu go through, after w.hich t�.me the new owners will corae to us for ap�roval of Phases II and TII. Bonzi MOV�D for approval of a one-year eXten,sion� seaonded by �'unk and unanimous].y carried. The president adjourned �he meet3n� at 11s1�5. i � t4r'. .. . . .. .. . .. � . . . .. . ... .. . . .._ . . ._ . . . .._ . � : .. .._. . � � .. � � .. � PUBLIC NOTICE TIGARD PLANNING COMMISSSON MARCH 3, 1981 � 7:30 p.m. FOWLER JUNIOR HIGH - LECTURE ROOM - 10865 SW Walnut Street, Tigard 5. PUBLIC HEARINGS 5.1 ZONE CHANGE, ZC 1-81 {CASH'S REALTY�B2� & RU-4 to CP ZONE CHAt�i�E) NPO #4 i A request by Cash's Realty for a Zone Change from Wasriington County B2 and RU-4 to City of Tigard CP "Commercial Professional" taking in the whole block surrounded by Franklin Street, 66th Avenue, Gonzaga Street, and 67th Avenue (Wash. Co. Tax Map 251 lAA, Tax Lots 6700, 6800, 6900, 7000, 7100, 7200, 7300, 7301) 5,2 CONII�REHENSIVE PLAN REVI520N, CPR 3-81 (ANGELYNN/HAMREUS R-7 TO A-12 COMPREHENSTVE PLAN CHAN�E) NPO #2 A request by Calvin Hamreus for a Comprehensive Plan Revision from City of Tigard R-7 "Single Family Residential" to A-12 "Multifamily Residential" taking in all the lots surrounding SW Angel Place (Wash. Co. Tax Map 1S1 35CD, Tax Lots 2401, 2402, 3900, 4000, 4100, 4200, 4300, 4400, 4500, 4600, 4700) . 5.3 CONDITIONAL USE, CU 3-81 and VARIANCE, V 2--81 (MC NTECE 52NGLE FAMILY ATTACHED IN R-7 ZONE WITH A FIVE FOOT' STDEYAR.D SETBACK VARIANCE) ' NPO #2 A request by Neil and Victoria Mc Niece for a Conditional Use to build single family attached homes in an R-7 "Single Family Residential" Zone and a request for a five foot sideyard setback variance., Property located at 11835 SW 95th Avenue (Wash. Co. Tax Map 1S1 35 CD, Tax Lot 2500) . 5.4 COMPREHENSIVE PLAN REVISION, CPR 1-81 (WILLOW BROOK/CANTERBURY HEIGHT5 DENSITY CHANGF IN THE COMPREHENSIVE PLAN) NPO #6 A request by Gramco Development Company for a Comprehensive k�lan Revision from r3ensity of two units per acre to twelve and twenty units per acre located at various properties abutting Pacific Highway, SW Naeve Road, and SW 109th Avenue (Wash.� Co. Tax Map 251 10A, Tax Lots 4200, 4390, 4402, 4500, 4600 and Tax Map 251 lOD, Tax Lots 500, 600) . S.5 COMPREHENSTVE PLAN REVI5ION PLANNED DEVELQPMENT, CPRPD 2-81 and CONDITIONAL USE, CU 2-81 (EDWARDS INDU5TRIES MEDIUM TO HIGH DEN5ITY COMPREHENSTVE PLAN CHANGE AND PROFESSIONAL OFFICES IN A C-3 ZONE) NPO #6 A request by Edwards Industries for a Preliminary Plan Review for a Comprehensive Plan Revision from City of Tigard A-12 "Multifamily Residential Urban Medium Density" to A-20PD "Multifamily Residential Urban High Density Planned Unit Development" to build a home for the aged, and a Conditional Use request for professional offices in a C-3 "General Commercial" Zone located at 14240 Pacific Highway (Wash. Co. Tax Map 2S1 10A, Tax Map 302, 400, 501) . ,, _ _.. ... _ _ PUBLIC NOTICE TIGARD PLANNING COMMISSION MARCH 3, 1981 Page 2 5,6 ZONE CHANGE PLANNED DEVELOPMENT, ZCPD 2-81 and CONDITTONAL USE, CU 1-81 (DAW1V'S INLET R-i7 to R-7Pn AND SINGLE FAMTLY ATTACHED TN AN R^7 ZONE), N�'O #7 A request by Jon Davis for a Preliminary Plan Review for a Zone Change from�City of Tigard R-7 "Single Family Residential" to City of Tigard R-7�"Single Family Residential Planned Unit Development" Zone to build single family homes and a Conditional Use request for a single family attached home on one lot located at 11885 SW 113th Place (Wash. Co. Tax Map 1S1 34DC, Tax Lot 3500) . 5,7 ZONE ORDINANCE AMENDMENT ZOA 1-81 (A70/80 HOME FOR THE AGED) Planning Commission review of a zoning ordinance establishing certain criteria to be met in the A70/80 Zone. �; i TO BE PUBLISHED IN TIGARD TIMES FEBRUARY 18, AND FEBRUARY 25, 1981. , .. _ �. . ' "PLANNING COMMISS'ION SIGN-UP SHEET" �� NOTICE: ALL PERSONS DESIFtING TO SPEAK ON ANY ITEM MUST SIGN TEIEIR NAME AND NC?TE TI�IR ADDRE5S ON THIS SHEET. AGENDA ITEM: �1 ACTION REFERENCE: " s �Z ��P� N ADDRE5S AGENDA ITEM: .� ACTION REFERENGE: ��$ � � NAME A,DD,RESS , �� GZ ,. � � �G`r . '�''�`P�^ � , �c ra A � '� � �� I1�9_5' SGc� 95 -- * _ � ; , AGENDA ITEM:�.�_`ACTION REFERENCE: GU�"�gl VZ��IT� l�i' NAME ADDRESS � ` , _ U F-- ��fi ,� �.�:^�^'o�__� V�1 � , ' , I I , I t . . "F'LANNING COMMISSION SIGN-UP 3HEET" .-� !� NOTIGE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN Tf�IR NAME AI�TD NOTE THEIR ADDRESS ON THIS SHEET. AGENDA ITEM: ."¢ ACTI�N REFERENCE: �j�R � �� f/(��/rC� � N� l�/1 s Ss w �i�'.�G�--. T-�Ga9�,P_,et� . � r..- � � {� � � l'fF� .T/�v �2 / s'� o a s Lc� ♦v q .sr, �. ��e !� o� - � � 3 � � � :S"'o a o 7=� f' � Q u ,' e� 3ioo ,�' 4 • �.� �.- o� � �JZ a� '� ° � �' z dV r 2. s �.rq � �u �•��' � , ACTION REFERENCE: G�� t ��Z �j�I�O��. NANIE ADD,RESS IIM,r�� . �Yo�s ��.� � �v �� c��►v-� " ��: � , AGENDA ITEM:�� ACTION REFERENCE: ,2�,p� z�"�+'J� �� g��,5/NL��J NAME ADDRESS � i�� lU� �D�� //��?r_> > �.i ,��" � ;i�'�-r�� ,� �S- S�, �i � � � �=�-- ��P�L f� //G — � � , . . . i � � � ` , ; ,.:, _ _ _ _ __ _ _,. , __ ,:_ . .. � � . ,-: "PLANNING COMMISSION 5IGN-UP SHEET° �;; {,;� ��} �'I -NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN TE�IR NANiE AND NOTE THEIR ADDRESS ON THIS SHEET, �' �': AGENDA ITEM: �3; 7r ACTION REFERENCE: l�"" �� {t ��. NAME ADDRESS r' • J - ' � < / �../ `4��i ' `` � .�� .tr 1. � ' . Ct ' ��O S w �' i ! � , -rj's�.S ,.S � , sr.�.,�,,�,.w f —� � � � � .� �� ,, . ,: , � , ;, AGENDA ITEM: ' ACTION REFERENCE: � �,�! NAME _ , ADD�2ESS .I: �" ' ) f . , �. •• � ; � • � AGENDA ITEM: ACTTON REFERENCE: ' NAME � ADDRESS ' �;< ! t S'I'AFF REPORT ; AGENDA 5.1 � I TIG�RD PLANNING COMMISSION I MARCH 3, 1981 - 7:30 p.m. FOWLER JUN]:OR HIGH - LECTURE ROOM 10865 SW k�1�ALNUT STREET, TIGARD I NO SUBMISSION OF ADDITIONAL MATERIAL BY APPLICANT SHALL BE MADE AT THE I PUBLIC HEARING UNLESS THE APPLICANT TS REQUESTED TO DO SO. SHOULD THIS � OCCUR, UNREQUESTED, THE ITEM WILL BE TABLED UNTIL THE FOLLOWING HEARING. DOCKET: ZONE CHANGE, ZC 1-81 (CASH5 REALTY) NPO #4 ' APPLICANT: G. F. & JOHN WARDIN OWNER: J. GERTULLA C/0 CASHS REALTY G. F. & JOHN WARDIN 12525 SW Main C/0 CASHS REALTY ; , Tigard, Oregon 97223 SAME ADDRESS REQUEST: For a Zone Change from Washington County B-2 and RU-4 to City ; �4 of Tigard CP "Commercial Professional". i' �. SITE LOCATION: That block surrounded by SW 66th Ave. , Franklin St, , Gonzaga St. , and 67th Ave. (Wash. Co. Tax Map 2S1 1AA, Tax Lots 6700, 6800, 6900, 7000, 7100, 7200, 7300, 7301) �! il PREVIOUS ACTION: NONE �; r, �; FINDINGS OF FACT: �� l. Z'he applicant's request is in conformance with the ComprEhensive Plan and the NPO #4 Plan. 2. At present, SW 66th Avenue and SW Franklin Street are paved but are not improved to City standards. SW 67th from Hampton to Franklin is gravel. � Currently, the right-of-way for SW Gonzaga is not improved between i SW 66th and SW 70th. �+ 3. Sewer service and water are available to the site. � � CONCLU5IONARY FINDINGS: l. The proposed zoning is compatible with other uses in the area and conforms to the Comprehensive Plan and the NPO #4 Plan. 2. Half street improvements shall be made to all streets surrounding the property - SW 66th, 5W Franklin, SW 67th and SW Gonzaga. An exception can be made for SW Gonzaga and SW 67th if the owner vacates the right-of-way � for these two streets. ; 3. In accordance with the Tigard Municipal Code, (reference Section 18.59.030) i the applicant shall apply for Site Design Review before building on the site. � STAFF RECOMMENDATION: Staff recommends approval of Zone Change, ZC 1-81 with the followung conditions: .. _ _ . }. �; {', �. STAFF REPORT ��' AGENDA 5.1/ZC 1-81 TIGARD PL�NNING COMMISSION ` MARCH 3, 1981 4,; Fage 2 �! �; 1. Half street improvements shall be made to SW Franklin to co:l.lector i� street standards. Half street improvements to local street standards �,' shall be made to SW 66th. i-; 2. The applicant shall make half street improvements to SW 67th and ;.'. SW Gonzaga to local standards or vacate the right-of-way. The applicant shall contact surrounding property owners affected by the street vacations or improvements,and present a plan to the Public Works Director for approval. 3. All street improvements made to SW Franklin and SW 66th shall be approved by the Public Works Department. Street improvements or right-of-way �� vacations for SW 67th and SW Gonzaga shall also be approved by the Public Works Department. �i 4. Grading and construction plans for all work in public rights-of-way and all other public improvements sha11 be prepared by a registered professional engineer in accordance with City standards, and shall be submitted to the Public Works Department for review. All ublic im rovements e will r uire a Com i P A q p1 ance Agreemeni; and must � be {design) approved by the Public Works Department, and must be either �� (1) fully and satisfactorily constructed prior to the issuance of �� Building Permits; or (2) bonded to the City for 100� of the estimated f`; cost thereof prior to the issuance of Building Permits. �� i 5. No nccupancy Permits sha11 be issued until all conditions placed upon �� r� this development by the City of Tigard have been satisfied and inspections E;; verifying this have been carried out by the appropriate department. `' �'� �. 6. No chan e s will be made to a Y' g pproved plans or specifications unless formal �; application is made to the appropriate City department and changes are �:' ,; app roved by that department. Application for changes will be made in �. writing and shall include applicable drawings. '° �':� 7. Al1 proposed utilities shall be placed underground. Street lighting s,1 installations shall be approved by the Public Works Department, j: � ,- 8. A metes and bounds legal description and map shall aecompany any street �:' vacations and shall be prepared by a registered engineer or land surveyorer. i �i. 9, A11 street and parking areas shall be concrete or asphalt. All sidewalks {` shall be concrete. n s:; ,, 10. No Building Permits shall be issued until the expiration of the twenty �� (20) day appeal period from the date of approval. 'tt, ti':- ,•; �� 11. No minor 1and partitions shall be made in reference to this project unless for�ttal a.pplication is made to the City of Tigard Planning � Department and the minor land partition is approved anci recorded. ' , � �i a • �� l�re�red by Elizabeth A. Newton Approve ^'� Special Assistant To The Planning Director Planning D reotor � �,1 P � � r/ ..�. .�� r.. � � � �� .w. .�.�. , �'�.�' � f�6400� " I` . — �°"— -1— —" ` �. .�. ._ ..� � _ — — —'-1' .� -}-- --� '�'� "" � �" � - �.i_ _� . " . r . � -- — -- -� . — —,�� ` f..��r.."2�:3� _ _ . I . --_ _ _ ,� — �.._- --�' –j � -r- � �-- -�--� -� � . � _ � _ '_ � _ �.— — — --—� . �-.--� --- ---�-�— � , . �o � � _ _ � _ -- --� ° !� � � .�.�.� . co. i -- _� 1 �..�.�..�:..__�_.. � . r ��— -,--� — — — • —� — --- —y Y -- . , 1 . . , �'.r..._"""�.. . �"`t'r' � � �asoo � �� I � T � .�_�.. � � i �_ . ' .. _...t --- �. , .... � � ! • ( - - 1 !�• - - ' - �� .---f__ . I .h . .. 1 t ► + � 1'!` t ( � � ZLl ZI 22 23 24 25�2fi � ( 1 09 1 r � i � � ! � 4 � �• � �, � • t I � } . i i I � � � r � � � i r � , ` t � t i, �, � «�» eo �o.i.co ._ . . . . _. .__ „M..m..a�-,�ae. _. .. ---.. .� _.,_.�.��sos. . . . FttAN . -- . ST.: � �-� . � . . ...i. , , . . . �----i' --T,: , �I"� 6 . " �� . : � i ezbo r . . $�� t � s+Q4� 7� . � ` � . i��''� . �' � ' ' � , � � ( � , _ � � � 6 '-' � � � � ,e � ` � 1 � y ! ' I .. ,l ; _!._ �-- � �700 7800 ' 1 � . . _ .�.._ -- � — — — — —— 3 � - -- — — — �-^- i 8500 ° � . � — ,... �._._ —� � — —' r — --- — t°' - � � -- . _ � � l�e, _ 86°°_� _ uj � 2 _.....__ � . �.:� ... � `V • r __ 7b40 _ �.__ �4 31 y � — — — . , . — � � — '— — — ——_. ., .... � .. ——. i .___... ___.. r. _. _ •. . �p w• �� . �'•.� .�r� .�... .r i ,wrs . ,�� .� � • �..� � .�i • V � �� 9�01��? • �� , �' � •� t• r'�Ml. :� ' , � �.....� ' � . � ! �'j ' � I . ` �r ' � � � • �•'r ' • ' ' � �• .t . � . , . . �' � - � �� i � . 2! i 2� i � �' 1 �. . I 1• ` •• 1 � '-, •: i i '' � � . . . , 1 � .o• •i ' '' � �. . . �� w: ; i . : ',. s.�s��a'r� , . � :.� GON.ZAGA � , . ; ' � �� ST. - '-. � : . 's � � . . . � . � �, ., _ , _ . . _ ., .. _ .... .. . .,.,.. _ . �.. . , n �� __ _.... �. ,_ _. ..... ___��.:.. STAFF REPORT _ AGENDA 5.2 TIGARD PLANNING COMMTSSION MARCH 3, 1981 - 7•30 p.m. FOWLER JUNIOR HIGH - LECTURE ROOM 10865 SW Walnut Street, Tigar3 NO SUBMISSION OF ADDITIONAL MATERT�IL BY APPLICANT SHALL BE MADE AT THE PUBLIC HEARING UNLESS THE APPLICANT IS REQUESTED TO D�J S0. SHOULD THIS OCCUR, UNREQUESTED, THE ITEM WILL BE TABLED UNTIL THE FOLLOWING HEARING. DOCKET: COMPREHENSIVE PLAN REVISION, CPR 3-81 (ANGELYNN/HAMREUS) NP0 #2 AFPLICANT: Calvin Hamreus OWNER: Leon Bruneau and Michael Mahon 5075 SW Main 12435 SW Walnut Beavertan, OR 97005 Tigard, OR 97005 REQUEST: For a Comprehensive Plan Revision from City of Tigard R-7 "Single Family Residential" to A-12 "Multifamily Residential". SITE LOCATION: All lots surrounding 5W Angel Place (Wash. Co. Tax Map 1S1 35CD, Tax Lots 2401, 2402, 3900, 4OOD, 4100, 4200, 4300, 4400, 4500, 4600, 4700) PREVIOUS ACTION: On June 8, 1978, the Planning Director approved an eight (8) lot subdivision on 2.28 acres. pn October 3, 1978, a condition of the previous approval was amended (reference letter to applicant dated October 16, 197$ attached) . FINDIN'GS OF FACT: 1. 7.'he site is presently zonedl R-7 "Single Family Residential" in conformance with the City of Tigard's Comprehensive Plan. 2. The applicant proposes to construct thirty (30) a�,�artment units, (nineteen (19) two storX and eleven (11) one story units) in a cluster arrangement with interim open space (see attached map) . 3. The NPO #2 Plan designates this area as R-7 "Single Family Residential". The property to the west and south is zoned A-20 Urban High Density. The owners of the praperty to the north have an application before the Planning Commission requesting a Conditional Use for single �family attached. There are single family ho�es across SW 95th. Tangela Court is a small single family attached subdivision tq the northeast. 4. SW 95th Avenue is designated a minor collector in the Tigard Comprehensive Street Plan. 5. Sewer and water are available to the site from SW 95th CONCLUSIONARY FINDINGS: l. Although the Comprehensive Plan and NP0 #2 Plan designate this property as R-7 "Single Family Residential", Staff feels that the request for a Comprehensive Plan Revision to A-12 Urban Medium Density is reasonable. However, Staff has concerns that this development does not take,> into account other vacant parcels in the area. Because of the large amount of vacant land in the area, Staff wauld like to consider all development proposed in conjunction with potential development on other sites. 2'he major concern here is an adeguate street network. STAFF REPORT � AGENDA 5.2/CPR 3-81 TTGARD PLANNING COMMISSION MARCH 3, 1981 Page 2 � �, 2. The applicant's proposal is for thirty (30) units on 2.28 acres. With the A-12 zoning, twenty-four (24) units would be the maxi.mum on this site: 12 units x 2.28 acres = 27.36 units less 25� for public improvements. 2.28 x .25 = 1.71 x 12 = 24 units. In the applicant's Narrative, an increase of ten (10�) percent in density was assumed. The ten (10�) � percent in density can be allowed in a Planned Development (PD) . The applicant has not requested a PD. A PD is encouraged on four (4) or more �; acres or when the City asks for land dedication (other than for street) . A PD is not necessary for this site and therefore no ten (10�) percent �, density bonus can be eonsidered. F� E. i' 3. SW 95th is designated a minor collector requiring sixty (60') feet for �� right-of-way. � 4. Sewer and water are available to the site. ? EI � STAFF RECOMMENDATION: !'1'I !;. Sta.ff recommends denial. of CPR 3-81 and requests the applicant bring in a �� propos.al which considers surrounding vacant parcels, particularly to the ��', west and north re1a�9_ve to public street access. The applicant shall also consider the underlying zone requested when figuring the number of units. a i � �• . pr red by Eliz�� h A. Newton A rove pp rd Special Assistant To The Plarining Director Planning Directo � �; i �� i � � � � � . � � .. .. , . . � . . � .. ' . . .. , � � . � �. 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A � � + � .f a � � &69CA. • i � • a e�°3� �' 1 � �•�� bz.z� 450044 4700140 INITtAL Z { 4400 pa�N�' � � � � ' �� e�e� � `t•"��l ��l � _ �, C,S. 3493 , N + �• � A 6 � T - , 1� � � � "' 4300 . , . �sae.� l � -;, �� 3a p�sa� ss_ 2402 s �V sIE o �j a \oti� 4600 �= ./6ac. � e,e6u. . . � o : �� to.�s ' o � � 0 8 : s0 � C.S. 8�84 ��:24 , IOS l J ��l �ZOO • o . r 4 p:S.W. ANGEL PL. � '� . ' � 'm �9.�4 �J.i � '� o� � . � • . ;a ' b s�' e' 240) �S%�Z,"{i � * 4100 zz.e� ry '�''s400C� 3900 0� .�6Ac. N ��. : 2 � �. o . � . 3 � • . M s 9• s�' z�'w �y a . �o .20.9 .la .9�.i,5,•„ i ' ' ` �.l�� 1 0C1+ ' ��, S i9° 14w ' ' ♦6�y N !9°S6'E " . ► 1,�+,3) • SOUTM IINE Of N011TN NALF Ob JD�MN L. MKKUN 0 l C MO S� /�'I`' � - ; , � . �c ' . �y� . ' •Y ' � .. _ � . ' , J ' •, ..Y � . , . , , _ , � n�aP - . � - _ . STAFF REPORT ! AGENDA 5.3 i TIGARD PLANNING COMMTSSION ; MARCH 3, 1981 - 7:30 p.m. FOWLER JUNIOR HIGH - LECTURE ROOM ' 10865 SW Walnut Street, Tigard " NO SUBMISSION OF ADD2TIONAL MATERTAL BY APPLICANT SHALL BE MADE AT THE PUBLIC 1 ' HEARING UNLESS THE APPLICANT IS REQtIFSTED TO DQ 50. SHOULD TI3IS OCCUR, UNREQUESTED, THE ITEM WILL BE TABLED UNTIL THE FOLLOW.�NG HEARING. il DOCKET: CONDITIONAL USE, CTJ 3-81 (MC NIECE) NPO #2 APPLICANT: Neil & Victoria McNiece OWNER: Mrs. Desimone 9454 SW Allen Blvd. 11835 SW 95th Ave. Beaverton, OR 97005 Tigar.d, OR 97223 REQUEST: For a Con ditional Use in an R°7 "Single Family Residential" to construct single family attached units. 5ITE LOCATION: 11835 SW 95th Avenue (Wash. Co. Tax Map 1S1 35CD, Tax Lot 2500) PREVIOUS ACTION: NONE FINDINGS OF FACT: 1. The Tigard Municipal Code (reference 18.20.020) allows two (2) single family attached units with a minimum lot area of 5,000 square feet per unit, 2. The site can be served with sewer and water. , 3. SW 95th is not improved in front of. the existing house. 4� The applicant proposes se rving the units via a thirty (30' ) foot wide � private drive with a hammerhead turn-a-round. CONCLUSIONARY I'INDINGS: 1. The proposed use is allowed in the Tigard Municipal Code as a Conditional Use. 2. Sewer is available off of 95th Street. Water is also available to the site. � 3r Half street improvements to collector street standards s�all be required to SW 95th in front of the existing house. i 4. The proposed thirty (30' ) foot private access drive shows twenty-four (24') feet , of pavement. Staff is concerned with thP access proposed for this project. There are several vacant parcels around this property which will probably be developed soon. The owners of the vacant parcels should work together to bring to the City a development plan with an acceptable access/street network. STAFF RECOMMENDATION: Staff recommends denial of Conditional Use, CU 3-81 and requests the applicant work with the developer of Angelynn to the south or the property owner to the north or west and propose a p]an relative to public street aacess which considers a11 vacant parcels in the area. . Pre re d b Elizabe�� Newton Approv Howar P� Y Special Assistant To The Planning Director Plann ecto _ �", _ _ . , ' �ROFT, } . �e,�{w'�� R.E.BANCROFT P.E.,P.L.S. j��r J.H.51GMUND P,L,S, �� l.D.MEINZ P.E.,P.L,S, K.R.KR�EGER P.E, J.M.PETERSOPI P.L,S. 1 N C O R p O R A T E D R.M.O'BRIEN A.P.A, I CIVIL ENGINEERS, LAND SURVEYORS&PLANNERS 140 N.E,THIRD AVENUE HILLS80R0,OREGON 97123 503/648•4101 I February 10, 1981 CONDITIONAI, USE PERMIT APPLICATION REQUEST The applicants, Neil and Victoria McNiece, are requesting appxoval af a Conditional Use Permi� to develop 4 singlc family attached housing units on 0.96 acres of property located on the west side of 95th Avenue, approximately S00 feet south of Greenburg i Road. The subject property is developed with one single family house which is pro- posed to be refurnished and retained. The remaining pro,perty is intended to be subdivided into 4 residential lots with a zero lot line on one side. DEVELOPNIENT PROPOSAL IThe site plan as submitted shows 5 residential lots served with a 24-foot wide private street. The subject propertX is surrounded by existing, potential and proposed development, as shown by the aerial photograph. Property directly east has been rezoned A-20 P.D., and property to the south has been platted but no development has occurred. Property to the north, Tax Lot 2600, contains 3 houses, and is appro- priately located in relation to the next lot to the north, Tax Lot 2700, to accom- modate a joint subdivision plan. The pro�erty owner of Tax Lot 2600 has been contacted regarding a proposed development, and he is in full agreement. In light of this information, the proposed land division plan submitted is the only reasonable and practical development plan possible. ' COMPREHENSIVE PLAN AND SURROUNDING ZONING The zoning of the property in the general area is R-7, R-5, A-2, and A-20. This proposed development will be compatible with tkie A-20 zoning to the west, and will provide good transition in the area. This development wi11 also be co�mpatible with the mixed uses in the area, such as the new duplexes directly to the east, and the numerous multiple family units located in the general area. Further, this proposed development is interior and nature, and wi11 not be visible from single family detached houses on larger lots in the area. The interior character of this develop- ment should eliminate any possible adverse effect upon property values of surrounding �r° _ _ . _ _. _. _ _ _ _ . a�:e_..�.,. ...,. ., ., . . . . . _ . . _. .. .... . . .. ..._ _.. . . . .... ... . _... .. _. �.. , ...._.. .. �._.... �..._. .—.. .. . _. . _,.. _. ........... , .._._. �. . ._.�. .. ..... .., .., __ .. ... ��..� . — . . . , . .. ��'�� R . � .Y ' . . . �..,. Conditional Use Permit Application � For; Neil and Victoria McNi�ce February lq, 1981 Page -2- � � � �. property. The proposed homes will be attached sing.le family residential units,. and � ' cost approximately $60,000. They will contain 3 bedrooms, 2 car garages, and � 1100 to 1200 square feet of living• area. The lots are smaller than a standard 7,000 square foot lot, but the width and depth is sufficient to accommodate the type of housing proposed. jll The subject property is designated low density residential on the Greenburg, Srookside rl N.P.O. No. 2 Comprehensive Plan. This conditional use permi,t is in compliance with ��I the intent of the Comprehensive Plan because of the proposed develapment of s�.ngle = family homes, the i.mplementation of� in-filling and redevelopment of ar��o.ld_ spet�.c tank �' lot, locationing development where urban facilities are availabl�.,, a:nd prov.�.siox► of, owner-occupied housing to help retain the character of the neighhQrhood�., F'urther, �' this development will help provide moderate inoome housing for an ever� g•r.owi�ng segment !� of society which is being priced ou� of the single family housing.market•: ��. r Increased density through dup�ex development in the R-7 zone is in complianGe:w,ith �;i Metro and L.C.D.C. housing goals, and is a desirable way to help the City of;Tigard ' achieve. a higher overall average residential density within .the City liini�ts.._ �` f� PUBLIC FACILITIES An 8•" sanitary sewer and 8" waterline are availa�le in 95th Avenue. A natural drain- age way is available along the �north side of the rai�.raad tracks. Storm drainage can be extended to this drainage way along th� k�sterly utility easement in the Angelynn Subdivision or along 95th Avenue. All other public facilities and services are available to serve this proposed. developmen,t. CONCLUSION � Thzs Conditional Use Permit request is in compliance with the Comprehensive Plan, an d � existing development and zoning in the general area. The proposed developmeni; plan is the best use of the subject property, and will not effect the general character or � value-of adjacent property. We request a favorable decision on this Conditional Us,e Permit. � � 3 (, Ryan O'Rrien ; Urban Planner ; BANCROFT, P'ETERSON & ASSOC]'ATES� INC. I � � � i I II , STAFF REPORT AGENDA 5.4 ' TIGARD PLANNING COMMISSION MARCH 3, 1981 - 7:30 p.m. i FOWLER JUNIOR HIGH - LECTURE ROOM � 10865 SW Walnut Street, Tigard ; NO SUBMISSION OF ADDITIONAL MATERIAL BY APPLICANT SHALL BE MADE AT THE PUBLIC HEARING UNLESS THE APPLICANT IS REQUESTED TO DO SO. SHOULD THIS OCCUR, UNREQUESTED, THE ITEM WILL BE TABLED iJNTIL THE FOLLOWING HEARING. DOCKET: COMPREHENSIVE PLAN F2EVISION, CPR 1-81 (WILLOWBROOK/CANTERBURY HEIGHTS) NPO #6 APPLICANT: GRAMCO DEVELOPMENT COMPANY OWNE R: MDS INVESTMENT, INC. 4730 SW Macadam W. B. & C. M. SANDERS Portland, Oregon 97201 WILCOX ERICKSON & WESTERN CORP. A. B. HUSVAR J. L. & S. PETERSON TREELAND TNVES'I'MENTS C/O GRAMCO DEVELOPMENT COMPANY REQUEST: For a Comprehensive Plan Revision from present NPO #6 Plan Map zoning (density) classification to A-12PD and A-20PD Urban densities. SITE LOCATION: Between Naeve Road to the south and Evangle Cemetary on the north, 99W to the west, and 109th Avenue to the east. (Wash. Co. Tax Map 251 10A, Tax Lots 4200, 4390, 4402, 4500, 4600 and Tax Map 2S1 lOD, Tax Lots 500, 600) PREVTOUS ACTION: NONE FINDINGS OF FACT: l. Map 2S1 l0A - Lots 4200 & 4390. Treeland Investment. Present zoning Washington County RU-4. 12.10 acres. NPO #6 designation, 3 units per acre. Comprehensive ' Plan Revision request to A-12PD. ' Lot 4402. A. B. Husvar. Present zoning Washington County RU-4. .54 acres. NPO #6 designates 3 units per acre. Comprehensive Plan Revision . ; request to A-20PD. 4 Lot �500. J. L. & S. Peterson. Present zoning Washington County RU-4. 1.24 acres. NPO #6 designates 3 units per aare. Comprehensive Plan Revision request to A-20PD. ` Lot 4600. Wilcox Erickson & Western Corp. Present zoning Washington `; County RU-4. .76 acres. NPO #6 designates 3 units per acre. Comprehensive �.. Plan 12evision request to A-20PD. Annexation petition submitted. ( ;' Map 2S1 lOD - �?' Lot 500. MDS InVestment, Tnc. Present zoning Washington County RU-4. �' 10.27 acres. NPO #6 designates 2 units (north) an d 8 units (south) . �`' r;• Comprehensive Plan Revision request to A-20PDa �� Lot 600. W. B. & C. M. Sanders. Present zoning Washington County �' RU-4. 8.27 acres. NPO #6 designates 2 units (north) and 8 units (south) . Comprehensive Plan Revision request to A-20PD. Annexation petition submitted. ';� �, �i , _ _ ; , ._ _ _ STAFF REPORT 3I AGENDA 5.4/CPR 1-81 ' TIGARD PLANNTNG COMMIS520N MARCH 3, 198.1 Y Page 2 Map 2S1 l0A - j Lots 4400 & 4401. These lots were annexed in 1979. No Tigard Zone designation ! � has been applied for. Mrs. Anderson is not pa-rt?ci.pating in this applir.ation. Map 2S1 lOD - Lot 700. Mr. George could not be found. Property not included in th.is p roposal. Property outside City. No annexation petition received. 2S1 l0A - Lots 4100 & 4201. Mr. Annand did not wish to partiaipate in this application. �, The NPO #6 Plan for this area shows density designations enumerated �, above. Applicants are requesting the Comprehensive Plan Revisions , enumerated above. � 2. A copy of NPO #6 Plan is made as Exhibit "B" to this Staff Report. Comments on this Plan relative to this application are made in a general I' statement as follows: ;' i; l. 'I'he density issue (Policy 1 - 2) which is addressed in the NPO Plan � is the main issue. The applicants are requesting increased densities. The NPO P1an addresses the conditions to be met for development. (Policy 3 - 4 - 5 - 6 - 7 - 8) 2. Publia services: Sewer is available north to sel'V�e lots 4200 and 4390. Tualatin Development Inc� will install a line to 109th and Naeve Street to serve Summerfield XIV. Major street improvements will be made as development takes place. All proposed development will be as Planned Developments under Chapter 18.56 of the Z'igard Municipal Code. � 3. The Planned Development .(PD) designation allows a preliminary and general plan review before the Planning Commission,an d the City Council must approve the final plans. Ample provisions is made for public comment. � 4. NPO #6 Plan was app roved by the Council on Z�pril 24, 1978 by Ordinance I No. 78-27. NPO #F has not met formally since prior to September 1978. The last coinment received by Staff from NPO #6 was in response to Staff Report CPR 4-79 in the form of a letter from Mr. McPhillips, NPO #6 Ch ai.rpe rson. CONCLUSIONARX k'INDINGS: 1. �fer to Exhibit "B" for an analysis of LCDC Goa1s. 2. Public services exists to serpe this area. Future development will ensure construction of necessary streets, sewer lines, etc. .. . .. .._.._... . . . .. � . . . :.. . . . . . . . �,..-: � , . . .. . . .� __., .�.... .. . _.. . ..._.. . .._ .,... :_ . _,.,,. ..... .:>... . . ,:�:.. . ......... .> :...,.�.. . ...�....... ..._..._ .._�._. ..._. . ._.._, . .. .... ..,...... . ..: . .:.:.�. STA'F'F REPORT AGENDA 5.4/CPR 1-81 TIGARD PLANNING COMMISSION MARCH 3, 1981 Page 3 3. Z'he need does exist within our urban growth boundary to provide increased multifamily residential development. STAFF RECOMMENDATION: Staff recommends approval of this Comprehensive Plan Revision. a ni Director ;I � � , � � � � � � 1 i i � � i i �! .... . . .. . ... ..._... . . .._ ._ ... ..._.�_ _ � ' � ' NF,IG�ISORHOt�v� PLAN �6 � - �r FOR TI�IE LITTLF B'ULL ittOUNTAIN -.TUALATIN 1�iETG�I�OIi�HOqD ,.•.- . , . . , , This 5ection clescri}�es the in�tentions of the NeigYiborhood Plann�.��;; Or�;ani�ltion ancl �he City o:f Tigard cvi�h respec�C t� the �uture de-- ve,lop�nent of the Neigtit�orhood. It is a "policies pla.n'', prov.iclin� g�tidelines� for c�ec�elopment in •the form o� poAicy stai;ements. These � � p�licies, . the accompanying text , ancl the plan ma,� are� to �be consul�tecl jointly �vhen evaluating clevelopmen�t proposals.• These proposal.s in-� � � clude zone change requests, subdivision proposals, changes in tfte � streEt system, or any proposal requirir:g public ncy review. . � This plan is a �neans of g�uidin cleve o� n� n r� ,� � " sired ur o�e� or g . � x �o achiece de- � p p �oals, This�,.s ci`n bh e�a�e b gins tvith t1�e statement of oals rovicl d e �.� �' P . t�e a. --S i �i �'i_ ( a �� Comm .0 These go11s pravide�ttze ba�i.� 'ncl� �e ��i��e '�h�g roacl purposss of��he Neighborhood pl�m;�n� ef�•ort ;a�d �ia�i?e �ie��ic. ��i•�e�i i.n, this lan a.n their enti��1�, �'I`h'� �,neighb�or�opc� ��.��.'Po��i�. � �,d`.: t`�e lar.ger�Ti.�axcl . Commun,it.y�a,nd; th.e�e :.gba�.s ,se��to re �t'�t�\�h2'�,`�� o tt}e �chole . ' �1 1V � , —\ ` �, t` � ~•}1 `} ^ r '1\'`�1\�\\i1 �')) • � � l � t � �, '1 , � �v , � ' G'��OALS!� FR'O��T `E�,'�'��G',XI�}�'�'�'��ii�1 NITY PLAN� � � '1 ,' ` � -� ` „�-i,\•�;� '� U\J J'� ' . 1 . TF�� '�c.jty in�te�'n�dsi�,td.��'�ni � th� ultimate papulation of the plann��g �a'r�eati,:'�,�7�� `�comprehensi ve pl an provi des for a maxi - � mum po,qu,l�.�,��ja►�of around 115 ,000 people. There are four ' categoi�i� of residential density , ranging from a surbur�ban density of 2 families per acre to a hi�h in selected areas .-" � � of up to 40 families per acre . This range of r�sidentiaT �; t. densities is intended to provide a v.ariety ofi' living environ- , ments that �vill accommodate the housing needs of different family size and income . The density of population infTuences the character ofi residential areas and determines the demand � for public facilities and services in different parts of tFie city. � . . 2. The comprehensive plan recognizes the established character . of existin� neighborho�ds and seeks to preserve and enhance � existing neighborhood values . Future deve1opment proposals should be sensit�ve to the concern of citizens for their oGa� immediate environment as well as to the wellTbeing of the city as a whole . 3 . The comprehensive plan takes advantage of the naturai features - that give Tigard a �istinctive .character and quality. These incli,de topographic features such as Bu11 t+lountain , Little ' . Bull M�irntain , and Fanno Creek . F�nno Creek and its tributary streams pr•ovide natural drainage ways and make possible a system of greenways connecting various parts of the city. The comprehensive p1an recognizes the potential of gr�enarays ' � 1n enhancin ,r, �he livability of the community. The implemeri- tation of a green�vay system is� a major element of fihe Tigard comprehensive plan . , � i. � . . � , . . o . ��"=' :. .,_ � . � . . �. � � . . .__ _ _ . _ _ ..:,.__-.-_._.._-- =-- ,... . . - ; I . � . � , , ` � 'i� � ' � I � ` • I 4. Heavy traffic is noisy, smelly+ , a.nd dangerous . It conflicts � ,.,..r,,i f . with residential values and a�ith many of the ofiher activit�es ' � , � �within the city. Therefore , major traffic routes need to � � b e d e si gn�d an d, loca te d in' a manner t h�t wi l l minimize t hese � � i inherent conflicts , at the same time• allowing motoris�s �� reach their destinations .quick]•y and safely. The compxehensiv.e • plan provides fflr •improvements in -the traffic system , it •_ - � designates streets and high�vays by category, and it sets � ; standards for their design. 7he major str.eet pattern indicated ; in the comprehensive plan wil ] give notiGe as � to hotiy the city � ; intends to route major traffic volumes tn the future . . - � 5. Convenienee is a major objective in 'locatyng shopping facilities� �• i and other businesses , At the same time their location should � no� conflict with r•esidential areas or create unnecessary � . traffic congestion . Tigard does not have �a "eentral business ' � district" in the sense that a very large .proportion of its � stores an�f other businesses are concentrated in the centrai location . The comprehensive plan seeks a distribution of � � neighborhood and community shopping centers in locations that are easily accessible to the areas they serve . These shopping � centers will be desig'ned in a manner that wi11 minimize �and . use a�nd traffic conflicts . ' . 6. There is s�ill an abundance of vacant land in the Tigard � � area that has potentiai for industrial development , and i:he � camprehensive plan is designed to encourage its use �'or this � purpose . An objective of the plart is to create employment � . :,� opportunities within the communi,ty for those persons who live �` ' , there . The plan also recagnizes th�e importance of a balanced ` � tax base in supporting necessary community facilitie� and � services . � Regulations set for industriai deveTopment will � insure hi _n,h standards that ar� in the interest of indus�r}r and the c9ty as a who� e . . , , . "; 7. 7he location of schools and parks affects the livability of � 1°igard 's residential neighborhoods . Youngsters in . the ele- mentary grades should be able to walk to school and s�hould ; not have to cross bus�r streets . Where possible, parks and � , schools shou7d be d�veloped on adjacent sites , tied to the greenway system. While the patterns of existing d�velopment � and tt�e topo�raph,y do not alv�days permit an ��ea1 arrangement � of schools and parks , the comprehensive plan vrill assist the � '! comi;�unity to approach this objective . . � ; . � . i; � ` RESIDENTIAL DEVELOPI�IENT The P�e�.ghborhood Plan descri.bes three typES of residential clevelop- ' men�t . These are single :family, multx-family and a mixi:ure of multi- � family and comcnez cial . . . Suk�urban Low.-Densit�r Residential Development ; , .. ,... . `_ . - , ; The sou�:h .�.nd east sl�pes of Li�ttle Bul.l �hlountain are clesi�gnated � �'� Sut�tirban LO�V-UP,J781t)7 Resiclential . The sotith facin� slope having a ,. 2 . . f'I ; ,. , . . ' • • ,• . h� . I r • � ' Y}..,- � ♦ . � . ,,,-. maximum density af 2 dwelling units per gross acre and th� west s].ape ' � . �, m�.ximtem density o:f 1 dwelling unit per gross. A lntiver resiclential ' �� density is neeessar•y in these�'arEas due to the f�ollowing �actors: A.. Sl�pe and �soil con�iitions are not suited to higher density � devel�pment �vith resultant ro�.d cuts and builda.ng excavations. I � B. 3u�bstantial amounts of tamber wauld be lost if developed at� � a higher density. .. . . C. These wooded slopes provide an outstanding natural fea-�uxe � • �: of ec�nsiderable scenia value to the residents o:f Tigard.� � T� denude and densely develop them �vould be a considerable � , lass to the community. . . PoZicr� Z,. The maxtimum averaZt dens%zy miZt be 2 duielling units ar � � � ' 6 persons per gross aere on the south stope of LittZe Bu7,Z Mouretain � and Z dme22ing unit or 3 persons per gross acre on the t�es� sZo�e. This densi�y may appZy to individz�at singZe'famiZy Zots ran�in� . � f.rom 20, 040 to 40, ODO; square. foot minima:m's or to cZustering a f � �- units, in a pZanned unit deveZopment. � Urban Lo�v-Density Resicl�ntial. Devela�inent The area on the plan map designated Urban Lo�v-Density Resident�ial { � ; • is intended for single �'ami3y r�s�ide�xtial deveTopment . This designation � is used in the Tigard Community Plarz and the first faur poliai.es re- � � lated to th:is designation are taken directly from this city-�vide plan. � Th�se policies establish density and improvement gu9.delir�es>�pr the `` Neighborhood. � , . �, { , � ; . PoZicy 2. The maximurri ov�eraZl density of deveZopment, rai��Z 1?e faur dmelling unit� or Z2 persons per gz�oss 'acre. ' This amount's to a � standard o 7500 s uare e.et a Zand � � .f q ,f .f per draelling unit� aZZo�a�ng for streets and other open space. Some areas wiZZ have a Zower �� I density oruing to topography, existing deveZopmer�t p�xtterns, or the desire of individuats to otun a Zarger �tot. ' . ; . . , . � . . • . , i PoZicy 3. ResidentiaZ subd�visi�n� tviZZ be deve2oped rvi�h paued � •� StT'66t5� �ui�LS u'.'rici yu��e:t35, Stpg�� Zights, �and �taa2kWays, ac- cording to city or county stana'ards . All utilities .tuiZ1. be � pZaced underground. � .' { , Poticy 4. DeveZopment wiZZ coincide mith the provision of pubZie ��• streets, raater and seraerage f'acili�ties. These fa�ilities shrzZZ ' be (ct) capable of adequatelr� serving aZZ intervening properti,es ��. - ' �'� . , as rveZ2 as the praposed deveZonmera�, and (�) deszgned to me��' " � city or county standard�. , � . �. . . r�. � . . . . ,t. . , .. .. • � F'o�icy 5. PZanned unit deveZopment rviZl be encouraged on tracts , ' ; Zarge enough to accommodate ten � or mor�� dwelli r�g,s. P Zanne d �u�niL• � l"'� '; deve Zopment zvi Z Z permi t a degree o f f Zexibi Zi t y in design �h�..� l, U�iZl en:able a higher quaZitr� of dez�eZopment' in ��aecordanee. mith �oning standards. � . � . . . . .� ' .-, � � �...-- ,� / . _ .. , � � � / , � , ,.. _ ___:�... __ _......._._-__:__-____.�_......�.�...�.._._.:..��..._W_._..y._.._.Ww�.........:._.___ �_.�..��.�..:�.:_........,..�,:u.;....,.:..�� : _ • • . . . . . ____....._......_ _. ._.____:......__ . . , .... , , . � : , , . . '� • . . 4- , „ . . . � . I ,� '� PROBLEM :. Should any mixing of housinc� types occur to include �� duplexes and apartments in the single fami1y area? � . . . •t.�� ' • The Tigard Communa.ty Flan allo�vs limited mixing of housing types • in ` T the urban lo�v-density residential areas. The con�rnittee concluded . that dus to the existing p�edominate s�.ngle famil.y character' o� the . Nei�hborhood, the dispersed housing pattern suggestetl in the Com- I� munity Pl'an �vould erode this established single Family character and : i+ its desirability as a resictential area. The mixtuz�e of housing types � ` � �.s, ther.e�ore, to be limited to duplexes scattered among single family uni��. These unzts would be allo�ved at intersections, adja�ent m�.- � � jor thoroughfares, and as a transitian between single and anulti- • �ir ,� family �esirlential uses. The intent is not to� put more peaple in " ,f a less desir.able location (tw� families rather tYaan one) but to pra- �� vide �. 2ocation for �his type af housing �vhile achieving the mast� desirable deve�opment. The locations sug�ested for. duplexes are t�ase areas usually developing with moderate �to less than moderatel.y riced homes. When a du lex is located wi i . th n thi P P s t e of are�. the . YP _ � 1 . . ; resul� is usually a more desirable �use of the site. .�� . � �� PoZie 8, The sin Ze amiti eharaeter o the area desi nated on �he �� \ '�--�,,.�._ 9 .f J f g ''`1�' �-`�"`� ��xzzrma as urban Zor�-densit residentiaZ is taie�ued as �P� P � a pasztzve asset. to be retained. Proae�ts proposed for this area must be jud�e� acc.ording to affects upon this eharaeter. . � PaZicz� 7. Within the urban Zo�-density residentiat area, aZZot� du- '�;� ptsxes ora Zots Zess appropriate for single famiZx� homes to in-- � ', cZude Zocat,ions at strzet interseetions, adjacent major thoraug3i- ... fares, and as buffers bettueen muZti-famiZr� and singte �anriZy areas._ . PROBLEt�I : The development of residential subdivisions often re�u7t in the loss of desireable natural amenities in order to provide the standa.rdized plott9ng and street patterns re- quired by the Zoning and subdivision codes . . � . PoZicy 8. When devetopments ure �roposed in the urbar� Zo�v-density � --��—�area--f'or sitea ruhi.ch ineZude identified naturaZ features u�orthy - . � of preservativn, �he ptanned deveZopment concep� shaZZ be uti- . . � Zized if the Planni.ng Commission determines - it the best method �for preserva�ion. . � �. . The plannecl unit development (P.U.D. ) allotvs deviation from the � narmal zoxiing standards, when it can be demonstrated a more desir- � � able devel.opment will result . An example i� the reeluction of in- dividual �.�t. si.�e to enable the creation of park a�ea. The P..U.D. � , is often capable af producing a more desirable living environment ' 1The Tigard Zoning Ordinance requires duplehes to b� consadered :for � • � approval by the Planning Commissia.n in a public hearing. Conditians ' can be placed upon the approval to i.nsure compatibili�y �yith the {� ,�f� surrottndin� homes and in addition, the ordinance renuires that �an�-`-nti41. sc�.pe and a.rchitectural plans be submitted and aY�pz•ovecl by the 3ite Development. Plan and Design Review Board . These approvals iasure compa.tibility with the existin� Neighborllo�d. . � . . �. � � , i �,. _ _ _ : • . , , . . . �, . 1nd it is therefore recommended that the lax°ger vacant parcels be � dPVeZoped as I�.U.D. 's. • f��^/ • � ' One P.U.D. method employs a clustering o� houses into groups of 3 � to 7, �vith t�he ].ancl bet�veen the clusters devoted ta public open spa.ce. ' �This type of development seems especially appropriate for the aarea • - � � north of O'ItY��.ra ,and� south of �Fanno Creek. . •This area con�ains t�va ponds ' that �orm the nucleus of a proposed park site. Deve�oping � this I�.n�i vvith a P.U.Ue cancep� is one method,o� a�cquiring a. park , site by allocving a �aigher densi.ty on tY�e adjacent Iand. Thi.s m��hod• � , = � o.f open-space acquisition is kn�own as densi�ty tracle-off and i� is � •" used �as an incentive .for developers ta donate park space. The � trade-off invalves aal�wing the numbe•r �of dwelling units which c�ou7.d� . ' be `constructed on the park si�e to incxease the density on ttxe ar�-� � • � '� mainder o:f the Farcel. As an ex�.mple, i� 20 acxes are to be develop�d" ' in the urban lo�v-density ar2a the tota�. number a� houses pexmitted is 80. If the cleveioper is re�u�sted to donate 3 acres for a park�, - • . 80 �houses r�vould still. be pexmi�ted, bu� on ].? acres. Al�hough 'the . � �density has been increased, reereation space has been provieted and ' the public berzefited. '• ' . . I.t is important to ncte this system woxks for pxopartionally 's�nall � , , . tracle-offs, but cre�.tes problems as the trade-offs get Iarger. For . • ic�stance, if th� s�.r,ia �Q ac�zs �vere divided in half wa.th'ten acres � � ' � fox park and ten acres fo� housing, the development tvould no longer be sin�l� family but multi-fami:ly. Therefoxe, �vhile tracle-offs can � . be used to benefit the ideighUorh�od, the int�nt �o:� the plan must not � be violated by permitti.ng rc�ulti-�amil.y densi�ies an parcels designated � � for single family use in an e:�fort to� accluir� nublic open space. . . ' . .- ..:s.. Urban b9eclium-Density Resiclential � �� '� '� ��'` ' � This lan�l use category provides for multi-famil�% residential devel.op� ment . It correspands to the same cat�gory pravidecl in the Tigard Communi�y Plar. and the fcllosvin� six policies are� taken directly �rom the Co,�ut,unity �la.n. Ttiese poliCies establish density a.nd im- . provement guidelinPS -��.r 't}l .P. I�TP.I_lrhbofihood. � • . PoZicy 9. The m�.x�mt.�m o?�eraZt densi�r� of deveZopmen� rviZZ be Z2 . drvetling units or 29 persons per gross acre. This amoun�s to • a s taredard o f 2500 square fee t a,f Z.and pez� d�ve Z Zing icni t aZ tor�- ing for stx�eets an,d other open space. Some areas r�il� �uv2 .,a .Zor,�er densitz� otuiny to topography or existing' devetopment �patter-ris,. . � PoZicy Z0. Urban medium-densit� residentiaZ areas wiZ'Z ' be dev�e,Zoped • � . , u�ith paved streets, curbs and gutters, artd u�aZkwa�'s, 'a�cordZ;n� - : ,to �itr� or cou,nty star.dards. All utili�Gies rJiZZ be pZaeed'under-• � ' grozcnd'. _ . ' . PoZicr� ZZ. DeveZopment wiZZ coincide with the provision af pubZ,ic , , � streets, �raat.er and sewerage faoilitieS. �Th�se fu'ciZzti�s ��h'aZZ � ` � be (a) . capa,hZe of adequateZz�. serving aZZ int'ervening properr'ies ; .- � � � � .as taeZZ, as the propo;;ed det��Zopment, ,and �b) .desic�ned to mee•'t • t , : . ei t z� on eoun t� s tandard�. � � � ,_. . ,. � . _ . :.� . ' :� ;.�; . ..J 5 � . �' —,� , .. _ , �_�.....�.y,�,,..,a....._...,_._._�.__�.-�-----_�_._ . . ---- _.._...__.__._..-___._�__..__:_.__....._.___..� _......_..._.. _.__._. ___.__.`- . . . � , • . � , . � . . _ . Poticy .Zl. Planried unit deveZopment raiZt be encouraged on tracts^, Zarge e�z�uyh to acc�o�nmadate ten or more d�uellings. PZanned � �,' unit deveZopm�nt ruiZZ permit a � degree of fLexibilitJ in desigri �� '� that wiZZ enable a �iigher ,�uaZity o; ,deveZopment in accordance � ' � , w�ith zoninc� standar�s. ' . . � . . PoZicy Z3. Sit� pZans �iZl provide for .adeqa�ate op:en space .to fa) .- ' ; � ° prAteet adjacent properti�s,� and (b) provide amp.Ze yard space� : , � - for r.esid�rits and ptay space for youngsters. � �� _ � � PoZicy Z4. h'igh design standards witZ be estabZished for stigning ' ` and appearance, inctuding the Z�ndscaping of setback ctreas arxd' �: th� designatz.on of access paints. - ; ' s . . -�� . _ � P ROBl�EM : Unfortunatel ' ; � y, some apartments have had a detrimental' affect on �he Neighborhood. Land not covered by. building is . _ given to the a�tomobile as parking , at the expense af iand- scapin� and useahle open sp�ce for residents . . . � As pravided %n Policy g,� the maximum permitted dPnsity �;s 12 dcvelling' , units per acre. This density is we11. belo�v the 19 to 33 uni�s per � acre allowed �vhen the Neighborhood's existing apartments �vere con- � structed, TY�e� resul_t of �these higher densities� �vas a site with �a . � t�vo ox three story biiilding surrounded k�y �. paxkz.n� lot with ).i.ttle . or no room �.eft for landscaping or on-site recreation space. � To remed�r this situation, the Tigar.d Zoning Ordinance has heen �amended . to conform �vith the Tigard Community Plan. �'he A-2 apartment� zarae no�� restricts density to a nnaximum of 12 uni.ts per gross acr� and � , requ�.res landscaping and on-site recre�.tion space. . . PROBLEM : Many existing apartments are poorly sited in re- lation t� adjoining developme��t. In some cases a�artments � have been � located where they conflict with single family homes � or where they become part of a commercial development . . �4lulti-famil,y development i� a living environment and its "liveabi],ity" . � is a �rimary concern of this plan. Apartment projects offering a � des�.rable living enviionment have tt�e �,o�vest vacancy rates,� the . loc�est turn�over c�f tenants and are capable of highex rent schec3ules � for �hei.x owner�� This type of apartment is desi.rable to the com-- � muni�y becaus� they can be taetter ma.intained, �he residents are more � per�aa.n.ent members of the community and the structures maintain a � ` higYa+�r taxable value over tk�eir l�.fe span. There�ar.e, each apart- � ment project .must be evaluated according to the kind of living en- � virca�ment produced. . � . � � . The impacts u�on surz•ounding Iand use, especially si.ngle family homes.; ;- � must be ronsiderecl. Large buildings should not totiver ovex single � flmily homes, causing tvindo�vs, balcanies and patios to look i.nto " . � the ainclo�vs of acijacent homes or apar�tments. , � � . Poticy ZS. Apart�,�ents shoutd be Zocated to produce an optimum Ziv�ing �nvironment for the oc�upants. DeveZapment criteria should in:- ,� . . ' cZucle: . . � `� � � � ' � d. Buffering bz� means of tandscapi�ig, fencing and distanc� from commarciat c�z�e��s and major �traf;eZC carriers such . . as Paeific Fli�hway. . ' ' . . G ' � . _ .. �-.__ . _:._: :_ ._ . , _`...�.:: _.:..._��. .._._..:�__ ._�..:�____�...._�,_..__ ._.._.. . ....._�,._...,_,,.,.;, ` ' ., . � � . � � ' , . ' . , ' . • . .-� � B. On site recrea•tion space as �eZZ as pedestrian and . � bTCycZe arcess to parks, schoals, and convenienc•e � , shopping. . ' � , ' . . C. The siting of huiZdings to minimize tha visu.a2 ef,fect�s • • . � , o,� parkirag areas and to increase �he availabilitz� of • . � �. ,�rivaey. ' • . :. • PoZiey Z6. Apar�cm�nts shouZd be Zocc�ted to produce the Zeast adverse affec�s upon singZe famiZz� ar�as. DeveZopment criteria shouZd . • tinetude: � , ' • .: . - ., A. Buf,fering by means of Zandscaping, fencing and aistance. _�.�,�.;� B. Cumpatibiti�� o,f design x�ecognti.zing th� conf�icts of � mass and height h�t�ueen apaxtmen� bui.Zdings and houges. . PROBi.EM : The higher density nf mu1ti-family land u.se gen- • erates • additional traffiic. This places an additional load • • � on 1oca1 residential s�tree�s provid-ing access to a muiti - family area . . . . � . . . The ability o� stre�ts to move cars �� and �r�m mti�lti-family deve].op- • ' Cri@rit .].S a �►�.jor �.i.ii:ai:i'viiai �`vi'ia1.u�S a:tlOII l.rOx' sei�cting apartment� sites. Sites �vere chosen which could be� reached tivithout usir�g 7.oca1 � , r�esidential stxeets. . , ` ,�. , • . . �r},__ • � PoZ�iey Z7. Avc�id Zoecxting apartments zuhere aeeess �an be qained � "' onZ� from ZocaZ residenttiaZ streets. . . ��* PoZicy Z8. The Design Review Board zviZZ .so7,icit the opinzo�a of' the Neighborhood 'PZanning Organizativril5efore upproving dev�Zopment pZan$ for apar�tments in this rteighborhood. � ' ""� � CO1�r,iERCIAL DEVELOPP�9ENT . • �he'�Plan propases two categories o� �ommex�cial develapmer�t for the . � ' Neighborhood, . a7.1 to be �.oc�,ted along Pacific Highway. These� are . Rctail-Commercia7. and Resid�ntial-Commerc�.al . The �Retail categoz�y_ . 1S intencle�. t0 a�Cvuuiii,ua.�� a r�.nge of x'@�S),1 and�service. commercial � uses; and the Residential-Commercial category provides. a mixtuY�e of apar�trnsnts ancl commercial pro�essiona3. us�s. � � � � , ' PoZicy Z9. Development shaZZ eoincide with the provisian �of`•�p�uT�Zic � ' , streets, tvater and seu�erage facilities. Phese faeilities s,haZi ' . • be ta) capable of adequateZz� se-rving aZZ ir��:ervening p-roper,ties . - • as u�elZ as the proposPd deveZopr�ent, and (b)� design'e�d to 'meet • �� citr� or countz� standards. `' � ' - � . . . . , .� .. .. ' '� THI; PACIFIC HIGH�VAY COPti7id�RCIAL AREA ' : .,.. . , . . � . . `� � ; ,: ' As. previously mentioned, all. commcrcia.l ' developn�en� is pTanned to . ' '� ' be located acljacent to Pacira.c Hi;htvay. Ho�vever, thE m�.joritS= o� I th�s development is planned to Ue of th� le:ss intensive, ancl pnl:�ntiall.y . 7 • :� --.�._.V.__..�.�_._.... �.._._._,_�_.:..:. �,,. ---,��.-x.;-_...._�::_..�- :-._--::.-----�_..-..- .�.._.. _ — .� :� , . . . •� . • . . � . .. . . � . . . , � . , � •, more aesthe�ic, Residenti�.l-Comnrercial type. TYiex•efar,e, a principal ' objecta.ve Uf this pX�.n is to, stop the continued spread of str�p com- � ;�,�• , mercial dev�lo�ment to �his portion of the �ibh�vay. Latnds designated Residen�tial-CommerGial shal:.l. ac�tiere t� the stan�darc�s of th� ci�y'�s rlitlti�-F'arnily and Commercial-Professional zoning dis� � . tricts. The gen�ral devslopment sch�me to be follo��reci �v�ien develop- , � � . ing• these properties shall be to locate the commercia.l-professiona7. u�es alon� th� highway �rontage and the muTti-family u�es behind � these. • , P,RqBLEM : The traffic conflicts created by developm�nt ' . along Pacific Highway result from the access pain�ts or � � �,,`.j curb cuts anto the 'highway. Each access po�nt has tfie . .: i effect of creating an intersection. w� t�, resultant left, � : , � and right hand turning mouements onto and off of the � � • {� highwa��. � :. i . • � . � ; , � Solving the �prablem of traffic congesti.ori cxe�.tecl by striF commercial�. . > development means controlling higli�vay access. This plan proposes E . combinin;g �:� access point�s as a primary method of contxol, 7�his . w method depends upon some degree of cooperation �by the property otivner� " because access is a property right unless purchased. The state present- i� ly controls the lacation of access points by renuiring permits �for • 'sj curb openings. . ;, . � �; � � � ,; �� >• . Curb cuts ��hich ax^e close together can usually be combineci �vithout F �' �R. . .., any. adverse e:f:fects upon busi•ness. As ne�v businesses are construc.ted., � t.�e access p�ints should be ,the minimum required :for pro�er tra�fic : �ircu.la�a:on .and, �r-here possible, existin� curb cuts ca.n be uti�ized. g'oZiey 20. Pacific Highr�ay is devetoping as a s�rip commerciat �; hzghzvaz�. The .traffic-carrying capacity o,f this �Cighrvay shouZd � have the highest prioritr� and ad;jacent• c.ommercia? deueZopment - • • �,` , shoutd be subordinated to this need. • : � t• . . ' � . . :�� f�. . � PoZicy ZZ.. In the. interest of' safety and efficiency, the numbez� . • � �.' of highr�ar� acceES potints must be kept to a minimum. Hherever ' s 'pGS'siblea busines:�es on Pacific Highway shoutd be cZustered� �; � � .�= and share common p�rkiny faciZyties and driveways. As neu� , � - .deueZopment occurs,� th� number of access points shouZd not �_ F exceed the number necessary for propertr� on--site traffie cir- ` I� e�=la�ian and, r�here possible, shouZd be cambined with access to� . �' � . . ac��-a�ent- busin�sses. ' . ; ° - . _ . . - . ' . ' � . INS'I'7TUTIONAL I)EVEL(�F��rIENT . , : ' ��; i � � e� �. Tho area occupied by Tigarcl High School , Cook Park ancl the l�nds �� a�utting the Durham �Yaste �Yater Plant , are desi�r�atecl �or .Institution�,7 � D�velopment . The follo�ving uses are cleemed appropriate in the insti.= � � � tut i.onal category: , , : .,� . '� , ..., .. - ' � �. 1'. . -�rist:i�tiiitional': zon�: - f .. � : ` . . • i , :;;,� • �� . . � _ � _ r ^ > " ,� . -Y--- _ _. _ _ , _. _ ___._.�:_�....__�_.,.__ �..�..__.._.�r_..�_____..._. ___--_._._..____.._ ; .__�_.__....�___._---�.�._..____._�......_____.._.__�.._.........._w...__.._._......�.___.___ . .,. � ' . � . � . � ; � , PERP,IITTED USE�: � , . ' � � , . . . . + � � Customax�r A�ricultur�.l Operatiozls includin� general. .��.rmi.ng, , _ , ;�, truck .�armi;ng;� -�ruit �rchards, nursery, greenh�use:s:anc� usual � � , farm �uildings;. • . . ' . . . . . . tJFfice� Buildiiims for executi.ve ox administrative •uses and ; • " .^ �� ;.�ndustrial product sales. ar:d service, and .ps�a:fessional �oP�ices _. .�or.;similar use�. , . . . ` - . Resparch and Development Laborator�.es .incl.u,din� '�xperimental, _ testing and proc�ssing facilit�.�s. . , . .. �, Mat�ufacturing �and Assembly of Electronic Instruments ,and Equip� ,.� ` ment ;and Elec�rical Dev�.ces. , • • •� : � Trade . Skills or Industria,l Schools. � � : � . � � � . � � . . „ � . Publishin�, Printing, and Bookb�,nding Facilities. , . � ' . i _ bianuf.actu�in� o�. biedicinPS�and �'harmaceutical.s. �.. ; . ., ..� . . . . � bianuf3cturing and Assembly of Precision �nstr.:uments�:;Tools or ' Devices. � . - . � � � . ., • T-=------- _. . . . , . . . �: � �, . . �COND�TIONAL TJSE�e . . � � . • Indoor and Ou�d�ar Recreata:on �'aciliti.es including tennis, rac- .�- ', .,. quet and handbal]. .courts, .and stivin�ana.ng f.aciliti_es: .. �• �. � � � � � ' " ' Institutional Us,es iz�cluding schools, public utilitie�;,` su�h �� ' , as tv�aste wa,ter ,treatment faca.liti.�s, lod,ges for fra.t�"rna3;. �,or- � ganizations, and churches. � � , . : . � < . ,2. Instit�utional land use be subject to �he specific requir�ments ; � of the M--4 aone -where applicab7.e. , • � , ,. � . � - i __...-- . � . . . . �, .. � STF3,EETS . . � ' . �. P �OBLEM : The ma jori ty Q.f Nei.ghbor..h,00.d stre:ets a�r.e i��nadequate . � to serv� �he current traffic need ..f4r safe.ty and efficiency. . . � The si tuat ior� wi 11 b�com•e worse ;a's d��a1 o.pmen�t i ncreases . . � The' traffic circulation element of the Nei�hborhood Plan ,i�s<�:intended ' ' ' � � to provide the necessary automobile access,.to pr`o�erty, wh�;Ie:�minimi.z- ' in� the impact o:f traffic upon the residential� area. Tha fol.lotving • s�reet standards are designed to �be of sufficient capacity to accom- �� moclate tuture traffic volumes. , . ; • . � . ��%w; STR��T STANUAFDS ;. . ,.. . . •.��j�� . . , , , ..� � � ; . r` � , . .; ;�:�;� , _ . Arteria� Streets . -� � • ' . . . . �'' � .. , - - . � . _ ,� ; �Y �, �,� Purpose: To carry hi gh vol ume tra.f f ic f lo�v and to connect • � . major traffic generating axeas suah as �resid.e�.tial: ' � n�ighborhoods, commercial centers, industrial' ai•eas, . . and neai�Uy communities. . • . � . . ,9 ' ' . � , , : t + . . . � � / . . . . . .. .� . , , . � • .. , ' �. . Arterial Stanciards: • . ' " � ' . .., Right=of-tivay wiclth . 80 feet - 120 feet ° ' � �� •PavemenC �vicit.h ' 12 feet per Iane � lioving lanes 2-4 `� , Volume 6,000-�0,000 vehbcles pe: day • � 'Dri��in� �spced • 25-45 mil�s per hour - � . - . Residential Arterial Standard.s : (see figures l. and• 2) � �Right-of-�vay �vidth 90 feet • � ' Pavement width 24 feet with a Iandscaped median � � � strip and 36 feet at intersections �to. ,.�'.'= . � accommoda.te a left turn lane " -� , b2o�c�3 n� lanes � 2 , : � - . � Volume • 6,000-12,000 vehicles per day ' � � � ' Dri`�ing speed • 25-35 miles per hour � - � `; , � Arterial streets desi�natPd by the p�an: • � . � � , . Paci.fic High�vay ' • � � . Ha],1 Boulevard and Durham Road: These t�vo streets are to� be ' . • � developec� according �to t�e standard �or resicien�ial arterial.s. ` . r, • , - '`-CoTl�ctor• St'reets •.• . __-__:_ _� _ --- _. . , � Purpose: To �collect and distriblrte trlffic between arterial and . local streets, or directly to traffic destinations. A -�,_ .x�� ••• , secondary purpose is to provide access to abutting prope�- 'ties. � � '. Collector Standards: � • � " Right-of-way width 60 foot min�.mum . , � . ' Pavement wi.dth 36-44 reet • � • � .- Moving lanes • 2 • � . � • � � � '• Valume .1,500-9,000 vehicles per day . . � • -- - D�ivi�ng�Speed � � 20-35 �miles per� hour � . - ;,. ' - " � `'Collector streets designated by the plan: � � �� " `` I14cDanald Strzet ' . . .•,`i � 97th-98th Avenues -� • . . ' � ' �{ . Sattler Road . - � � Summerfield Drive �� Local Streets � � � � � _ . .S Purpose: To provide acccss to properties a.butting t.he stree.t. . � ' . � Local StancTarcls : � . Ne�v Stree�ts ' � �' . �. i Right--o:f-�vay 50-60 f.eet (50 .foot minimum) ' Pavement widfih 32-3'6 f�et , , ; , . , . - I • 30 � . � . a, . . � ,,,, t . �; _ - — , • , ` ; �_ ' , � � : . ' ..� • - ' , ' , . , . � ' , ' , .. . . , , . � � , � '; `; � Etample �of fteszciential Arteri2:1 Standax-d .. ; ,f . ' � � . , , . , I .. . . � ., � . . ?�� _ , .. . . .. , � . . � i. ' . . . ' �, 1 . . . . ... _ ,. .i . ' . , . _ . . . . � � ' ' . .. , ,. �.� '� . . , . , ' : . ' ' • . � •�• .. i ••'�'� . . . ' " " • . • � ' � � � • • •, • r . • _ ♦ 'y-' r, • ' _y r,. "� . - •� � � .r: • /! . . � „ri� � .,_ . ... , �,. . . . � � . � . . . . . . . �'. _. • - • � � . : , • • ,.; „ � . . . �i��r J _ � � . ✓ �;�,'� �' ,.a� � � . ''' '/, �"<'=��:r.��i-- � , �;� .'-=.::;:,., - •fr-='� � :. yr�. , ,:, . � , � . . . . �: . . , , . : 1 � ,�s;; . _., . .. � . �... � ... 15� �.5' 8' 8' 10' 12' 14' 12"' ].0' 10' S` �"r , i. ,�, . Ear th � + � , , . . � Ear�.h , Buildino Berm �.• . `' '.` `` . Berm � Line . � a� s+� � � . � s+•� m ,�t � �w � �v c a � a� .� m r.,.:, .� .-� �, •� � � � • "�" ' a �w , �� . � . . � N .�� . . ....�. � �� ` � ..� . . - tx� A .in� • v,a�..,. A • �v� . . . •..•.; .. , . . . . ,� .. . ' , • 90' RIGHT OF� WA�' �` � • � : , ' ^;Proper4.y. . . . . . -Proper ty , . . . Lzne - . . . . . L3ne � . � . .�,. . � , I . • . . ... . . .' �. . . ..., .. • , i..� � � -- . . . *'• ��:�'. • . .. �`....:,- . . ' . , '. . ' „ . . ;, ; :r- , � . . • . . t�, . . . � '.;;' ' :,'.. . �•- ,,�II , .. . .. ' • . �:� +� � r, ' • - ' '�� li ; � ,. ' . , .,_ �,., • f�:i I � • e_ .. . ' . ,_^� � -,,. . —..._..:.,,.,., , : , . (` � � t , _ __ _-_ _ "�' •'r�"�_��. . _ I I 2 STAFF REPORT AGENDA 5.5 f ' TIGARD PLANNING COMMISSION G MARCH 3, 198_l - 7;30 p.m. FOWLER JUNIOR HIGH - LECTURE ROOM �' 10865 SW Walnut Street, Tigard I NO SUBMISSTON OF ADDITIONAL MATERIAL BY APPLICANT SHALL BE MADE AT THE PUBLIC HEARING UNL�S5 THE APPLICANT IS REQUESTED TO DO SO. SHOULU THIS OCCUR, UNREQUESTED, THE ITEM WILL BE TABLED UNTIL THE FOLLOWING HEARING. DOCKET: COMPREHEN5TVE PLAN REVISION PLANNED DEVELOPMENT, CPRPD 2-81 (Edwards Industries Med.ium to High Density Comprehensive Plan Change) NPO #6 APFLICANT: EDWARDS INDUSTRIES OWNE R: SAME 6800 SW 105th Avenue Beaverton, Oregon 97005 r. REQUEST: For a Preliminary Plan Review for a Comprehensive Plan ' Revision from City of Tigard A-12 "Multifamily Residential Urban Medium Density" to A-20PD "Multifamily Residential Urban High Density Planned Development Distri�t" to build a home for the aged. i' SITE LOCATION: 14240 SW Pacific Highway and lots connecting to the southeast �; and east (Wash. Co. Tax Map 2S1 10A, Tax Lots 302, 400, 501) ;'i STAFF NARRATIVE: t �� i� s At the present time, this parcel is zoned A-12 "Multifamily Residential" :+ on the Zone Map and Comprehensive Plan. It is the intent, in thi.s case, ��I E-', to change the Comprehensive Plan from A-12 to A-20 "NIultifamily Residential". �; Under the Code, all Multifamily must be reviewed as a Planned Development, !'� hence the A-20(PD) designation.� As the applicant states in the attached °� Narrative, the purpose of the Change is to allow construction of an eighi:een ,', (18) unit elderly housing complex. Present zoning is A-12 "Multifamily 1 - twelve (12) - units per acre". Proposed construction of eighteen (18) ; units per acre would not be possible under p resent zoning. The 1ot is .93 { acres. Under the PD designation, the Planning Commission could allow a h ten (100) percent density increase for app roximately fourteen (14) units if i'''! F'. open space could be found as a "tradeoff". This is not the case. �; ;;: k What the developer has proposed is a living complex for the elderly. The proposed site plan meets the criteria for landscaping, and if you figure one �(` (1) space per two (2) units for parking; parking is adequate. The fire i� department has reviewed and apr�roved the plan. �;� i� i? The issue is whether or not to allow six (6) additional units on this site. �;1I,, Applicant is requesting three thd�.ngs: Comprehensive Plan Change, Preliminary i:.'' Planned Development Review, General Planned Development Review. 1-I i�I "i ��'I i:; i`�' �'a: ��'�� 'I STAFF REPORT AGENDA 5.5/CPRPD 2-81 TIGARD PLANNING COMMISSION MARCH 3, 1981 Page 2 FTNDINGS OF FACT: l. Present zoning is A-12 "Multifami.ly Residential". 2. Necessary public services are available to the site. 3. Adequate acaess for emergency vehicles can be provided to 99W and through the development to the Tigard Care Center to McDonald. 4. Un der the Code (18.60.120) , 1.5 spaces per dwelling unit is requixed - twenty-seven (27) spaces. Nine (9) spaces are shown on the plan leaving I a difference of ei hteen (18) s aces. Twelve (12) wiits would re uire 9 P q eighteen (18) spaces. Parking requirements for the elderly could be reduced to approximately one (1) space per four (4) units. (4.5 spaces required) if the elderly are residents. Under the PD, the Planning Commission could grant variances to the parking requirement. Z�pplicant has applied to the State f or money to construct the project for the elderly. Results of this application are not known at this time. 5. Tigard Care Center is immediately north. 'I'he site plan indicates a large open area between the proposed building and the existing Care Center. The proposed building will be built into the slope thus reducing the physical impact to the Care Center. 500 - 600 square feet per living unit is pxoposed. 6. Mass transit is available on 99W with Txi-Met. 7. Ordinance Number 80-90 - Al2/20/40 Section 18.24.020 Lot Requirements states that building covexage may be forty-five (45�) peraent of the lot. .93 x 43,560 = 40,510.80 square feet x 450 = 18,229.86 square feet of building allowed. Applicant proposes 12,350 square feet or approximately thirty (300) percent lot coyerage, Buildin� I (smaller) = 3,750 squaxe feet Building II (larger) - 8,600 square feet CONCLUSSONARY FINDINGS: l. Proposed development can take place on this parcel if the applicant can � provide additional parking spaces. ' 2. Fire-Life-Safety concerns have been reviewed by the Tualatin Rural Fire ' Protection District Fire Marshall. ' STAFF REPORT AGENDA P•�NI�'DCO�ISSION TIGARD MARCH 3, 1981 Page 3 i , 3, All public services are available to this site. STAFF RECOMMENDATION: roval of this Comprehensive Plan Revision from A-12 Staff recommends apF_.�_ 1 Residential Planned Development "MultifamilY Resid�ntial �� to A-2�pD "Multifami Y con ditions: District" and the F.reLi'minary and General Review with the following l, Levelopment subject to Site Design Review� to be reviewed by Tualatin Rural Fire Protec'tion Distriet. 2. Final p��►S gW t o� Tax ; r ement be p ovid fo ac ss f om , J int acce s ag 30 �2�Lp�to�e r�orth Ti ard Care 3 S 1 10 ) an d�ax � da �°:..�.-G±--t,.�'� 1��,�� t 00 �� ,.�2�'� ,�Z'�'_C"L%_ �a-� �(��JJ7 d��'t�r'.. .r J �_ en �r) • C;C'J�'tiL`'J ��,r �,,.� yc_r��ft-rl::P..ts-�-�.z��-�� gevievr material. �G �? �v � �.Lc� ,��'l'�' `'�'�.�---� ".� � ��.�.�,�t �� ,�e.��Y•zn�c-��c�''o be submitted w�-th Site Design �''`�� 4. Revised arking lay laced upon 5, No OccupanCy Pe�its shall be issued��d haveabeen satisfisd an d inspec'tions this development by t�e C�-ty of Tig ro riate department. ve ri fyin g this have been carried out by the app P roved Plans or specifications unless formal 6, No changes Will be made to app ,_ is made to the appropriate City department e aW°ianbesmade application lication for chang �, roved by that department. �P s` are app licable drawings. in writing and sha11 include app t„ Zans for all work in public xights-of-way � •7, Grading and �°nstruction p re ared by a registered , ublic improvements sha11 be p P and sha11 be � and all other p standards, ;, professional engineer in accordance with City i submitted to the Public Works Department for review. ` liance Agreemen� and must ;; ui.re a Comp i� rovements wi11 req �g must be either r:: All public imp the Public Works Department, a rove d by �' y� (design? PP constructed prior to the recording o� any (�) fully and satisfactorily final plat, or issuance of �� mi.nor lanc7 partition, p�lic dedication, or (2) bonded to the City for 100� of the estimated Building Permits; of anY minor land partition, p�lio � cost thereof prior to the recording PeY�,ts. S dedication, final plat, or issuanCe of Building I laced underground. Street lighting 8. �,1 proposed utilities sha�o ed by the Public Works Department. installations shall be app 9. All street and parking areas shall be concrete or asphalt. All sidewalks sha11 be concrete. permits shall be issue�� until the expiration of the twenty 10. No BuildinJ eriod from the date Qf aPProval. (20) daY aPPeal p i a anni irector : ;; . �` ' Departr►ient of Commerce N1 32 HOU�ING DIVISI�N v�oTOR,,T�vEH LABOR & INDUSTRIES BLDG., SALEM, OREGON 97310 PWONE {503) 378-4343 f30VERNOR February 19, 1981 Aldie Howard, Planning Director 12420 S. W. Main Tigard, OR 97223 RE: CANTERBURY TERRACE II Tigard, Oregon Dear Mr. Howard: The Housing Division has received an application from Edwards Industries, Inc. for a mortgage loan to finance an 18 unit apartment building for the elderly in Tigard. In March our Housing Council will r�view the a�plication at its monthly meeting. The Division has financed 1628 units of multi-unit e1derly housing throughout the state. It has been our experience that elderly housing rarely, if ever, needs the amount of parking spac e which is required for fami1y of mixed use housing. Therefore, it has been our policy to support a reduction of the number of parking spaces required i per unit in housing for the elderly. The space �can be better used as lawn or other op�n areas for outdoor use by the residents. In addition, housing financed by the Division is always located near public trans- portation further reducing the need for private cars by the residents . Mr. Doug Edwards has indicated they are requesting that the city ' allow them to put in 14 parking spaces �or the 18 units. We support this proposal and urge you to grant his request. Sincerely, M. Gre mith Administrator MGS/KL./dkm cc: Doug Edwards AN EQUAL OPPORTUNITY EMPLOYER �_. _ _ . . : . ,„ :,- ,_ . ._.. .. . ... . .. . . ._ ,. ... .. . . . .. _ . .... ..... .. ... . . ._. . .. .. . ._ . . _ .. ... . . . .... ... . .... . . . . .. __ ill J ��I STAFF REPORT ;I AGENDA 5.5 ai TIGARD PLANNING COMMISSION :i MARCH 3, 1981 - 7:30 p.m. � FOWLER JUNIOR HIGIi - LECT[JRE ROOM ;I 10865 SW Walnut Street, Tigard � NO SUBMISSION OF ADDITIONAL MATERIAL BY APPLIQANT SHALL BE MADE AT TIiE PUBLTC HEARING I UNLESS THE APPLICANT IS REQUES'I'ED TO DO SO. SHOULD THIS OCCUR, UNREQUESTED, TfiE ITEM WILL BE TABLED UNTIL THE FOLLOWING HEARING. � a DOCKET: CONDITIONAL USE, CU 2-81 (Edwards Industries Professional Office ! in a C-3 Zone) NPO #6 ' i APPLICANT: EDWARDS INDUSTRIES OWNE R: SAME � I 6800 SW 105th Avenue t I Beaverton, Oregon 97005 � REQUEST: For a Conditional Use for professional or comm�rcial office � building in a C-3 "General Commercial" Zone (Section 18.28.020 of the Tigard Municipal Code) � 1 i LOCATION: 14240 SW Pacific Highway and lots connecting to the southeast � and east (Wash. Co. Tax Map 2S1 10A, Tax ].ots 302, 400, 501) PREVIOUS ACTION: - Reference MLP 5-76, CU 20-76, and SDR 15-78 (Staff Reports � are attached) � FINDINGS OF FACT: 1. All public services are available for development. 2. Applicant is requesting a variance from the Code requirements for parking - sixty-three (63) spaces required for the 22,080 square foot office development - sixty (60) provided. 3. Project has been reviewed by Tualatin Rural Fire Protection District Fire Marshall. Joint access agreement exists between owners of property at 14300 SW Pacific Highway and applicant. (MLP 5-76) CONCLUSIONARY FINDINGS: l. A Conditional Use for professional or commercial office building is allowed with Planning Commission approval in the C-3 Zone. 2. Zone Map states C-3, Comprehensive Pl.an states C-3. Property is correctly zoned. 3. All. public services are available. III. STAFF RECOMMENDATION: Staff recommends approval of this Conditional Use for professional office in the C-3 Zone with the following conditions: ■�° ,., , I STAFF REPORT AGENDA 5.5/CU 2-81 TIGARD PLANNING COMMI5SION MARCH 3, 1981 Page 2 1. Joint access agreements be recorded between owners of Tax Lot 400, 504 and 501 to ensure access to all pa�rcels. Documents to be submitted to Planning Staff prior to issuance of Building Permits. 2. Oregon Department of Transportation, Mr. Bill Geibel, shall review this project and respond in writing with comments prior to the issuance of Building Permits. Improvements along Pacific Highway shall include an eight (8' ) foot concrete sidewalk next to the curb. Storm drainage plans sha11 be submitted to the Public Works Director prior to the issuance of a Building Permit. All improvements along Pacific Highway shall be made to connect north to Tax Lot 300 and south to Tax Lot 500. i 3. No Occupancy Permits shall be issued until all conditions placed upon this development by the City of Tigard have been satisfied and inspections verifying this have been carried out by the appropriate department. i 4. No changes will be made to approved plans or specifications unless formal ' applicatiQn is made to the app ropriate City department an d changes � are approved by that department. Applicatian for changes will be made j in writing and shall inc].ude applicable drawings. ! 5. Grading and construction plans for all work in public rights-of-way and all other public improvements shall be prepared by a registered professional engineer in accordance with City standards, and shall be � submitted to the Public Works Department for review. A.11 public improvements will require a Compliazice Agreement and must � be (design) approved by the Public Works Department, an d must be either � (1) fully and satisfactorily constructed prior to the recording of any � minor land partition, public dedication, final plat, or issuance of Building Permits; or (2) bonded to the City for 1000 of the estimated � cost thereof prior to the recordin g of any minor land partition, public � dedication, final plat, or issuance of Building Permits. �I' �6. All proposed utilities shall be placed undergrouncl. Street lighting � installations shall be approved by the Public Works 1�epartment, � � 7. All stree•t and parking areas shall be concrete or asphalt. All sidewalks � sha11 be concrete. � � 8. No Building Permits shall be issued until the e�iration of the twenty � � (20) day ap,peal pe riod from the date of approval. � 9. No minor 1and partitions shall be made in reference to this project � unless formal application is made to the City of Tigard Planning Department � and the minor land partition is approved and recorded. � � s � � OW �' 1an ' g Director � ; � � :..��.�:::. _:. ..._.. .._ ;:.�__ .:.__,. _ - � . . i , �. . » ��. / � STA,FF REPORT Agenda 6.1 Tigard Planning C�mmission � July 20, 1976 - 7: 30 P.M. Twality Junior High School - Lecture Roc�m Tigard, Oregon ' DOCKET: I14LP 5-76 REQUEST: To create thrF? lots out of two existing lats. LOCATION: Along SW Pacific H�igtiway, north of SW Canterbury Lane. (Wash. Co. Tax Map 2S1 10A, tax lots 400 and . 501) . . . � � APPLICANT: James L. Cain/Edwards Industries, Inc. BASIC FACTS: . ' . . ,:;� 1 . The site �s designated "Residelntial Commercial" on the Tigard Comprehensive Plan and �oned "C-4, Neighborhoo�d� � Commercial: . ' ,.:,, 2. The existing site is used fQr a r.�al' e.sta.t.e o�ffice/ • consLtlting se.rvice wi th m�;�t o.f �the p�.rcel being vacant . . with overgrown grasses. � . � '4r ... 3. The surrounding land uses include a sanitorium, an an�mal clinic, a single family residenc and SW Pacific Highway. FINDINGS: � 1. The applicant has requested partitioing approval to create a 16,500 square f c�J 4 r i!i'!•G1 V tA L i!1 L4H�J GA1,a�11ig lots. 2. The proposed lotting pattern provides for �the. setbacks r.equired by Section 15. 32.040 of the Tigarci h4unicipal Code for C=4 Zonin.g. � 3. The propased lotting pati;ern ciue5 -i�ut "create a lot • nor reduce either existin� lot below the minimum lot � size requirements Gf �e�tiuil I8. 32�:0�0 of �he Tigard hiunicipal Code. ' . 4. The proposed lotting pattern bisects the exis�ing park- ing lot . The applicant has stated in the submission that joint use o� the acc�ss drive and parking area is intend- . ed. Section 18.60.03Q of th� Tigard Municipal Code allows 3oint use .of such facilities upon d�monstration of recorded cross easements. 5. The prime concErn in reviewing d�velopments along : SW Pacific Highway is traffic circulation and safety. In this case no new access drives ar� being created. CONCLUSIONARY FINDINGS: . � _ _ . _ _ _ _ _ _ _. _ ;� ..� � M �', , ;ry�(; -/ `Z 1. The pro�r.,�.s�.l" conform� to the Ti�;ard Compre.hens:i.ve Plan and the requirements of the lot size �.nd setback r�quirernents of the Tigard hlunicipal �o��.. . �TAFF RECOb1t�4ENDATION: Staff recammends approval of the following condition: 1. A satisfac;tor� recordecl cross easPme�t,. agreement..b� filed with the City Recorder. � � . , � . �, , ' � . ':� . . � . � . � . ' � . _.. , . , . . , , � ,-. . . ... . ,. ,.•. :. • .,,,, .. . .. . . �'`:; . : _ � . . . . . . . . . i • �; � . . ,: _ , _ , _ : . - � • .. . . • . • � �:,.. f•. . � .. . . ... ; . - . ' .. , .. � . .. . . � ' , . '� . •. .. . : .: . . . ., . . . . � . , • ' . I ° � . . . . . . � , t ' ........ .. , .. .... ..... ' ` . ' �.... .�. .. . ..._.. ...,F�....... . .. ...n. . . . . . . . . . � .. . ' • . ' . . . • r E .. � . .. . . . ... . .. .... .. . .. . . . , . .... . . . . . .,.... ,... . " .�-�� - 1,^ � =�:.�:1.; - C1°T'1� OF' T'ICA,f�D ,� ,. ,.,o..>��.. ,� . P: O. Box 23557 . ' ; .,_ .. 12420 S. W. Main ' Tiga►d, Ore�pon 97223 � � . .. ;";,' �� : July 26, 1976 _ #. , . _ � , , :�; . . ,. . ._, Edwards Indust�ies�'- , � , . � ,. � 1035�0 S.W. 5th Avenue � � � � ' ' � Beaverton, Oregon 97005 File: IIdLP 5-?6 � Dear Sir: Please be advised that the Tigard Planning Commission at their regul.ar meeting of July 20, 1576, appraved your request to create three lot� out- of two existing lots on S.W. Paaific Iiighway north of S.W. Canterbury La.ne. �fihis approval is sub- ject to satis�ying the following conditions: �, , 1 . A sat�isfactory recordEd cross easement agreement be filed with the City Recorder. ,:�� ,.� �. Th�; existing easement be moved to the middle of the 1�''�.��t'�",� � property and extended to the east property line and 4�� all access to the newly created lot tbrough the n�w `��t'-��-1-��1 J t�-`� _, � � easement . ��:";�` �;�:i'��'�f.<� �,�.: The existing access easement be vacated. If we can be o� any fuxth�r as�istance, please do not hes�tat� to contact this office, 639-4171. Sincerely, Richard Daniels RD: sf 4.s�ociate Plwnn�r Note; The following acknowledgment must be received by the City of Tigard within fourteen (14) days of your receipt of this letter. Failure to return this �acknowledg7ment may result in action by the City of Tigard. I hereby acknowledge this letter documenti.ng the action of the Tigard Planning Commission. I have received and read this letter and I agree to the decision here documented and to abide by any terms and/or conditions attached. , � sigriature 3 o s��.� �� date ' cc: Building Official . ' City Recorder � . _ �,; � E.; •y � `. � �,. � ,� STAFF 1�EPORT '' � Agenda 5.S �� Tigard Planning Commission July 20, 1976 - ?: 30 P1� Twality Jr. High School - Lecture Room Tigard, Oregon �`� � �1 DOCKET: Cu 20-76 (Cain/Edwards) REQUEST: To locate dental office in a� C-4 zone , . LOCATIDN: 14300- 14302 SW Paciric Hwy. , north of Canterbury Lane (WasH. C�. Tax 32ap 2�1 10A; �ax lot 501 and 4�0) . APPLICANT. James Cain and Edwards Industries, Inc. BASIC FACTS: :� _ l . T'he site is desginated "Residentia2-Commercial", Ti�ard . � Comprehensive P1an and z�ned "�'-4, .:�1ei.gllhc�r?�c�qd Commercial" . :, . �� 2, S�ction 18..32. t724 (9) allows dental; o�f_ices, medical o��ices a5 conditional uses in the C-4 zone•, 3. The surrounding land usP c:�n�;�ists �s ��n.?±�rium, a single family � residence, and ar animal. c.lini�: , F 4. The site presP�ntly I�a.s a. prnf�ssir�n�� nffi�e building �rith �f real esta�e offices. �; � � FINDIPdGS: ;� � l. The applicant has requested a cqnditit��al usz permit to � Zocate a d�nta.l clinic in an existing buildin� presently occupied by a real estate company in a, neigfiborhood r commercial zone. • � �": 2. This applica�tion is intended to be considered in light of i� minor land partition also on the July 20, 1976 agenda. If �that partition is approved as submitted, the lot size and {� setback req�irements are satisfa.ed. :;,,� ._ � ::i 3. Section 18.60. 100 (4)(E) re�quires� one par3�ing space for eack� � 200 square feet of gros�s� floor area for a den�,al clinic. ` The site lan shows that the existin buildin is a '=' P g g pproximate�f ,. 1.100 square� feet thus requiring five parking spaces. The '=' �site plan shows eight parking spaces presently on the site, E_-� six of these are on a separate tax 1ot. A condition of the �'� partition approval was that joint access and use agreemen�t €�I be... filed with the, City Recorder. If that is done the'ri th�� {�' parking requirements of the code have been satisfi�d and'� �"�'� 4:', an� additional structures will also have to provide more z1. Na�rking spaces. r" t,.,� E� 4. Ar� access easement exists along the west property line. �;� This .easement was intended to provide accessment to the ''° i-'. retireme�it home to the northeast. Edwards Industries has t: . $ �: �i �. � �'`� �:. ,. � ;. , .... . � STAFF �tEPORT �� . . , _ ,, Agenda 5.� , .. . .. � . :': � � ; � Tigard Planning Commission ,,; ;.. t , � �: , ;.. , , t ' ,; � �� . � July 20, 1976 • : ,. . . . . . , , . - Page 2 ..� . � `1 y . 1 .. .. . ' . � � .. . ' . ' ,.` . � . ..... .�.��., . . ..... . . .. . .. .. . .... _� ... �. .... . ...r. . . . . indicated that they intend to develop the remainder of their pa:rcels in medically associated build�.�.�s and, interx,d, I . : ,.. �... ,; to have s�mething on tne order of a medxcal plan develop`-'" i c;t. :.;:� � .(��,,.; ,�:ment on , thi.s:p.axcel� Th?s...easPment in; combir�atian wi�h,,, ,,•:,. - � . � �the existing access point to the re�,lty o�fice a,nd the � . existing driveway to the residence to the north, provide � ? �,� }tl�,ree .,access to thi� large.r �.rea. .� . ;; 6 : � ..� ` t . . . . . , . , , . ,f:�.. 1,� , � � CC�NCLUSIONARY FINDINGS : . ' � 1 . The location a.f a dental clinic at }this site coiiforms' tn � � � ,,.....; _ �-the �use. designa,tiQns Q� the Tig.ard'.�Cpmmunity Plan< �, ;- � , . _.. . ._, . , �; 2. The praposal con�orms to Section 1�. 32 of the Tigard�� . . �. 1 �viun�.cipal Code. ; t . , `". ,.:> ' .� j �� xe� ue�st��.n�dnt . has� demanstrated a put�Ii.c� z�eed f�r the ' �� . r.,.�?. � , \�,, , ; q tha.t tlzis site exhibits character�cs st 1�1ble f.�orF t.he .loc'ata.or� of the d�ntal clin�.c. � , ,�, , rt�::.E,� . ,. . , , . . ��,�� STA,F,��`R�ECQM�i�4ENDATIONS : . , _ . . , - ' • � � , . _ :.. . . ._ . _ ; � " .,��.; Staff reeommends approval 'wi�h the foll�wing condition�;. , ,,, ,, ,�. �,. ,T�,�;.exi.st.i,n,g freP. standing si�n ��ong SW; Raci,fic Hwy i3 ' �. - .,l 1 l. ..� � ; . '� . be reinoved and be �'e laced b a '��all moun�.ed .�t.gz�,. '� . . ,. , , p Y t ;. :�r.. �:i� :.. , � {. no't ta exaeed 15 square feet. in sa.ze or a. free st.anding ,, sign subjec� to Design Review approval. . . � r , N 2. AT1 areas not covered by a walkway, roadway ox� building � � be lands,�a az�c� m.a.intained. ��.�� ,��0 �'/�2�._ � . . ,. �� 4�. _ s , , �. � � }:, t: .:t ]' . J`.., :f i . , , ` � , , � • ; , . . , � . . +`) .. �i'J11 � .. : � .. . . . � • �I l. .f � 7 :.�< ' ' ' . . - . . . . .�i.��. .!::�!.'.. . �. � .. . . ..1 f. . �. , . .� . . � .. .. .. , ...a:.i . � . . . .� , �, , � • .� . ';. , .. ,..)_ � . .r. . � .... .. � . . .. �� . . , . ' , � . ' � .. ... A.;J.�..7 1�r � -i, . . r� � i .... .. .� h - � . � . • .. . � . .. ,. �,. ,A'4. ' .. �. ,. .«. �1 .. — \y~ J i } . . ,.{ .. . � .. . .. , ��i . .. �/... , ,. ' '. .r .. ,�9 � � �� . �' �S �"'i., :i.t� f.r� ��+�,�. �.1. � .. . ..�,". . ., ' , .' . . . . . . ..- , , . , ^ 1', . �.,�� , �� I • , . . �y. ... 1*.. �7 n r ,, ..i . � . - � . ,��'x�. . �2 ,. . , ;:.. f� J` — � • , , . . ... _ . ,. r:�ll.t :':1�7.. � �. r� •c�� ! _ ti , . ,` ' �., . �` ,., � i+' . �� . �, ,;, �: ,-t. ,. . ....� ...,;, : . . � . � . �:, , „ � ,.,. . _ . . . �� : . , �:. , � ��. -_. „� . • ` . .. . , � TIGAI�A DESIGN R,EVIEjr� `�= �' ' � �� June 9, 1978 ' . , . � ” . � 1'.�: •`': � .. . Tigard City� Hall � . . • " �� -�� ' . ,, , • �, , :,,. 12420 S.B9. t�4�.in �t. , -� Tigarcl, Oregon • : , . � � . .. _ -'.2 .. � , . `�fi, r., , C::.: : ,''. . • -Site Design Review �5-?8 Cain Dent�l Offzce ' : `S . �: 1' :. , ` . � '. .. ..�:, i.. � �� , , , . . . r,. ' `;: . ,..^.� . - •• Applican`C': � Jame� L': Cain ,� . �,� , Y , ,-,. , � -s . � � "� � �' II - ` _ � ,_ � ' . � .. � . 5?a, � .. � . . ' . . . . ' ;}� f, ' 1 1..� ' �equ�e�t'A For `�site p•lan �.ind a.x�chitect r�vie�r' af ra, 1200 sq '�ft. 'add�.tion x , to a dental;' office. • � � • • • , ��- . �. , ._ . , . . , .. , . . . . .. �.)' f,• , • .. `r .. . . , , ' ,�� . � „ ��'�'.� 4,i. Location: 14300 S..1V: Pacific High�va�� (@�a.s2i. •Ctt: '�'�x�fItZa�p��-�9.1 1,�A;:� . �"' 4 �~;. � . � , Tax Lot 504� "°�'�- " }�'4i�..�. � . . . '� > >..� • � ..i ��w. .. .. . . ... _ .- •. , Site Designation: � ' � ' . . .. . .. . • . . : . °� ,, . . � - . ' ii.�. T�e site'• is zoned. C��-4 "Neighborhoi�i� C��x�c�a,�'�'`�an�c3�-de�sig��ated Retail on Neighborhood,Flan #�6 . Site l�escription. ., . : � . �'� °:;"; . , , �'� '',µ _ �h• Z'tx� s�te��is xelativel: fla�t �:io �.n ,�'. �� °. ' � . Y. - , p� g�towarci ,t't�e hi�iway',.wS.t�l� an . exist�ing=`1104 sq. �t. dental a�fi.c.e: 'A, f��spe�i�r��'�- treea remain on the lot, �however; '�they a�e in deter�id�at�d' �on�'d�tio�, . � P'rc�posed Use: Dental clinic, a conditioa�a�, us�`uneler` �18,33:020(9') ," " 'i . . . . . Pre�ious �Action. . �. , � .. . . : � • ., • • � ' r „ GU 20-76, On' �uly� ?0, �'1976�'�he ,�mi.�ard, -Plan�iiri,g Cc�mmi'ssion approved a conditiori:al use fdr a •cienta�. a:��ic�. � `:Expans�.ia�t� prj:�ns were - ' s�:bmitted at the`.hearing, , . - �E�equired Parkin�: � � � ' � � . , . � � . ,. . ,s � , . . . • Ne�v office 1350 sq ft. . 200 .- 6.7.,-. 7. �'��,c�s ' � �". . ;� �. ' • ;,`', - . . . ._,:.•-�'� - Site Plan and Architect Review: . The applicant is proposing to build.:; an 11Q� sg. ��t. addition to an existing dental clini.c. The a�dditiora•-•is Phase II' of a • three phase project, and wi.11 bc ��.,pa�i�,ie with the existing structure. A landscape plan has been submitted which upgrades the existing ' beds and specifies new I,andscaping for allareas that wiia not be . _aff.ected by .future� phases, .,,, An un,c�ergxound, irriga;tion...system. �vill. .. . �� " be provided for the sit�e. ' " �' � � � � � ' The Oregon State Highway De�artment has reviewed the plan and made the follo�ving comments: ''Of principle co�cern was the need for nedestrian facilities along �he hi�hway frontage. In order to provide for "y �� pedestrians, only t�vo a,lternatives would be acceptable to us: .. r � �, � . .. . � ' � . . • �1:.. ' T��x��ti� A'��T T��,� ',� ,(SDR. 15-78:) � • � � - _ ' ��Ta.?�� :�� .J�'$ � , . . P�.;�� :� • , 1,. .Ag�'�'��:cant��'in:stall curb anei sidewalk along. �:�� .�"��t��e. , • . . _ {oi�) ' � . . � � ;�.9 Pxovid� � bi.cy:�.�.e path '��!i:�i�a�� the ditch�"•' . •- `:- " ' -.j •��: �r��.�.d�� curb .��;a:�l s:,i��e�r�:�.k+� Qr �I T�� ;; � . pedestriani/t�3.ke p�'�:h ar� a]:,sr� � ,;. �..�;. � �, t��.t,y �o�a,��cta.�e :�:;�xP :Puk��.�:� stre�ts. In this i,ns�taxi��,, ,�xoper�a.e� ` oz� ;�.��;�a��a.�l�o:f' �i�.� si�;� !��.v� not installed a • ��'.� pE��;c�'i�.11 s�r 3 i��.-'rc! ,: : �`a� �;�h:a�� :��ti��sa� :�.�a�,�! �.r� .n;��1,�er tc� al.�.��v the 'a.��l:�cazx� t� k��u��„e� ..�n.r.�� , .. � Yr�a� ��.��r�i�ur�., .:� �zzz�i •a:�d �idewa.�.lc �hn:u�d �e i��.�a:��.�i� ;�.�.�a�� u<`� � P�.�r��.�:�.�'�'t�.g;h�v.�.,� ��.-t� �.�.z�:h :�. �;�.me as ei�ther c�f �x�•� abu�:.�ing p.r�p�er�3��,s ''';�'": � � '� � . . � . . . . . � .. , �1t��.��..� ;a. �:s.;��v�,a'k ax: ��:�?;�n &��i�.se I:iI o.�'. :�.he �l:;z�xx�s �:�s: c��ns��.•�urt��c�.o , ' �;� ,c��:�',��r;t�.;�,c=� �:1�.� .��.�.s �►�en �aiY-.,mit;ted. '�`3�;i� ;��te: �rri.l.s� d�a:i.n i�to S�`J. . ��;�:;��.�= �.i.��x•w,�� f�;c� �`�A�';�°c�fore �vi:�.l n�;ecY.;�Bu�lcl7 ng ��:ar'tment �as�d 4�',�:�a,�: ��.f:� ��.,�;?�z��:�r �.�Lp�:�.:fim�nt' aPProval:_ Tt�e �'i.g�w�"a:� :�)��a�'��nt � i�F�.S �'��.�ue��:a�� #��Y;R� � �:;r��.�.za;a�;� �lan be subna�..��e:ci: ;t� �th.e� -��aic �t;-n:m��:ie,s � w;��:�� 1�� ',�:t,�r'� I�e��;a��.�.c:,rz •��'hinance. `' � . ,i . ►_��.14:�.�� .C3�4:'t)Tflt`!1PT1��8.'�lOIY. �'� � ~ ' ,.', , St�.t�' re�c�rirn�nd.s ap��a��:� �:� submit��d �ub.;j�e.� to �Eh� ��:t:��r:ing co�`��;��s: . . � : � 7. . �� c��:��.� �.�et ��.i�'b �� ,��c�cpid�d �.�.�n.� �AN'. Pac:��ic Tii�;��.� . ' ;, 3.'f: �'i1�.Cf� a. �;7 F11E' s'�.;T t;��.��'!r?J:• C�'� '��"tE; c'1.13t3�'��.IT:��, 'rYT��JE=x"�].eS a.3).wtc�i.11 ' � sit�ew��.3�� x �z�c�� t;t�ns�(:r�xc;��.r�n. �.l"- Pha�e I.I:�.. � 2. 1� e1r�.�:��.�;r: p:�.a.n. �ie s��r��.��'��r3 t.rz cc�m;��.i:a�.�.e wi:�Y� the Ci��,r af � '��.�.;�:��u� ��ci>io�x Or.c�:ixz:arx�� (�a�.l�,;�e�t '�a �su:i�.�ir�g �epax-��n�t . . art� Ox�gc�n �{;��.e Iii�;�iu�ay D��r�t�e.r��- �:a�ap.�ov�.l.� �. , . r�G, . ,� r'°.� � . . ' 2�". .l`' -,�:��-�_. _ �. ,,..a �c� � � � .,�,r,-,...�..�W .�_ � . �1r�.�3.;M:'t� BUl�;i'�:► . F�.ant�ll�:ng T}ix��aci:o� . . � . � � . . , -• . . � . .�.. - ��,-�I . , . . . .. . . r �', . , �,�_ ;.�:, � - --.. .__ , .._, ...,- . ..... ,._.... .-...._ .,. ._ ...... .. .. ... ......., .... .._.,. _......._..... . .�-::.......- ....____. �... . ...__.. ... .. .-�---._- .,:� , . , �,. , , � .,. ._..... . . .._ . .. __. . .. . . .. � . . .. . . . . I � STAFF REPORT Ii AGENDA 5.6 � TIGARD PLANNING COMMISSION MARCH 3, 1981 - 7:30 p.m. " � �ti FOWLER JUNIOR HIGH - LECTURE ROOM 10865 SW Walnut Street, Tigard , NO SUAMI5SION OF ADDITIONAL' MFITERIAT, BY APPLICANT SHALL BE MAI�E AT THE PUBLIC � HEARING UNLESS THE APPLICANT IS REQUESTED TO DO S0. SHOUF.,D TAIS OCCUR, UNREQUESTED, THE ITEM WILL B� TABLED.L7NTIL THE FOLLOWING HEARING. DOCKET: ZONE CHANGE PLANNED DEVELOPMENT, ZCPD 2-81 (DAWN'S INI�ET) NPO #7 APPLICANT: Jon M. D3vis Owner; Michael and Tanya Lockwood 12680 SW Watkins , AND Tigard, Oregon 97223 Jon and Pamela llavis S.�ME ADDRESS �� REQUEST: For a Preliminary Plan Review for a Zone Change from City . of Tigard R-7 "Single Family Residential" to City of Tigard ;; R-7PD "Single Fami.ly Residential Planned Development District° :i Zone to build single family homes. SITE LOCATION: 11885 SW 113th P1ace (Wash. Co. Tax Map 1S1 34DC, Tax Lot 3500) �' i', PREVIOU5 ACTION: On December 6, 1977, the City of Tigard Planning Commission � denied a request for a variance to the City's street standarda. ` �' � • � FINDINGS OF FACT: 1. The R-7 zoning is in con£ormance with the City of Tigarcl Comprehensive Plan and the NPO #7 Palicies. 2. r�"he applicant has a request before i:he Planning Commission at this time 4 for a Conditional Use to construct a single family attached unit on � Parcel 1. � 3. The site slopes to the southwest. The surrounding land is developed as single family subdivisions, I � 4. Access to the site is provided off SW 113th Place. At present, SW 113th is a forty (40') foot right-of-way approximately one-hundred (100') feet long which dead-ends at a forty (40') �oot easement to the subject property. The applicant intends to cul-de-sac SW 113th Place to serve the site. Z'he three paxcels wi11 be served by a thirty (30') foot ingress ; and egress easement. Parcel 2 has a fifteen (15') foot acess strip to � the cul-de-sac. Parcel 3 has a fifteen (15') foot easement to the cul-de-sac as we11 (see attached map) . 5. Sewer can be brought tc the site from an eight (8") inch line in SW 113th Place. Water is also available to the site. � 6. The site plan indicates that the 1.06 acre site will be divided into three lots (four if the Conditional Use is approved for the single family attached) . 2'he lots proposed are all larger than the minimum 7,500 square feet required (see attached map) . __�__. ___.., ._., _. _. ..�_,, . _ � . .., ., _, ,.. _ _. __ ., . ., � STAF'F REPORT AGENDA 5.6/ZCPD 2-81 TIGARD PLANNING COMMISSION MARCH 3, 1981 Page 2 7. The appliaant intends ta dedicate all land below 162 feet in elevation to the City for open space. This portion of the property is in the 100 year floodplain. 8. The plan submitted does not show what portiori of the access will be paved or where the driveways will connect. 9. No site drainage plans have been submitted. 10. Applicable po.licies from the NPO #5 Plan are as follows: POLICY 1. The maximum overall density of development will be four dwelling iznits o�' 12 persons per gross acre. This amounts to a standard of 7500 square feet of land per dwelling unit allowing for streets and other open space. Some areas will have a lower density owing to topography, existing development patterns, or the desire of individuals to own a larger lot. POLICY 7. Within the urban low-density residential are a, allow duplexes on lots less appropriate for single family homes to include locations at street intersections, adjacent major thoroughfares, and as buffers � between multifamily and sinx�le �amxly areas. POLICY 8. When developments are proposed in the urban low-density area for sites which include identified natural features worthy of preser- vation, the planned development concept shall be utilized if the Planning iCoirmiission determines it the best method for preservation. CONCLUSTONARY FINDINGS: 1. P].ans for improving the cul-de-sac at the end of SW 113th, and driveway easements, shall be submitted to the Public Works De�artment for approval. 2. Sewer and watex are ayailable to the site. 3. 2'1!e density pro�osed is within the maximum allowed in the R-7 Zone. 4. The land in the 1Q0 year floodplain sha,ll be dedicated to the City for open space. STAFF RECOMMENDATION: Staff recommends approval ot the Zone Change Planned Development (ZCPD 2-81) and Prelimina�y Plan Review of Dawn's Inlet with the Following conditions: l. Specific plans shall be submi.tted to the Public Works Director for the improvements of SW 113th P1ace. Sewer and water plans shall also be reviewed by the Public Works Depaxtment. 2. 2�11 lands below the 100 year floodpla.in elevation (162 feet ) shall be dedicated to the City for open space, _ _ _ � _ _ _ _ , � , STAFE' REPORT AGENDA 5.6/ZCPD 2-81 G TIGARD PLANNING COMMISSION MARCH 3, 1981 Pa:ge 3 " ' and construction plans for all work in public rights-of-way 3. Gradi.ng re ared by a registered and all other public improvements shall be p P professional engineer in accordance with City standards, an d shall be sul�mi.tted to the Public Woxks Department for review. ublic im rovements will require a Compliance Agreement and must All p 1' artment, and must be either y� (design) ayproved by the Public Works Dep (1) fully and satisfactorily �onstructed prior to the recording of any minor land partition, public .ledication, final plat, or issuance of Bui.lding Pern►its� or �2) bonded to the Ciyy for l00 a of the estima�aic cost thereof prior to the recox3ing of an minor land partition, p dedication, final plat, or issuance of Building Permits. 4. A site drainage p lan shall be submitted and approved by the Public Works Director pr.ior to the issuance of Building Pe rmits. 5. The applicant sha11 apply to the City of Tigard Planning Commission for t General Plan Review. �f�; �! 6. No OccupancY Permits sha11 be issued until all conditions placed upon � � this development by the City of Tigard have �e ro riateldepartmentP�ctions verifying this have been carried out by the a�p p '7. No changes wi11 be made to approved plans or specifications unless formal application is made to the appropriate City department and changes are approyed by that department. Application for changes will be made in writin� and shall inalude applicable drawings. 8. A11 proposed utilities sha11 be placed underground• Street lighting installations shall be approved by the Public Works Departmeni:. 9, A metes and bounds legal description and map sha11 accompany a dedication of public rights-of-way, and floodplain areas, and shall be prepared by a registered engineer or land surveyor. 10. A11 street and p�rking areas shall be concrete or asphalt. Al1 sidewalks sha11 be concrete. 11. No Building Permits sha1.1 be issuade Qf�approvalpiration of the twenty (2p) day appeal period fxom •the d 12, No �minor land partitions sha11 de todthenCity ofnTigardtPlanningect unless �ormal application is ma Department and the xninor land partition is approved and recorded. �• �` e ward 7�p�rQVed b pre red by �lizabeth A. Newton Specia�. Assistant To '�he P�,anning pirectox �lanning D' ec r STAFF REPORT AGENDA 5.6 ' T2GARD PLA.NNTNG COMMISSION MARCH 3, 1981 - 7:30 p.m. FOWLER JUNIOR HIGH - LECTURE ROOM 10865 SW Walnut Street, Tigard NO SUBMISSION OF ADDITIQNAL MATERIAL BY APPLICANT SHALL BE MADE AT THE PUBLIC . HEARING iJNLESS THE APPLICANT IS REQUESTED TO DO SO. SHOULD THIS OCCUR, UNf2EQUEST�D, THE ITEM WILL BE TABLED UNTTL THE FOLLOWING HEARING. DOCKET: CONDITIONAL USE, CU 1-81 (DAWN'S INLET) NPO #7 APPLICANT: Jon M. Davis OWNER: Michael and Tanya Lockwood 12680 SW Watkins AND Tigard, Oregon 97223 Jon and Pamela Davis Same Address REQUEST: For a Conditional Use in an R-7 "Single Family Residential" Zone to construct a single famil.y attached unit on two separate lots. � 5ITE LOCATION: 11$85 SW 113th Place (Wash. Co. Tax Map 1S1 34DC, Tax Lot 3500) PREVIOUS .ACTION: The City of Tigard Planning Commission on December 6, 1977 denied a request for a variance to the City's street standards. FINDINGS OF FACT: 1. The Code allows single family attached as a Conditional Use in an R-7 Zone (reference Section 18.20.020) on 10,000 square feet. 2. Parcel 1 (see attached map) is 13,280 square feet. Tt is not possible to split this into two single family lots with an R-7 zoning designation. CONCLUSIONARY FINDINGS: 1. The 13,280 sqtaare foot lot is well above the minimum 10,000 square feet . required for a single family attached unit. STAFF RECOMMENDATION: Staff recommends approval of Conditional Use, CU 1-81 with the Following conditions: 1. The applicant sha11 apply for Site Design Review for Parcel 1. 2. A11 conditions of ZCPD 2-81 shall be met prior to the issuance of Building Permits. 3. The applicant shall apply for a mi.nor land partition for Parcel 1. 'I'he minor land partition must be approved and recorded by Washington County prio� to the issuance of Building Permits. 4. No Occupancy Permits shall be issued until all conditions placed upon this development by the City of Tigard have been satisfied and inspections verifying this have been carried out by the appropriate department. 5. No changes will be made to approved plans or specifications unless formal I application is made to the appropriate City department and changes are � approved by that department. Application for changes will be made in writing and shall include applicable drawings. . ,� P e iz:�l7e�h�''��Ne� Approve . e � Spe al Assistant To The Planning Director Planni i or :. . ,... a ..._.. .. . ..... __._. . . .. .. .. _ . _. .. _ ..... . . .. 4 .. �'�M k� �� '�'�� . � ?'t'^, � ;: ; �� f� s� ,. . � '�z� �¢r. . . � - . . "�; � � . . � .. ' " . r "' �.. '� �.��r . . . . . . ... . . .. . . , ,.. . „ . , . 4. 1• p-�'�.C�'��' of taa 1ot 950o to areate three'building : � lot s. � � � � ; 2. The aurrent zoning and whs� I am prop�sing aomply xlth � ' � i� Tigard's adopted co�prehensiva p1an. � • . � 3. Thi s �.cO�,o.�,e�will provide three additianal • homesites/building lots within the cit� limits of Tigard. More tazable prop�rties to aid the current � taz load. ' 4�. These additional building lots will not change the , environmental, eaonamic or social condition of the ar�a. This woul.d not affect any� change in svailabilit�r � •, or public servi.ce, access or other as.pect of community development directly e�ffecting the sub�ect site. It will add aac�ss to public services. � 5. Available road, water and sewer services make this � site desirable to be approved for th� proposed use. � i 6. The �pproval and completion of this site wi].1 improve �: the area, along with getting rid of two eyesores and ' � dan erous areas. �� B �� 7. By adding three building lots to �his area, �rill �' place no burden on any gubllc services �s �he services are �' alread�r provided snd it is not an over populated �' area at this time. � �: E� � �t ,: f: I" ,: �;' . ��' � �; ` ,{ �;I �-'� ��,"I �_: � �. � ,;, �' tl C°��., � , . � _., � , � � _ `.:� � � '`;� � , . ` �,,.�...�.u..�...„.�..w,W.�.�....A.,..�...�..�.......�..�,�„� �. � ��.. �� ..w...::y..ww,e.w•�.. �,�».�..«,.....�.,�.,.,�.t,.. . �..�-...-w^r--.-'~""""'"`�....,.....-�--^-••.. . . . 'r�n.3�w�ia�.w ' . • . . � .� . . . . ..._._�:,_.>._ ... . . ` . . . . . ..-�+.- . + The sketch-below is rr�,�,.�.,solely tor the purpose of assisting in locatin��'aid premises and ths Company assumes " -� na Ilability for variations; if any, in dimensio�s and locatio� ascertained by aptual survey '. . � Pioneer National Titls Inauranee Company � A TICOH COMPANY `l , ,� y� v -- �� 15 �,,, ".� - � ,.. � � �. t .. .:;1 � �.i� ti �� y, � � 3 _ 1 r3. �10� li�_ , ��='._. .._ .-._ ,� � r. j; t. ` . ....` . _,.,�«.. ._._.«....._ . .. � � .. l ��!(ti'' , .1� � ...�- �• W � i G��1./l� L��} ,' � 'l�. �1, .o '�t t��a `---, 'c;s. ra� ��-,f,� ' r t'a�.t C.�..� � , .� r �. i .t r ;: � 5 � .'� �q I� ��. �; �+ ,` ` .� A `� �n . ..�_" °� � ( _ } ,._..., _..�.._ . . . � � �, - ., , ,_ ._ � ,� . (!� � . . a, --�.�._��.- . ._�_�.� `'N�'tn�:..�...�1 ,... �__ >r,� ._.�__ ....._..,.� .A, , ''. I �:'';:4��' ' � � . 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'� �, f n R a� F T /C' 3�3/8� E �� t ��; � �; , �.. �� u , GYTX OF TIGARD, OREGON qRD2L3AN'CE NA. 81- AN ORDItVANC.r: FiDD�CNG CFIAZ�TER 1$.25 FiOME k'pR THE A�ED MULTrFAM�LY P'LAN�VED DEVEI,OpMEN� I3TS�'RT�T (A7(7J$�PL�) TD TFZE T:CC;7�F2D MUNICI�A?� CUU� DECI,ARxNG AN �M�:�2.GE�1,3C�t' API17 FIX�Nt; AN �:�'FE�"I'�VE AATE. • . C1�a�me E'or xhe^ Ac��;3 A'70/£3qPD)� „�.�____��._._r�.._.._._.�..._____„__�.., - - TFIE CT?'Y' C1F �Z�.z,:�F2D ORDA�NS AS �'(�LLC7WS e . SICCTIQN 1: �^ha�'�e�: 18.2.� t�oa�: For 'S'hs 1#c�ec� Multifamily P�.�n.nerl l7�vel�rpment 1�i.��r:�.ct 4A70,/£�Qt�l�) is here:�y adc3ed to the Ccs+�. Th.is Chap��r i�s a.n��.udea h�xe �:s �xh:ibi� 'rA�•. This xoni,n� designa�iori is for � s�eci�ic �..rea aut.la.nE�� by z�� nd tax lot. ' Addi�a.e�na�. �,and xc�n�c3 �o this designati.on shall be added �a the �i oxdim;�ae �,s on�lin�d i,� �ectxr,ra 18.?.5 001,5. ',, SECTT.'ui� 2: xnaszuuch as i� is nece�sax�r to the �ace, healt:h, and satety af �he �JYYk?Z.].0 that the £oreguiz�y change in th� C�.ty's records l�aome ef��r.t:3.ve� ait emerg�en�X �i� hereby c��clar�d ta Pxi.s�� and �Chis ordi.r�anc� ; sha,�.�. �e ei�fec�a.v�e upnn ifis passage �iy the Cr�uncil arid app�r,val by tl�ie Nlaynr, ' s i i • pASSED: ]�� _ vate a� �11. C:o�ciZ mQmbers pxpsent, af''ter 'being ' read by numb�r ar�d tf.tle o:aly two times on. �hi:r c{a b � ---- y � � c�t - - - ._._ �� 19F310 �' n 4, � . � Recoxder - City of �igarc3 APPROVFA: By the Mayor, thi.s day of I98.1. �I� . ,, ; � '1 � ' (' ,. Maynr - Gity of 'riya�d � � (: l . , � !� . �: � f ORDTN.ANCE NO. 81.- � 20A 1-81 (Home For The Rged) . ' �; ...�..:_, _ .�.�_�.._�._._�._._.___�-_.___._,._.._........,,_ __, . .. ....,�.�..,,..��..._... _._...._ . , . ._....._. .. ._._„ ,,.,._ ,: ..._...:<._�._._.�._.__ . . _... ZOA 1-�1 page 1 , ,:._. -_._ ..._.._.. ...�.v�..� �� I ,. D R A F T �i EXF.iIBIT ��A1° Chdpte r 18.25 � HOt�IE EQR THE AGED, MULTIFAM�LY PLANNED DEVELqPMrNT DZSTRICT (A70/80PL1) � . ! Secta.ons � ' _.__..______ - ! 18.25.010 Definition. � , 18.25.015 Specific zane. .. � � 18.25.020 Permitted uses. ' 18.25.030 Axea requirements. � 18.25.040 Setback requirements. � 18.25.050 Bui.lding height. 18.25.060 Addit�onal requirem�nts. . . . .. ��a�t-_, _.__.. -- ---� .- .._. _ ZOA I-el page 2 'A � 18.25.010 DF:finition. SENIOR CITIZEN/H.ANDICAPPED HOUSTNG FAGILITx': A multi-unit, housis�g center with com;non facilities and �ervices provided for elderly or hand.i.capped residents who require or desire a more supportiv� living environment than typically afforded ta residents in apartments or si.ngle family residential housing. Nursing care and persona7. serva.ces ma.y • �- be provided in canjunctian with these facilities. . - ' . I � M � ' � ' I I i : j . � ZO� 1-81 page 3 _ - . , • 4I' ~ . 18. 25�015 5 ecific z�e., This sper.ific zone designation .is Washing.ton , P Count:y Tax Ni,�.p 2S1 2D� Tax Lot: 702,. 1.60 acres{ and ,Tax M.ap. 2ST 2DA Tax I,ot . ' t 'I . , • . . ; 400, 4_8U acres. I� anc3 when future, com,��ehensive pl�ut ehan,ge;s are., aPPz��- . ' . � � . • . ,_ , ; �_ } r to this de�ignation, the map, and tax lots shall be added as an amenda�ent to . : . , this sec�ac�. . . :,«. . � .. �. :. .. .. ��:.�, ;. _ . . _ . _ _ . . . r., � r . ., _.: . . .- . , . ., .. � . --t ._.._.,_..,_ .. . ,. . . .. . . ._�.. . . � . . . . ... . .. . �` , t.y. . . _ . . .... . . ...� . . . ' . . ,: , _._.�. ._._:€:._,.. � . ._ , . . . . . . ... .. :�t. , • s. : . . . ' . , � � � � � ' � � n � • r i: r � � �: "ti . �. . ` . . [; � � � - . � � � ��.� �.: . . - � . • . . . . It . _ . � . ' � , �� . . . , . . , '_ . . j t . . ' . . . ; .. � t . � �� , � ' � �':� , . ' �: . ,. . . � . � � � . �. . - � �� I .__�:._.........�_..��._.... :�;:�.�:.�.._.._�......._._....�..�.. ....Y,.�._ :.:_N_�:_:.:,: _� ..�.�_._�.:..:��.:. .._..:.._� _....w_..:...�__�.�.._._,.._:�..�:�: _,�_,_._::..:... �_.�-- s ZOA 1-81 page 4 . � .. ° i i ; ;; � ' � ,,. 18�.�2'S.`020 -"P�rmi:tte�d uses. No building structure�-or 1-ar�3--slia-11�}�e..'�ased �' j±� �. r and no' buildirig or` �"structure shall. 'be tiere'after' erected, enlar�ed or `'��'��°` i:' ...,, ,_, . ... „ __ .._.. :. s ; altered iri the A7Q�80P� �zone except 'for��the 'foTlowing uses; ' " '' ' ' • .`'"f- " }: . ,, ,,.., _.;,:� � I' �].)° Aparttnent duiel:li'ngs �for"senio'r �citizens (eTderly�per.soins)�, � ' "" ' " ' • �;, � 2) Clinics (aeedical) offering services to these x+esidents in'`thi°'s"'�`� ' " �` specific Gomplex primarily, � ' � . 3) Convenience retai.l fac.ili�ies offeri.ng services to these residents t in this specific complex primarily, 4) All faci].ities such as kitGhen, recreationa]L, and Iaundxy facilities needecl to support the living complex. � i� ;' , ;: 4'. µ !i ' * __ � . . . ., �-.��. . � • . }i � t , � ' . • .. �'�'. ' � . _ � . � _'i k�,�, � ' � '� 2UA 1-81 page 5 � 0 . 18.25.030 Area requirementse +otal land area if not l�ss than .�ive . (5� acres unless approved by the Planning Commission. � �. � � .. .., . . . , . . . . . . �'I . �I . , . . _ , . . �I . : . _ f . , ..` � � .. . _ ' � . , • . I . � .. . . � � � :�; : _.. .... �„ �_.._.,..�� . _..:��,..�.w„ ,. _,,:,W:. ,y..,�.:...:�.w__�v:��.,,_:...:�..�...�.:,_._...�._._....._.._._.��,.:,.......��._.:.:.�.�.�.:_w _. _.... ..._.. __.,_.,�.. .,.. ._�. .. .__�w,n,._ ....�.w . ..__,,.�..�._,_.._, �:.;�_ ` , ' ZO�, 1-£31 p3ge 6 . ',' � • ' . ,: , _ . ' . 18.25.�40 Setback requirenents. All developi�ent's'in this zone must°�se . . . , = �evieured as a Plann.ed U�veio�a_�en�t DiS�rict (PD) . The �lannin�g Cammi.ss3on shal). x�wiew setbacks as a portion o� this �rocess. � . ,. . . - . • . . , � • . + �,,,�.,._..;... . _ :,.,_ .,. _. . __ , _...._w._�...�__ .��...�._...�.�.��.�..r..�.,.�.:..._._ _.:__. . . _._ ...,;,r:;,,,._.,;_., : _ .,;;,W,,.�. � TAA 1-81 page 7 �. . �. . . , ; � � . 18.25�050 Building height. The maximum buildi.ng' heii�ht allowed i� this � { zone�sh�3.Z be"one-hundred�twent� {i20'•) feet 'o`r ei•glit (8) �s�ories�, whiche�r�r ;. _,rr-�ti: . .. , � i,s less. . � . .. _ . _ � � � �� r _ � ;:: r � ,.__.�, _ , . . . . . , '_ , ,,. ° ... , .,.. ' _ � � .; .^ :,. ...�4. ..� . . � , .� , ��.�� ' . � . .. '� � . . , . . . , .. .... . . ... .. . ... 4 ..��.. �,.b ,�:. . � ' .. . . . .. . . . . . . �. . ' . . .. �_ .. ., . .. . . � • � F . �� .��Z i� .�.��... . , ....iF . � . � . . . .i � .u ' .. . . . . � .. � . . . . . .. ... �� . . I v. —.�.a . r....._..-J.. . ... .. . .....� . . ..� . ... . . . .1:... . . ' .. . ' ., .. } . 1�.u� •. • ��'.1� .'.^l � . . . ... .. �.. ... . . . . " ... .. .+ ' '_- u .... ...... . . . .., .i�. . . , . .� , � � . .... .. . .,� � .w • �.. . � � . , . .v . . . ... '� . . .. .. ",,�' . . A t ' , .... ... .C. ......... •.� � .. . . . . _ � .... . . ... .. ., . .. �� . .. . . . � .. . � � . ... .• {.. � . �... ...• _ � , • �. . . � . . .. . .. .. .. . •. . �... . . a a. . . , .:� . .I . . 3 w . . � n,.. . . .. .� . . .. ..�� . . . : . . " . . ..•. .... •. . f. . , v'1�. �. ♦ �. ♦• '. .. � ..�. � � ,� .. . .. .. . . . • . . � ... � \. ' :'��f t� . � -... ..�.. . � . .. . . .. . . , . . . + • �. ... ✓ ..`. •.� ... . ..r... . J.` nr�• �� , . � � ' .. � .. . .. _ ... , t.. i � . . . , •, fy. �' f, . . . ,.. :�.� '' �.t.... . . . �. ... . . . � r . . .�. .. � ' .� . . .= ! .�.. . . ��i . ' �' . .. 1., � .. � ', .. - � 1 .� ' . . ., i � ' ' . ... A . � . �: . �. ' � ' . �. , �� i � �i , � . . . ., ... . ��. . . � . .. ' , ' f�. • . . �' � � `.F � , .. .. . . - �r,'.. 1 II � . . � '.. f�:'';' . , . ' - � .. )1. � ' .. ' . . . . . . � • � i;�. � . � �: . . . . . . . . . .. ' 1�.� � . � � , . . � . . . � . . �.. . . . +. .: . . . .. . . ., � � � . � �. I .,��. , . . � � . � .� . .. . .. .. �� ZOA Z-81 page � . . �; .. . �L8:25;.CiC�Q• �Adcli;tio�al� requi:r�ments, , :1, - � � ; ;;:�Z,;� The affec;ted NeYghborhood Plannin�g; Orga�izati�on -(NFO} •sha].� r�v�ew• .,�.,, all development with the applicant �rior to review befare the Planning _ �� . Commission. The NPC1 shall file a wri�ten statement with the Planning Staff pzior to the preparation of the Staff Renort which accompani�s the ' " ; , applicatiaia �o the Planning �ommi.ssion. If this is nat don�, the applicant � shall not be delayed in presentation before the Planning Commi.ssion. Z'his " statement by the NPO shall be cansidered as a policy stat�ment anly and may or anay not be considsr�d by the Planning �ommission arid Cit� Council. i� 2) ` All developments shall be reviewed by the Planning Commission as ' Planned District IIevelopswents and shall be revie�aed by the Ca.ty �ouncil for . f�nal approva�P 3) A11 development irz this aane shall be subject to Site Design Revi.ew. i} 4) Paxks.ng requirements: One s�ace per four (g) living units p�.us aciequate parking �'or employees. 5� Access to a public right-af-way shall be a mini.mum af fifty (50') �ee t � to insure ac3equate space for emergency vehieles. 6) A11. develop�ent shall Y�e approved in writing by the Tualatin Rural Fire �z�tection District, Fire Marshallo . . . . . I ' � . � _ : : _ _ _ __,_.__ __.___.___.+.___ •.--�-__ ____. .W_,._...�__.._..._...___......--.---.--...._�____.__�_..---..__...__..__.__..___...___.._.___-_ . j... �. i. � NeigYlborhood Planning Organization #1 � . 24 �ebruary 1981 :1 . Tigard Planning Staff `; ;a Tigard Planning Commission `� Tigard Council PQembers � Tigard City Hall , •:� �R 972�3 ' d ar ` i . I� T v Re�ardings Draft Ordinance Z0A 1-81(A70/80) Hom�: for �he Aged • ; Dear Sirs. - � . �, In response to the draft of the above ordinance, NPO #1 a�rees with the concept of this type of housing; however. we and other area residents still have a maj�r concern for. the structure's height(18o25. 050)"The maximum building hei�ht . allowed in this zone shall be one-hundred--Lwenty(120) �'eet , ar eight(8) stories, whichever is less'° . � Our concerns regarding this section are as follows: 1) This heigh� i� eonsiderably higher thaa�. seems appro- preate for thi� or any other loca�ion in this communi$y of th� City of Tigard. 2) The stxucture should be design�d to harmonize, �lend in, ar o�herwise be scre�ned from adjac�nt residen�ial areas and should be in scale with surrounding developed areas. The Home for the Aged on Tax I�ot 702. part af � this ordi.nance� was reduced from three to two stories because of this concern. � 3) The code density can s°till be met without the ne�d of a eight(8) storT� high-rise. For example 3�3 units of 250 square fe��t each can be accommodated by the use of three(3) buildings each three(3) stories. Each would have lA1 units and be �5 feet high. All three buildings wou].d cover atotal of approximately 30�004 feeti This . area is not even one of the 4.8 acres available. Therefore� it is NPO r�l`s recommandation that the Buxlding - Height 18.25•050 be limited to a maximum. of three(3) stories _ or 45 feet, whichever is less. Please, enter -this :letter into the public record on this ordinance. Thank you. Sincerely, ,k , _ a:.r_v.. . .f1.. �� _ , , i . , � , , • ' .�' � - � ��` . . i � Neighborhood Plar�iin�g� Qrgan�:zation #1 - �� . � February 4� 1g8i - I � City oF� Tigard M�yor and Councilpersons � I City of Tigard Tigard, Oregon 97�23 Since the approval. of the new A70/80 zone, serious concerns h,ave been expressed to NPO 1 members. AGCOrdingly, N.PO i � . , wishes to reserve the right to appeal this zone addi�Gion.� -� pendin� clarification of t�xe specific zone regulation detai.l. Closer review of this zone suggests that it has beex� ; adopted without tY�e detail regulations for �his zone i.n place� thrvu�hout the city code. Tk�e various m3.ni.mum standards for living area sizes, landscapin�, parki�g, et�, . do not yet appear to exist. This situation gives rise to caur coneerri and we would not on�l.y request �hat you, . the Council, review �his more closely, bui: that we, �TP01 also � ha.v� the ppportunity to review the more specific de�ail . more closely. . ' �his typ� o� high density zoniz�g is new to Tig3rd. We have heard concern f�r the building highth, and the Aosszbility � o� small. 13va.ng areas, to name several. We ��ree with th� � �K 3ntent of the zon� buic feel more sp�cifics will b�tter �. assure positive impact on the community as well as pravide mare complete �uidelines for project devel.�pers. The details �f new zones shou],d be developed with new zones. Public revi�w and participation should also be incauraged in -�he � process. Considerations such as these will allaw Tigard to establish higher density zoning with �ub].ic involvement � in regu�.at�.on anci less dependence on administra-�ive jud.ge- ment �or r�gulation. � . The specific target of thi.s zone chang�, housing for the elderly, is the sub jec� of ffiuch study and mariy publ,�.c�ations. . We encourage the ci�y to seek professional council in the developemen� o� the, �egulations for this new zone. , � � Thank you for considering our in�ut. . � . - Sincerely, � � � � �' � � � cretary, � = NPO #�, -. . ��. _ _ ., ., ..