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Planning Commission Packet - 06/05/1984
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. 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. ti TIGARD PLANNING COMMISSION JUNE 5, 1984 - 7:30 P.M. FOWLER JUNIOR HIGH SCHOOL - LGI ROOM 10865 SW WALNUT TIGARD, OREGON 97223 1. Call to Order 2. Roll Call 3. Approve Minutes from May 8, 1984, Planning Commission Meeting. 4. Planning Commission Communication e Resignations of Commissioners Frank Tepedino and Phil Edin. • Special Planning Commission Meeting June 12, 1984. 5. PUBLIC HEARINGS 5.1 SUBDIVISION S 6-84 W.L. & Bertina Sawyer/CECIL BOONE PARK NPO # 5 5.2 SIGN CODE EXCEPTION SCE 2-84 TEXACO INC. NPO # 5 5.3 SITE DEVELOPMENT REVIEW SDR 9-84 AND VARIANCE V 9-84• RUSSELL KRUEGER NPO # 7 5.4 SITE DEVELOPMENT REVIEW SDR 7-84 WGK DEVELOPMENT -• NPO # 3 5.5 APPEAL OF HOME OCCUPATION PERMIT HOP 4-84 FERD MORENO• NPO # 3 6. OTHER BUSINESS 7. ADJOURNMENT 0288E LIGARD PLANNING COMMISSION REGULAR MEETING - JUNE 5, 1984 1. President Moen called the meeting to order at 7:40 PM. The meeting was held at Fowler Junior High School - LGI Room - 10865 SW Walnut, Tigard, Oregon. 2. ROLL CALL: PRESENT: President Moen; Commissioners Fyre, Butler, Peterson, Owens, & Vanderwood. ABSENT: Commissioner Leverett. STAFF: Director of Planning & Development William A. Monahan, Associate Planner Keith Liden, Secretary Diane M. Jelderks. 3. APPROVAL OF MINUTES FROM MAY 8, 1984 President Moen noted that the Commissioner's name was left off the motion at the bottom of page 6. Owens moved for approval of minutes with addition of the Commissioner who made the motion. Peterson seconded. Motion carried unanimously by Commissioners present. 4. PLANNING COMMISSION COMMUNICATION o President Moen read letters of resignation from Phil Edin and Frank Tepedino. o Vice President Owens commented she had been contacted by church members in her neighborhood regarding the 135th LID. 5. PUBLIC HEARINGS 5.1 SUBDIVISION S 6-84 CECIL BOONE PARK Associate Planner Liden made staff's recommendation to set this item over to a date certain. Discussion followed. Commissioner Owens moved to set over to August 8, 1984. Commissioner Fyre seconded. Motion carried unanimously by Commissioners present. 5.2 SIGN CODE EXCEPTION SCE 2-84 To allow the replacement of two freestanding signs which exceed maximum height and area standards where only one is permitted. LOCATION: 11834 SW Pacific Hwy. (Wash. Co. Tax Map 2S1 1BB,; Tax Lot 301) Associate Planner Liden made staffs recommendation for approval of Sign Code Exception SCE 2-84 with conditions. PLANNING COMMISSION June 5, 1984 Page 1 NPO-CCI - No one appeared to speak. Applicant's Presentation - Richard Webb, Architect, 10320 SW Washington Street, explained how Texaco was cleaning up their signage nationwide. Agreed to drop first free standing sign to 22 feet. Also he had made a calculation error and total face should have been 148.8 instead of the 164. He expressed his concern for staff's request to drop second sign to 35 foot height because of visual clearance and requested the Commission to allow the increased height. Discussion followed. PUBLIC TESTIMONY - No one appeared to speak. CROSS EXAMINATION AND REBUTTAL. o President Moen questioned if staff had a problem with raising the height. Staff stated they had recommended what the code allowed for an outdoor advertising sign. o Commissioner Owen questioned staff how they had determined that the 35 feet would be adequate. Discussion followed. o PUBLIC HEARING CLOSED o Commissioner Fyre supported the applicant's request for 40 feet. o Commissioner Butler saw no reason to oppose as these are standard signs for that Company nationwide. o Commissioner Owens questioned if our sign code is inappropriate for what is being designed. Was concerned whether the extra height would be sufficient. o President Moen questioned the height of the existing sign. Discussion followed with applicant. o Commissioner Peterson supported a sign height of 40-48 feet. Was concerned with second sign but was willing to support. o Commissioner Vanderwood supported applicant's proposal. o President Moen agreed with Commissioner Butler regarding the use of standard signs. o Discussion followed regarding the signs on Pacific Highway. o Commissioner Peterson moved for approval of Sign Code Exception SCE 2-84 subject to the following conditions: 1. The two existing freestanding signs be removed. 2. The freestanding sign at the corner of Pacific Hwy. and Garden Place shall be allowed the exception of 22 feet high, 150 total square feet with an 8 foot visual height clearance. PLANNING COMMISSION June 5, 1984 Page 2 3. A second freestanding sign shall be permitted with an orientation to 217. The maximum height shall be 48 feet and the maximum area shall be 170 square feet for each side for a total of 340 square feet. 4. All other signs on the property shall be removed or brought into conformance with the Code prior to erection of the replacement signs. 5. Building permits shall be obtained from the Building Inspection Office. 6. This approval shall be valid for a period of one year. Commissioner Vanderwood seconded. Motion carried unanimously by Commissioners present. 5.3 SITE DEVELOPMENT REVIEW SDR 9-8.4 VARIANCE V 9-84 WINTERLAKE For approval of a 160 unit apartment development and a variance to the requirement for one covered parking space per unit (CDC 18.06.030). LOCATION: Ease side of SW 135th Avenue, 1/2 mile south of Scholls Ferry Road (Wash. Co. Tax Map 1S1 33DC, Tax Lot 500). Associate Planner Liden made staff's recommendation for approval of SDR 9-84 with conditions. He explained there are two errors on the staff report. One, the density transition did not apply because the adjoining property to the east is developing not established. Second was the requirements for a 100 foot wide density strip would be required along the southern boundary. Lengthy discussion followed. John Klein, developer of Morning Hill, commented that Morning Hill had been approved for R-4.5 zoning and never was approved for R--7 zoning. Staff continued that the variance request needed to be discussed with the Commissioners before staff could make a recommendation. Discussion between Commissioners and staff regarding information submitted and who would approve requested changes and how to proceed with motion. NPO COMMENT: o Richard Boberg was concerned that the NPO had not reviewed proposed plan. He felt the proposal should be remanded to the NPO. He then read and submitted letter stating concerns for this proposal. APPLICANT'S PRESENTATION: Ron Johnson, representing the applicant, took no exception to staff's recommendation. They would like to amend their proposal to allow for the 100 foot buffer. He continued how they would like the variance approval for the covered parking. He stated reasons why they felt approval should be granted. They also would like to meet with the NPO but were concerned because of the time frame. They would like conditional approval at this time. RECESS: 9:10 P.M. RECONVENE: 9:25 P.M. PLANNING COMMISSION June 5, 1984 Page 3 _4 o President Moen stated that the consensus of the Commission was to set this item to a date certain. PUBLIC TESTIMONY o Bob Bledsoe, NPO #3 Chairman, commented that NPO #3 was concerned with the alignment of 135th Avenue LID. o Mike Bonebraker, 13265 SW Falcon Rise, read and submitted into the record a letter from the Morning Hill Homeowners Association stating their concerns. He continued by addressing specific concerns for safety and the adverse effect the project would have on the neighborhood. o Dave and Judy Cox, and David and Ginny Waind of Morning Hill Subdivision supported the Morning Hill Association letter. o John Morris, 11900 SW Morning Hill Drive, had concerns regarding the zoning. He wanted to bring to the attention of the Commission that Pond Court was not originally zoned R-12. He recommended retaining the cul-de-sac instead of a through street to 135th. He questioned if the Park improvement, from November 9, 1982 decision, which required 100% bonding for the Park improvement, would this still be required to be done? Discussion followed. o Deane Alterman, 8740 SW Hall Blvd. , was hi;ced to market Morning Hill. He did not feel that a parking lot was an adequate buffer. Also with 160 units, you would need more accesses. o Jerry Barnett, 13090 SW Falcon Rise Drive, moved to Morning Hill to get away from such a development. Opposed a,> not being compatible or consistent with surrounding properties. o Scott Yale, 13355 SW Chimney Ridge; Jan Hasty, 13065 SW Falcon Rise Drive; Marilyn Bonebraker, 13265 SW Falcon Rise Drive; Mary Malone, SW Falcon Rise Drive; Tess Ratty; Vaughn Hickman, 13145 SW Falcon Rise Drive; Richard Burke, SW Morning Hill, supported letter submitted by the Morning Hill Association. o John Klein, Morning Hill Developer, stated that the most density he could get was 5 units per acre and he developed at 4.8.. He did not feel that a parking lot should be a part of the buffering area He also was required ch to leave 200 feet setback between single family dwellings and his attached units. o Mark Ohlson, Morning Hill Subdivision, was concerned with traffic hazards from 135th onto Murray Blvd. CROSS EXAMINATION AND REBUTTAL o Russ Krueger, 12225 SW 2nd, stated that the property was zoned so he could put 180 units. However, they felt 160 would fit on the site better. He responded to the concerns of the adjoining property owners. Also stated there is a need for multi-family development. PUBLIC HEARING CLOSED PLANNING COMMISSION June 5, 1984 Page 4 COMMISSION DISCUSSION AND ACTION o Consensus of Commissioner was to set over public hearing to a date certain and for the staff to research inconsistency with the proposal. Discussion followed regarding history of the proposal. o Commissioner Butler requested staff provide more detailed information for the site development review. o President Moen suggested setting over to July 10th. o Director Monahan questioned if the Commission had any recommendations or direction regarding the variance to the one covered parking area per unit. o Commissioner Butler stated he did not see where they had met all the variance criteria. Commissior r Owens agreed. i o Discussion followed regarding variance for covered parking. o Consensus of Commission was for the plan to include one covered parking space per unit. o Richard Boberg, NPO #7 Chairman, announced that on June 27th there would be an NPO #7 meeting at City Hall to review this proposal. o Commissioner Butler moved to continue SDR 9-84 and V 9-84 to July 10, 1984. Commissioner Peterson seconded. Motion carried unanimously by Commissioners present. 5.4 SITE DEVELOPMENT REVIEW SDR 7-84 WGK DEVELOPMENT For approval of an 80 unit multiple family residential development. LOCATED: Northwest corner of Beef Bend Road and SW Pacific Highway, Tigard (Wash. Co. Tax Map 2S1 10AC Tax Lot 1000). Associate Planner Liden reviewed staff's recommendation including Engineering's comments and Washington County's recommended conditions, stating they needed some clarification regarding the lighting and improvements required for SW Bull Mountain Road. NPO COMMENTS Bob Bledsoe, NPO # 3 Chairman, stated their NPO had met on May 14th and they voted to support the proposal with one member abstaining. APPLICANT: Ryan O'Brian stated he felt they had provided everything necessary for approval. He reviewed the layout of the plan and the need for the exemptions for several internal setbacks. Also they would be changing to bay windows. They agreed with all conditions except for the requirement for Bull Mountain Road and frontage, as their project did not effect that street. He was also concerned with City Engineering Division condition. He felt they needed to sit down with the City Engineer to work out details of the storm water drainage and access. PLANNING COMMISSION June 5, 1984 Page 5 PUBLIC TESTIMONY: o Fred Anderson was for and against proposal. He favored the concept. He submitted letter and attachments on legal decisions and pertinent information regarding storm water drainage. He wanted to be assured that ',he water problem is resolved prior to construction. He opposed the setbacks of the 28 feet he felt it should be at least 50 feet. Also felt Utility Easements should be drawn up to include sewer and approved prior to approval. o ' Dick Bancroft, Civil Engineer for Applicant, agreed there is a storm water drainage problem and have proposed a detention pond which should mitigate any problems on downstream properties. Discussion followed. o Jean Young, Mayor King City, submitted and read into the record a letter regarding the storm drainage problems, traffic problems created by construction and traffic problems in the Beef Bend/99W area. o Roger Anderson commented that the conditions of the CPA and ZC were not included as conditions of approval. He did not want the applicant to be able to change from the plans submitted. Wanted to see dedication of utility easement prior to occupancy permit. CROSS EXAMINATION & REBUTTAL o Ryan O'Brian stated they have no problems with utility easement or having to comply to CPA and ZC conditions. He then addressed setbacks along the northerly boundary. He also felt information submitted from Fred Anderson dealt with Agricultural Land and did not apply to Urban Development. o Discussion on open space/recreational area, storm drainage and sewer PUBLIC HEARING CLOSED o Commissioner Fyre supported with conditions from Engineering and Washington County. o Commissioners Butler, Peterson and Vanderwood supported the proposal. o Commissioner Owens supported with staff checking with County regarding signal on Bull Mountain. o President Moen commented that driveway proposed was the best alternative and supported the proposal. o Commissioner Owens moved to approve the Site Development Review SDR 7°84 subject to the following conditions: 1. The landscaping plan shall be modified in order to meet the visual clearance requirements of the Code (CDC 18.102). 2. The landscaping materials shown on the plan shall be installed prior to the issuance of occupancy permits. 3. A utility and sanitary sewer easement shall be provided from Beef Bend Road to the northerly property line prior to occupancy. PLANNING COMMISSION June 5, 1984 Page 6 4. A 6 foot high, sight obscuring fence shall be installed along the northern property line prior to issuing occupancy permits. 5. The building setbacks shall be as shown on the applicant's site plan labeled "Plan 7601", reviewed by Planning Commission on June 5, 1984. 6. This approval is valid for a period of one year. 7. The two driveway accesses, storm drainage and holding tank specification to be worked out with staff. 8. Obtain access permit from Washington County. Access permit will address roadway drainage and sight distance prior to issuance of a building permit. 9. Assure construction of a sidewalk to County standard prior to issuance of a building permit. 10. Dedicate additional right-of-way to provide 35 feet from centerline of Beef Bend Road adjacent to the site prior to issuance of a building permit. 11. Assure installation of street lights (staff to clarify if these mean illuminating) at the access drive and at the intersections of the frontage road with both Bull Mountain Road (staff to clarify that Bull Mountain is necessary) and Beef Bend Road prior to issuance of a building permit. Comissioner Butler seconded by motion. Motion carried unanimously by Commissioners present. 5.5 APPEAL HOP 4-84 FERD MORENO NPO # 3 o Monahan reviewed package of information that was submitted to the Planning Commission. Discussion on how to proceed. o Bob Bledsoe, NPO #3 Chairman, stated the NPO unanimously supports the appeal especially on the grounds that apparently a false application had been submitted. o Attorney Josselson requested the applicant speak first. o APPLICANT: Ferd Moreno, 14430 SW McFarland, responded to allegations made by the appellant. o Discussion followed on the lateness of the hour and when would be a good time to continue to the hearing to. o Commissioner Butler moved to continue HOP 4-84 to the June 12th Planning Commission meeting. Commissioner Peterson seconded. Motion carried unanimously by Commissioners present. o Staff noted the next meeting would be held at the Tigard School District Building on Pacific Highway. PLANNING COMMISSION June 5, 1984 Page 7 6. OTHER BUSINESS President Moen suggested staff write a letter of appreciation to Phil Edin and that the Commissioners get a token of appreciation for Frank Tepedino for the number of years he was on, and chaired the Planning Commission. 7. Meeting Adjourned: 12:15 A.M. ATTEST: Diane M. Jelder , Secretary 0 A. Donald Moen, Commission President 0469P PLANNING COMMISSION June 5, 1984 Page 8 • lP s PLANNING COMMISSION ROLE CALL: Donald Moen Bonnie Owens John Butler Milton Fyre Clfgewo Deane Leverett 1 Dave Peterson Chris Vanderwood P TIGARD PLANNING COMMISSION SIGN UP SHEET NOTICE : ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please Print your name) ITEM/bESCRIPTION: SD1Ut3/CY\ rt- Soggetr/et.eif GeTAt.a. v4r/c.. PROPONENT (For) OPPONENT (against) Name, Ad ess and Affiliation Name, Address and Affiliation / • Se � '� r _ NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please Print your name) 6. g ITEM/bESCRIPTION: I 11, a- 7? IkftCO PROPONENT (For) OPPONENT (against) Name, Address and Affiliation . Name, Address and Affiliation D`G, Co32oS\O D-F 3`F-- ��KT `T 72. r 1 - - f 1 ----0/-P65/ NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please Pr ' t your name) 1 ,,... ITEM/DESCRIPTION: a 1 CO 00000005, • _ ' / 5 9SV. A...L._..,f ._.4r111)-kte. V9- y, - —' - 15ifirie,r—/ ., t„sv g, , . .. .. „ ., , ._ PROPONENT (For) OPPONENT (against) 1 --- me, Address and Affiliation . i Name, Address and Affiliation N } , /32. 5" ,s".- -). AFFAIR: 16LOU,ti L . I 1 4 A' Z." -- .2 '.,...... , • / - 21766- iPetJ)‘, 60-9t4) ...LIX2y.c.L0, 2441111 . , I A \-/ I &Y. . 1 ( e( - – – . , , 0 II . .. \C . .L, . 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(Please Print your name) ITEM ESCRIPTION: • /- A/ L /b . , . • �' Stan ?- s c I( 1l EL.oPrr► WT ` V r� OPPONENT (against) PROPONENT (For) }; Name, Address and Affiliation • I Name, Address and Affiliation s' fe' 1'74d 4 ii„. +J , I Fre- A -42 n c1 Gvs v '. (4—.rb S -4,--- Agk cl r; / o u -- /' I GL.C.A' ", / ,- Lam". • j.IA d e4`n'' L .ic,•...L/4-4-4•-. i 1 (ay!s-4t 6-L1444.4 ''� p/7 ( 1' ✓i -- APII,or 40,----, 'y fr "' i�5 id L%t■iv[L/ ! / t i` " 6,' r . 1,/ ci\,. 4— PPG3 I - A e.� r64 f./ `/ % / tt .,Ira raii_14,4.0 C7. U f, yt, }. fib a; Ii I 1 1 NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please Print our name ITEM/i)ESCRIPTION: �L/J� i k 1�!�I L� / PROPONENT (For) OPPONENT (against) - Name, Address and Affiliation Name, Address and Affiliation ,( �Q 1 ✓'4,1 K J b S 3.Q / 2 , `1--1-4,_ p a✓ {SLacli"\ AV / 73 3u-cF� 4- % e, �6' 3S 3W C'i�J y¢, �o.-4. T l G C-1/ lve(‘-7, I A 1,y A-2 5;1/i/771- 7( '5'" 5'a/eedaP et-� ,' 1-(A120( 64CKEf2 EIZ -- I 1-75c.) 5.co, WI tOuto scv C /)a7/es t77)7 K1E'/GEC iy34---s iycr9I 4/'1) A 6 . +i I . U5OOS/A1 Md Gk1L 'h (i / . () tf AY cS /f•' ,' I I• 1 MAY 121984 urj C1TY OF 1Ki"g° Francis J. Tepedino yG DEpt. 3555 - F Monair PL+ to San Diego, California 92117 May 8, 1984 Mr. Don Moen Chairman - Tigard Planning Commission City of Tigard Post Office Box 23397 Tigard, Oregon 97223 Dear Mr. Chairman: With some deep regret I tender my resignation from the Plann- ing Commission. It was a pleasure to serve with you personally and all the other Commissioners. While I may have contributed some, I have received from each of you a great deal. Therefore I personally thank each of you for the opportunity of your association, and also th.c the Citizens of Tigard for the re- spect they have shown The Commission and the Chair. Part of The Commission's success I believe, was the ability of each of the Commissioners to keep the Ebb-And-Flow of Tigard Politics out of their deliberations and decisions. I trust that you all will steadfastly continue that policy. Best R ga . - , Francis J. Tepedino • Rigginfta MAY 2 3 1984 May 21, 1984 CITY OF TIGARD INNING DEPT. Tigard Planning Commission c/o Tigard City Hall Tigard, OR. 97223 Ladies and Gentlemen: Due to my election to the Tigard City Council, I find it necessary to resign my position on the Tigard Planning Commission. It has been a pleasure to serve with each one of you and I shall miss the direct assthciation with you. May I en- courage each of you to continue the high level of profess- ional conduct that you have exhibited. Sincerely, agcfl Phil Edin 13110 S.W. Ash Dr. Tigard, OR. 97223 1 TO: Members of the Planning Commission FROM: William A. Monahan, Director of Planning and Development ZS/7e May Ma 30 DATE: 30, 1984 RE: Second meeting for June - June 12, 1984 A second June Planning Commission meeting has been set for Tuesday, June 12, 1984. The meeting is needed to accomodate the staff's schedule to allow for preparation of the final plan changes needed for goal compliance. The remaining issues deal with Goals 5 and 10. The meeting will be limited to these items and NPO applications only. The meeting will be held at the Tigard School District Building on Pacific Highway. 0448P MEMORANDUM CITY OF TIGARD, OREGON TO: Members of the Planning Commission FROM: William A. Monahan, Director of Planning and Development 100 DATE: May 16, 1984 SUBJECT: Training Workshop for the Planning Commission At your last meeting Liz Newton discussed possible dates for a training session. The dates suggested were June 12, June 26, and July 24th. Apparently no date is convenient for all, however, we should be able to get a majority of members to any of the dates. I would like to set the date, therefore, I have tentatively set July 24, 1984, at 7:00 P.M. at City Hall as the time and place of the session. The added advantage of this date is that it is after the date when I expect new Planning Commissioners will be appointed. • AGENDA ITEM 5.1 PLANNING COMMISSION June 5, 1984 MEMORANDUM CITY OF TIGARD, OREGON TO: Planning Commission June 1, 1984 FROM: Keith Liden, Associate Planner SUBJECT: CECIL BOONE PARK SUBDIVISION (S 6-84) Due to the length of time necessary to evaluate the options for development of this property, the applicant wishes to continue the hearing for the subdivision. It appears that several months may be necessary before a final proposal can be presented. The Code does not contain a time limit for continuing a hearing. Planning staff recommends continuation to a date certain for late this summer or early fall. (0448P) dmj STAFF REPORT AGENDA ITEM 54 JUNE 5, 1984 - 7:30 P.M. TIGARD PLANNING COMMISSION FOWLER JUNIOR HIGH SCHOOL - LGI ROOM 10865 S.W. WALNUT TIGARD, OREGON 97223 A. FINDING OF FACT 1. General Information CASE: Sign Code Exception SCE 2-84 REQUEST: To allow the replacement of two freestanding signs which exceed maximum height and area standards where only one is permitted. COMPREHENSIVE PLAN DESIGNATION: Commercial General ZONING DESIGNATION: CG (Commercial General) APPLICANT: Richard L. Webb OWNER: Texaco Inc. 10320 SW Washington St. 3800 NW St. Helens Road Portland, Oregon 97225 Portland, Oregon LOCATION: 11834 SW Pacific Highway (Wash. Co. Tax Map 2S1 1BB Tax Lot 301) 2. Background No previous land use decisions have been made by the City on this property. 1 3. Vicinity Information All surrounding properties are zoned C-G (Commercial General). The Pacific Highway - 217 interchange is immediately east of the subject property. 4. Site Information and Proposal Description The subject property contains a Texaco Service Station including two freestanding signs. The applicant proposes to replace the signs and also remove a number of smaller signs on the property. The existing signs are considered to be non-conforming and their removal is required by the sign ordinance by 1988. An exception is required because only one freestanding sign is permitted and the two proposed signs will exceed applicable height and size limits imposed by the Code. Staff Report SCE 2-84 Page 1 TIGARD PLANNING COMMISSION JUNE 5, 1984 - 7:30 P.M. FOWLER JUNIOR HIGH SCHOOL - LGI ROOM 10865 SW WALNUT TIGARD, OREGON 97223 1. Call to Order 2. Roll Call 3. Approve Minutes from May 8, 1984, Planning Commission Meeting. 4. Planning Commission Communication • Resignations of Commissioners Frank Tepedino and Phil Edin. • Special Planning Commission Meeting June 12, 1984. 5. PUBLIC HEARINGS 5.1 SUBDIVISION S 6-84 W.L. & Bertina Sawyer/CECIL BOONE PARK NPO # 5 5.2 SIGN CODE EXCEPTION SCE 2-84 TEXACO INC. NPO # 5 5.3 SITE DEVELOPMENT REVIEW SDR 9-84 AND VARIANCE V 9-84 RUSSELL KRUEGER NPO # 7 5.4 SITE DEVELOPMENT REVIEW SDR 7-84 WGK DEVELOPMENT NPO # 3 5.5 APPEAL OF HOME OCCUPATION PERMIT HOP 4-84 FERD MORENO- NPO # 3 it 6. OTHER BUSINESS } 7. ADJOURNMENT 0288P js One freestanding sign will be located near the Pacific Highway - Garden Place intersection with a 10 foot setback from each street. It will have a height of 24 feet and a total sign area (divided equally on two sides) of approximately 164 square feet. The height and size limits in the Code are 21 feet and 140 square feet respectively. The second sign will be located on the opposite end of the property near the Pacific Highway - 217 interchange. This sign will be 40 feet high with a 338 square foot sign area divided equally between two sides. This is considered as a second freestanding sign but it functions primarily as an outdoor or billboard sign oriented toward 217. 5. Agency and NPO Comments The Engineering Division and NPO # 5 have no objection to the proposal. The Building Inspector Office is opposed to permitting new signs which exceed Code requirements. Granting exceptions for new signs will make removal of non-conforming signs more difficult for the City to enforce. The State Highway Department has not responded. B. ANALYSIS AND CONCLUSION Section 18.114.145 was recently added to the Code to provide the following criteria for evaluating sign code exemption requests. The Planning Commission shall approve, approve with conditions or deny a request for an exception to the sign code based on finding that at least one of the following criteria are satisfied: 1. The proposed sign code exception is necessary because a conforming building or sign on an adjacent property would limit the view of a sign erected on the site in conformance with the sign code standards. 2. The proposed exception to the height limits in the sign code is necessary to make the sign visible from the street because of the topography of the site. 3. There is an access drive which services the business or service from a street other than the street on which the business is located. The property does not appear to be limited by any visual obstructions caused by conforming building or signs located on nearby properties. k.' The proposed sign near the Pacific Highway - Garden Place intersection is intended to exceed both height and area standards. Since the sign ?' will be in a clearly visible location, the maximum height of 21 feet and- area of 70 sq. ft. (140 total) should be sufficient. The applicant is proposing a 10 foot distance between the bottom of the sign and the 4� ground for visual clearance. The City standard is 8 feet. 1 I Staff Report SCE 2-84 Page 2 kr;' The second freestanding sign does appear to need additional size and height because of its relationship with 217. The applicable 20 foot height and 140 square foot area requirements for freestanding signs is too restrictive for the sign to be of any value for attracting customers from 217. The largest size standards apply to outdoor advertizing signs which may be a maximum of 35 feet high with an area of 675 square feet. After viewing the property and the proposed sign location, it appears that a reduction in height from 40 to 35 feet will still provide for adequate visibility from 217. It is recognized that the two replacement signs represent a significant improvement over the present situation. However, exceptions only to allow two signs and a 35 foot height and increased area for the freeway-oriented sign appear to be justified. All other requirements of the Code should apply. C. RECOMMENDATION The Planning staff recommends approval of Sign Code Exception SCE 2-84 subject to the following conditions: 1. The two existing freestanding signs be removed. 2. The freestanding sign at the corner of Pacific Hwy. and Garden Place shall conform with all Code requirements. 3. A second freestanding sign shall be permitted with an orientation to 217. The maximum height shall be 35 feet and the maximum area shall be 170 square feet for each side for a total of 340 square feet. 4. All other signs on the property shall be removed or brought into conformance with the Code prior to erection of the replacement signs. 5. Building permits shall be obtained from the Building Inspection Office. 6. This approval shall be valid for a period of one year. ' 1/ /0"/ 1 / % PREPARE' :Y: Keit iden —RIVED B': illiam A. Monahan Associate Planner Director of Planning & Development (dmj0459P)) Staff Report SCE 2-84 Page 3 W RICHARD L. WEBB, ARCHITECT j 10320 S.W. WASH. ST./ PORTLAND„OREGON 97225 (503) 292-9432 April 17, 1984 Re: "Sign Exception Request” at Texaco Service Center Pacific Hwy West & SW Garden Planning Department Tigard, Oregon #8402--A City of Tigard P.O . Box 23397 Tigard, Oregon 97223 Dear Sirs: On behalf of Texaco, Inc. , I am submitting the required documents and drawings for your Design Review and Sign Exception Approvals that are required prior to issuance of Sign Permits. As a Consultant for Texaco, Inc. , I , Richard L. Webb, Architect, have been retained to pursue the required approvals and sign permits necessary to implement Texaco' s area-wide sign replacement program. • The Texaco sign request has been introduced to staff members including Ed Waldon of the Building Department and Bill Monahan, Planning Director, at informal meetings to obtain comments, restrictions, requirements and directions related to the proposal . A request to hold our submission until the May meeting was acknowledged to allow the City of Tigard time to review and implement the "Approval Criteria for Exceptions to the Sign Code" that were introduced and acted upon at the April 3, Planning Commission Meeting. It was our understanding that specific items were in question that directly effected the review and outcome of the Texaco Sign Request. Thus, our sign proposal request is hereby documented as follows with a comment from Texaco , Inc. , that "the proposed sign replacement request is submitted in the vest interests of all parties concerned, to upgrade the existing out-dated signage situation and improve the Texaco Service Center identity within the Tigard Community" . Sign Replacement Intents As previously stated, the Sign Drawings reflect a new area-wide attempt by Texaco , Inc. , to "up-date" and modernize their existing Service Center facilities by implementing an overall "well-planned" sign Program. As shown on the drawings, signage is included as part of the total design concept in lieu of the existing "non planned", disorganized array of signs that exist at the present Service Center. Colors used for both the building and signage programs reflect design continuity land good color coordination by using contrasting colors of similar hues. - 1 `�+ Code Compatability: The proposed Sign Replacement Request deviates from the Tigard Sign Ordinance on various technical requirements but meets the basic intent of the Ordinance by proposing signage that has visual appeal and overall design quality that best serves the interests of the Community and the property Owner. As shown on the drawings, two specific signs are included with this proposal and each is explained as follows: A. Free Standing Identification and Price Sign: Located at the northwest corner of the site , the existin g sign proposed si n is ro osed to be replaced with a new 24-ft. high double-pole , two sided, sign that incorporates the Texaco logo and name, diesel service identification, and fuel price signage that presently exists at three locations on the site. The increased height request is essential to maintain. the 10-ft. minimum corner height restriction and integrate the sign into one "all-purpose" identification, price informative free standing sign. The proposed free standing sign also exceeds the area limitations by 12 sf each face and consideration is requested in the form of a "Sign Exception" on both "deviations" based on Article 18. 114. 140-A of the existing Tigard Sign Ordinance. As a matter of record, the new sign proposal replaces the existing revolving "Texaco" sign with attached price and product identification signage that totals 156 sq. ft. per face. In addition to this, price signage at the opposite end of the site (approx. 75 sf) will be eliminated. B. Free Standing Highway Orientated Sign: This "logo-only" sign is proposed to replace the existing 55-ft. high single letter "Texaco" sign (and other attached signs) located on the northeast side of the site and adjacent to the freeway (Hwy. #217) . The intent of the new proposal is to conform to the "nation-wide industry standard" of identification ,{ by nationally recognized logos only at freeway orientated sign locations. Although the existing sign may legally remain as a "granfather' type of exception to the Tigard Sign Ordinance, Texaco feels it is in the best interests of the Community to replace the existing sign with the proposed new design that will enhance the surrounding area. • Consideration is requested to allow the second free- standing sign and accept the reason for it' s existance as a "Freeway Orientated Sign" . Up until the new Sign Ordinance was adopted, such signs adjacent to freeway rights of way were allowed and acknowledged by the City of Tigard as such Again it is Texaco' s intent to upgrade the existing Service Center' s identity within the Community by investing in a major sign replacement project that is in the best interests of all parties concerned. Proposed Signage Details: Both free standing signs are shown in detail on the enclosed drawings and are assumed to be "self-explanatory" . A brief description of each sign is noted for reference as needed: A. Free Standing Identification & Price Sign: • A 24-ft. high, illuminated, double-pole, two-sided sign structure with the following signage is proposed: 1 . A 6-ft. x 7-ft. Texaco logo with the word "Texaco" below in ten inch high letters. The "Star-logo" is white on a red background surrounded by the black border as shown. The word "Texaco" located below the logo is in red lettering. 2. The 1 '-6" x 6'-0" "Diesel" sign is dark grey with white 9" capital and 7" lower case lettering. 3. The 4' -6" x 6' -0" price reader board is a white background with black lettering for the product and related price numbers. 4. Pole supports for the sign are 8" x 8" steel tubes painted black and attached to structurally designed concrete footings. 5. The sign is to be installed in the same location as the existing sign, surrounded by a protective island planter. B. Free Standing Highway Orientated Sign: A. A 40-ft. high illuminated, double-pole, two- sided sign structure with the following signage is proposed: 1 . A 13' x 13' Texaco "Star-logo" sign only. The word "Texaco" is not proposed with this sign. 2. Poles are to be approximately 12-inch diameter, painted black pipe columns attached to structurally designed concrete footings. 3. The sign is to be installed in the same location as the existing sign, surrounded by a protective island planter. Orientation to the freeway E' traffic will be similar to existing. 4. Note that the new sign will be 19-ft. less in height than what now exists and 60 sq. ft. less each face in sign area. Summary: 1. In summary, the City of Tigard' s consideration in regards "Sign Exception" approval is requested to improve a sign situation that now exists at the existing Texaco Service Center. The Request is based on the following facts: A. The best interests of the Community and property Owner will be better served by approving the request as submitted. The sign replacement proposal will be an improvement and upgrading to both the Community and surrounding neighborhood. B. A general "clean-up" of signage will be evident at the Texaco Service Center by allowing an integrated free-standing identification/price information sign at the northwest corner as proposed. C . Approval of the Freeway Orientated Sign replacement will reduce the sign area by 60 sq. ft. per face and eliminate existing signs that will be consolidated into a single price information sign at the northwest of the site. D. The aesthetic quality of the proposed free-standing signs will be compatable with and enhance the surrounding area. If there are any questions in regards to the proposal in general or the attached drawings, please let me know. Also, on behalf of Texaco, Inc. , they are looking forward to your "Sign Exception" consideration and doing their part of improving the aesthetic qualities of the City of Tigard. Sincerely, Richard L. Webb, Architect for Texaco , Inc. . ...„. I t V k • A 0 Clhil A i- Z'.9t M,R0o ,Th \. \ q>. Y \ - \ * ...a..t÷ I • 0C.". ,co co ,ol 0 l 11 ' \ 4 • 9\ il A• ....■ /VI,' i- ■ .y .,,,Awi.,w ... ,,--,,, ' \ -.. -0• S. •' w — • .--1:, . \ . \ i • (IS) S. ...--c \ •'i,..4. 01. 44 , ■..:: 10.••• , s • \ ...0': ' ' • ...------' m.o. k..• en ‘ ,- ,•.- titkil 7471 4147.1 170.._..11 II TA 0 'J N cs, ---• ... - -.. --- -. . ----—. — — ..-- ........ . 1 - • 0 --- ,......--- -:- CI,..4f . ...-r:fillit.e.TAW ,...------ ......---- ------ . ....., --.. 1:9 "----'1k --' Or t.: ,,---- 9 2*.-/ G P'" ' ....... 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I 191G —..! a514,1A _ —I -- - 4 Cl • +s I ...... k . r------T -4-- --II! 1 i L t.,,,.......i. , --,. , • ._ --7 -- .----- -- 0 t.1i 6, .1.] ,..,,,, , =,,,,,,,,,._ I ” _ . , _.._ .____,,........... _.._ ,.. ... rEYASTIPIG' fiLIVINNW Oeuu TCITSP :SIC064,1� mcisn4c4 ,„ T A' %FRS-5TdmQ1t4c:- ICo• • • • T�oM�Tt�S- �C.7��—S�c�, l ( z = - --r - - 0%-tow twe mass WAY'%Kohl + oMGRS tD- ID"tovep) 4 I , r r A /X _ 1 ______ A T 0 -�, Cl ;, - Dv ' 7, - A \ 6 --- K NG . .Ebasr lizotsA Zg s sv-_-&1 :"h4-R,P. Al EI 1 f # , _ N 4v... -sch.kADtp.g.,_ ,- , ir._ , _ ..,..„Tr* _ 1 S■CoiJ• i . ii______ 1 tr c�: ..11. BLACK #3 .Texaco No.34 Black _ Canopy Fascia a.__ 0 #33 DARK GRAY Texaco No.33 Dark Gray Building Fascia . (all buildings) Canopy Columns IRED #31 Accent Band (all buildings) Sign Letters for "Texaco & Logo" i I ! LIGHT GRAY #32 11 Base color for all buildings ' 1 ,•;•;, ',1•. ','. ,. 1 1 / WHITE #1 S C H E M A T I C All painted letters E L E V A T I O Nei "Star" of Logo sign scale 3/8" = 1 '-0" Guard Posts Edge of Islands • J10,t4/ s T SYSTEM 2000 COLORS d3 Isoi• for TEXACO at: STAFF REPORT AGENDA ITEM 5.3 JUNE 5, 1984 - 7:30 P.M. TIGARD PLANNING COMMISSION FOWLER JUNIOR HIGH SCHOOL - LGI 10865 S.W. WALNUT TIGARD, OREGON 97223 A. FINDING OF FACT 1. General Information CASE: Site Development Review SDR 9-84, Variance V 9-84 REQUEST: For approval of a 160 unit apartment development and a variance to the requirement for one covered parking space per unit (CDC 18.06.030). LOCATION: East side of SW 135th Avenue, 1/2 mile south of Scholis Ferry Rd. (Wash. Co. Tax Map 1S1 33DC, tax lot 500) COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-12(PD) (Residential 12 units/acre, planned development) APPLICANT: West & Johnson Development Co. OWNER: Russell Krueger P.O. Box 426 12225 S.W. 2nd Ave. Wilsonville, OR 97070 Beaverton, OR 97005 2. Background On June 23, 1980, the Tigard City council approved a Zone Change request (ZC 29-79a and ZC 29-79b) to allow for a development consisting of single family residences (Phase I) and multiple family dwellings (Phase II). A 14 to 15 acre area in the southeast corner of the Winterlake development was rezoned to A-12 (R-12 replaced this zone) to accommodate Phase II of the project. A condition of that approval stated that "Phase II - ZC 29-79a (Apartment) shall be brought before the Planning Commission at a later date". A portion of Phase I has been completed. The area that had been zoned A-12 was rezoned to R-7 as part of the Comprehensive Plan and Community Development Code revision process that was concluded in November, 1983. On April, 1984, a zone change (ZC 9-84) from R-7 to R-12PD was approved by the City Council.. A Sensitive Lands Permit was granted in February, 1980 to allow development on the subject property which contains an identified drainageway. Approval was subject to the following conditions: a. That the question of emergency vehicle access be resolved at the General Plan and Program Hearing. STAFF REPORT SDR 9-84 & V 9-84 - PAGE 1 4mommimmimml b. That site and public drainage construction plans be approved by the Building and Public Works Departments prior to issuance of Building Permits or Bonds. c. No changes will be made to approved plans or specifications unless formal application is made to the appropriate City department and changes are approved by that department. Application for changes will be made in writing and shall include applicable drawings. d. That the proposed drainage system shown on this application be added to the General Plan. 3. Vicinity Information The area involved in this development includes the multiple family portion of Phase II of the Winterlake development. Morning Hill subdivision lies to the south with an R-4.5 zone applying to the lots west of Lake Drive and an R-7 zone applying to those east of Lake Drive. Undeveloped property zoned R-20 is to the west, undeveloped land zoned R-4.5 lies to the east, and a single family residential portion of Phase II, which is also intended to be developed this summer, is on the north side of Lake Drive. 4. Site Information and Proposal Description Presently, only part of Winter Lake Drive (Brittany Square) is completed and the remainder, including Phase Ib. and II, is undeveloped. The property consists of a grass field with a drainageway (includes a man-made lake) that runs downhill in a northeasterly direction. Fifteen apartment buildings containing 60 one bedroom and 100 two bedroom units is proposed. Lake Street will be extended north and east from Morning Hill Drive to Park Street which will travel through the northeast corner of the project. The area west of Lake Drive is intended for apartments rather than the attached single family units that were originally proposed. Also, instead of a cul-de-sac, a driveway/parking area is proposed to connect Lake Drive and 135th Avenue. Eleven of the buildings will be located around the small lake on the property and the four remaining buildings will be on the west side of Lake Drive. One continuous driveway/parking area, with two entrances onto Lake Drive, will be provided for the development on the east side of Lake Drive. Because of Low Density Residential Comprehensive Flan designations which apply to properties immediately east and southwest of the development, a 100 foot wide density transition area (CDC 18.40.040) must be used along the southern property line between Lake Drive and 135th Avenue and the eastern property boundary. Based upon the adjoining Plan designation, a maximum density of 6.25 units per acre is permissible within the transition area. No buildings are shown within 100 feet of the southern property line between Lake Drive and 135th Avenue and less than 5 units per acre are present within the eastern transition area. STAFF REPORT - SDR 9-84 & V 9-84 - PAGE 2 The adjoining parcels to the south between Lake Drive and the eastern property line share the same Medium Density Residential Comprehensive Plan designation, and therefore a density transition area is not required. The required 30 foot building setback and landscaped buffer have been provided along the southern boundary of the project. A variance is also requested to eliminate the need for one covered parking space per unit. The applicant is proposing uncovered parking for the entire development and has submitted written information to address the criteria for granting a variance. 5. AGENCY AND NPO COMMENTS The Engineering Division has the following comments: a. The standard construction and compliance conditions should be applied. b. The development of Lake Drive and Park Street should be coordinated with the development of the single family residences on the north side of lake Drive. c. Since the storm sewer system is only serving one ownership, the owner should be obligated to privately maintain the system. d. The proposed drive to 135th Avenue should be deleted. e. No objection to the variance request. Washington County Fire District No. 1 has no objections. Washington County Department of Land Use and Transportation recommends that Park Street be completed and that a non-remonstrance agreement for the 135th Avenue LID be required as a condition of approval. NPO # 7 has reviewed the proposal but requested additional information from the applicant before making a recommendation to the Commission. B. ANALYSIS AND CONCLUSION The proposal is basically consistent with the applicable provisions of the Comprehensive Plan and the Development Code. The overall density of the development is 10.9 units per acre which is below the maximum of 12 units per acre. Adequate density transition is provided along the east and southwest property lines and the required setback and landscaped buffer will be furnished along the southern boundary. STAFF REPORT - SDR 9-84 & V 9-84 - PAGE 3 Several modifications should be made to the submitted site plan and landscaping plan. Five foot side sidewalks should be installed along Lake Drive and Park Street. Improvements along the present 135th Avenue alignment will not be required since the street will be moved to the west in this area. The driveway should not connect to 135th Avenue because of its proposed realignment and status as a major collector. Several trees shown on the landscaping plan will interfere with vision clearance at two of the driveway locations. These trees should be moved or eliminated. The variance request to eliminate the covered parking requirement in the Code is being proposed by the applicant primarily because of the additional space required and the visual impact of 160 covered parking spaces. The following criteria should be addressed before a variance is granted: 1. The proposed variance will not be materially detrimental to the purposes of this Code, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards; and to other properties in the same zoning district or vicinity. 2. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; 3. The use proposed will be the same as permitted under this Code and City standards will be maintained to the greatest extent that is reasonably possible, while permitting some economic use of the land; 4. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were located as specified in the Code; and 5. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The applicant has only partially addressed the above criteria. Because of the significant nature of the request and the recent addition of the covered parking requirement, a staff recommendation would be premature. Planning staff advises that the variance be discussed with the applicant as it relates to the above criteria. C. RECOMMENDATION The Planning staff recommends approval of Site Development Review SDR 9-84 subject to the following conditions: 1. Standard street improvements including sidewalks, curbs, street lights, and driveway aprons shall be provided along Lake Drive and Park Street. STAFF REPORT - SDR 9-84 & V 9-84 - PAGE 4 2. Seven (7) sets of plan-profile public improvement construction plans and (1) itemized construction cost estimate, stamped by a registered civil engineer, detailing all proposed public improvements shall be submitted to the City's Engineering Division for Review. 3. Construction of proposed public improvements shall not commence until after the Engineering Division has issued approved public improvement plans (the Division will require posting of a 100% performance bond), the payment of a permit fee and a sign installation/streetlight deposit. Also, the execution of a street opening permit or construction compliance agreement shall occur prior to, or concurrently with the issuance of approved public improvement plans. 4. The improvement of Lake Drive and Park Street shall be coordinated with the development of the single family residences in Phase II which are on the north side of Lake Drive. 5. The driveway to 135th Avenue shall be eliminated. 6. The landscaping plan shall be modified in order to meet the visual clearance requirements of the Code (CDC 18.102). 7. The landscaping materials shown on the plan submitted by the applicant shall be installed prior to the issuance of an occupancy permit. 8. A City of Tigard approved non-remonstrance agreement relating to the 135th L.I.D. shall be recorded with Washington County and returned to the Planning Department before building permits are issued or a change of property ownership. 9. The storm drain system shall be privately maintained. 10. This approval is valid for the period of one year. - 1.:"."1 /411A- ,I. 1'. REP ED BY: Keith Liden APPRO D BY: William A. Monahan' P Associate Planner Director of Planning & Development 4j { (dmj0463P)) • is j STAFF REPORT - SDR 9-84 & V 9-84 PAGE 5 `A HAND DELIVERED TO PLANNING COMMISSION MEETING June 5 , 1984 Tigard Planning Commission City of Tigard P. 0. Box 23397 Tigard, OR 97223 Commissioners: RE: File No. SDR 9-84 and V 9-84 West and Johnson Development (Applicant) Russell A. Krueger (Owner) As a unified group of adjacent landowners and the Morninghill Homeowners' Association, we request that the application to proceed with the site development for Winter Lake be denied and that we be allowed 60 days to investigate the Site Develop- ment Review as prepared by West and Johnson Development. The following questions and objections have been raised in ment and need to be clarified Winter Lake Development regard to the before preceding: 1. The Morninghill Homeowners' Association was told at the April 3 , 1984 Planning Commission Meeting that each homeowner would be notified of future meetings regarding the development of this property; that adequate time would be given to react to such noti- fication; and that we would be consulted. We were not. Each Morninghill home was purchased on the basis that Winter Lake was zoned single family residential. The investments would not have been made had we known the possibility existed where our homes would be adjacent to a 160-unit complex, thereby add apartment lowering our property values. We object to our backyards facing parking areas, garbage cans, trash dumpsters and multi-level structures. 2 . Morninghill is built R-5 single family dwellings. How could you logically justify R-12 in adjacent property? 3. We requested to be notified of the NPO meeting (s) where discussions would be held regarding the Winter Lake development. A letter of notification for an 11 :00 a.m. meeting on June 2 was provided by West and fk w Tigard Planning Commission Re: File No. SDR 9-84 and V 9-84 June 5 , 1984 Page 2 Johnson (see attached) ; it was postmarked 1 :00 p.m. , June 1 and RECEIVED 5 : 00 p.m. , June 4--two days AFTER the meeting ! We believe this mailing was purposely delayed in an attempt to divert and deceive the adjacent property owners. We would ask the Planning Commission to examine these documents on our behalf. 4 . The Site Design Review seems to be incomplete in accordance with the requirements of 18 . 120. Would you, at this time, review these documents to determine the completeness and accuracy of the Site Development Review as prepared and submitted by West and Johnson. 5 . The additional traffic, resulting from the development of the apartment complex, would be a hazard to public safety. Additionally, neither the Morninghill residen- tial streets nor 135th Avenue were designed to accommo- date such traffic burdens and hazards. 6 . Has an adequate environmental impact study been pro- vided to protect the wildlife that inhabit the area in and around the lake, i.e. , ducks, blue herons, quail, pheasants? In conclusion, we have, as a unified body of homeowners, jointly and separately, retained Ron D. Bailey of Anderson and Bailey as legal counsel. It is our intent to protect our rights and our property as provided by the ordinances and statutes of the City of Tigard and the State of Oregon. Please be advised that if our requests are not recognized, we will immediately seek, with all due course of law, an injunction against Russell A. Krueger, West and Johnson Development, and any other party or parties that would seek to unjustly develop this property. Very truly yours, MORNINGHILL HOMEOWNERS' ASSOCIATION By v J 7 1. q By _ A Boar; Member HA Board Mem ,r� fitIty.1._7r Cb) By MRAN Board Member MHA Board Member jc cc : Ron D. Bailey, Anderson and Bailey, Attorneys at Law WEST AND JOHNSON DEVELOPMENT COMPANY P.O. BOX 426 • WILSONVILLE, OREGON 97070 • PHONE (503) 682-3062 May 31, 1984 Dear Property Owner: We are the developers of a proposed 160-unit apartment project to be located on the east side of S. W. 135th Avenue and to be known as the Winter Lake Apartments. You are invited to an informal meeting to review our development plan. This meeting is scheduled for 11:00 A.M. on Saturday, June 2, 1984 and will be held in the City Hall for Tigard, Oregon located at 12755 S. W. Ash Street. Representatives from the developer and the developer's architect will be present in order to answer any questions you may have. Very truly yours, WEST AND JOHNSON ® ELOPMENT CO. it" AV 4111 Ronal D. ,ohnson Secr ary and Treasur r \�J U Ph Ai � N WEST AND JOHNSON ► JUN 40 P.O. BOX 426 • WILSONVILLE, OREGON 97070 ti ti A / Bonebrake/McDonald 13265 S. W. Falcon Rise Drive,` Tigard, OR 97223 June 5, 1984 To : Tigard Planning Commission From: Richard Boberg Chairman, NPO 7 Re : Winter Lake Apartments Site design review NPO 7 met in May to review the site plan. We can only support the plan in general concept, and believe the applicant has not met the conditions agreed by the NPO and Plan Commission. We were under the impression that the area in Morning Hill to the south was zoned low density, and would thus receive protection by required transition within the 100 foot zone. We found at the May meeting that ° r both properties are in the medium density zone, and that the buffering requirements are Much less . The applicant has provided excellent buffering for the homes on Morning Hill drive, and has providedmuch less for those on Falcon Rise. It is curious that the Falcon Rise homes are zoned R7PD. Wedgewood informs us that the average density along Falcon Rise is slightly more than E„ 5 per acre. The homes along Falcon rise are 1860 sq. ft. If ' on the average, which is 80 sq.ft. larger than those on Morning Hill. We feel that if Falcon Rise were correctly zoned for existing use it would be included in the low density. zone. We therefore ask that the Commission treat the property along Falcon Rise as if it were zoned low. The density and the quality of the homes justify this consid- eration. The homeowners along Falcon Rise certainly did not buy in this location expecting to see 2 story apart- ments out their back windows . The developer could move specifically buildings I and N to give more distance. The homes that abut the development at these points are 15 and 25 feet from the property line. We were told that the homes in Morning Hill were built close to the street, but the homes closest to the Winter Lake Apartments (I and N) are the closest to the northern property line. The developer also represented to us that the apartments were on lower ground and that the line of sight from the existing houses would only show a portion of the apartments . In fact there is only a 3 or 4 foot drop from house to apartment I and 2 or q feet drop from house to building N. `II E>'�, i}1 NI iterlske NPO 7 .a , 2 We also want the access for the southern end of this to not adversely affect Morning; I-t111. Drive . The Northern access is conditional upon approval of the 1-35th,/1alnut LID. Inasmuch as the proponents of the LID have not pre- sented any material to NPO 7, we cannot be sure that this will address this issue . The only contact NPO 7 has had with this LID is from propertyowners who oppose it . It was the original intent of this NPO that the homeowners in Morning Hill should be afforded the protection of low density zoning, and that there would be transition between the two types of housing that would be compatible with both. We are still firm on this point and urge you to uphold the conditions placed on this development at the previous hearin.r. r f } WEST AND JOHNSON DEVELOPMENT COMPANY P.O. BOX 426 • WILSONVILLE, OREGON 97070 • PHONE (503) 682-3062 May 31, 1984 Dear Property Owner: We are the developers of a proposed 160-unit apartment project to be located on the east side of S. W. 135th Avenue and to be known as the Winter Lake Apartments. You are invited to an informal meeting to review our development plan. This meeting is scheduled for 11:00 A.M. on Saturday, June 2, 1984 and will be held in the City Hall for Tigard, Oregon located at 12755 S. W. Ash Street. Representatives from the developer and the developer's architect will be present in order to answer any questions you may have. Very truly yours, WEST AND JOHNSON DE ELOPMENT CO. 4111111/11101 rdikirrP4c, Ronald P . Johnson Sec - ary and Treasu •er May 18, 1984 C PY Richard Boberg Chairperson Neighborhood Planning Organization No. 7 10660 S. W. North Dakota Street Tigard, Oregon Re: Winter Lake Apartments S. W. 135th Avenue Tigard, Oregon Dear Mr. Boberg: We are the developers of the proposed Winter Lake Apartment project. Russell Krueger, the current property owner, has advised us of the NPO's concerns regarding certain of the building heights. Proposed buildings "N" and "I" are the buildings in question. In response to your concerns, we have asked our architect, Robert B. Martin, F.A.I.A. , to prepare a building ' perspective in order to bettek illustrate the configuration of these buildings. Mr. Martin will be out of the state on another assignment for a few days. This means this building profile will not be available until around May 29. When it is available, we will be contacting you to arrange a meeting at which it can be reviewed. We appreciate your involvement in our project and look forward to meeting and discussing it further with your and your organization. With best regards, ?. Very truly WEST AND JOHNSON DEVELOPMENT COMPANY 7,(CO-vioad D.Belk Arr- v. Via. Ronald D. Johnson Secretary and TreaRurer cc: Robert B. Martin, /Rt'ssell Krueger a ' ' 1 - --1 . -! t-1,1 - .• ,.--•'-ig -,,,- . .'- ' '--- ---41---!,' it- - - -- ' '. - --'- -- 1 .1.'1 I 1,, 1 i i 1 If , ,,, . . 1 1 ,I , , -- 11 I 1. ! • : ' ',. , . . i - • , . , ,. . - . 1 .. . . . . . . • . . • , , 1 , . . . . . . , • I i 1 , . , . . . . . . . 1 . . , . . . . . , . . , , . . ; .. . . , • . ., 1 /,.tt : 1 , :I i . . . i . ' .. , , . • - , 1 - ii • - , ... , ... . , ,.. 4.-- -1,.... ., ,.._ __ _ ....,..,„......- i _ : .-.1. 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I/I, c‘gli.-ir ' )1,• ili,..:. ,1t. __,.,. ... .. .: _ ., ___ . _ i,11.-.,IN i%•,i ' 1 -11 I ' • • r• .. - -:" ' ,'"?'• , . ; -,;=.1.-4. ° t, P.4,' - . - -....-....., -. .-••■■•■,." . - - * ' - -- - I -- -- , - 1 •..........--- -- --- - -.....„,...................,..r....,...... .1iii,j.it7 L.,./s,,,,,, e i4F,4 ,,,,,,,,...".1,,J.T., ,. t. , - ,,,.,„....„ n,....,..,,,, „,„,,.,..,. •',1/41 . . ... . . .. . ,.. . . . . , . .,. ... ., . . . _ ,. .., . _. . _.•..... .- ,_ , . . _ C I . t PLANNEII UNIT _DEVELOPMENT AND VARIANCE j RRATIVI s; DATE: May 8, 1984. PROPERTY ADDRESS: (No Number Available) S. W. 135th Avenue, Tigard, 3' Washington County, Oregon. (` LEGAL DESCRIPTION: l'! Portions of Lots 5, 6 and 7, ASH VALLEY TRACT, in the S.W. 1/4, Section 33, T.1 S., R.]. W. , W. M. , City of Tigard, Washington County, Oregon. PROPERTY OWNER/DEED HOLDER: Russell A. Krueger 12225 S. W. 2nd Avenue Beaverton, Oregon 97005 C. 626-7515 APPLICANT: [a West and Johnson Development Company P. 0. Box 426 Wilsonville, Oregon 97070 682-3062 REQUEST FOR CONCURRENT REVIEW AND APPROVAL: This Request for Variance is being submitted concurrently with a Planned Unit Development Concept Plan Approval Application for the same project. Applicant hereby requests this Variance Request and the Concept Plan Approval Application be processed and considered concurrently. fpfs PUD AND VARIANCE NARRATIVE - Page 1. •a NATURE OF VARIANCE REQUEST: Applicant hereby requests a variance to the requirements of Section 18.106.030 (A.) (4.) of the Tigard Community Development Code dated January 1984, as amended, as such pertains to provisions for covered parking spaces for multiple family dwelling unit projects. DISCUSSION OF PROVISIONS OF SECTION 18.106.030 (A.) (4.) OF THE TIGARD COMPREHENSIVE PLAN: The particular provision of the Tigard Community Development Code for which a variance is hereby requested pertains to covered parking space requrirements for multiple family dwelling unit projects. Specifically, this provision requires one (1) covered parking space for each unit in a multiple family dwelling unit project. FORM OF VARIANCE REQUEST: Applicant hereby requests that the requirements of Section 18.106.030 (A.) (4.) pertaining to covered parking spaces be waived and a variance granted to allow Applicant to develop and construct a multiple family dwelling unit project with no covered parking spaces subject to complying with, all other parking requirements of the Tigard Comprehensive Plan. JUSTIFICATION FOR VARIANCE REQUEST: The subject project is within a R-12 zoning district (18.54) which has been overlaid with a Planned Development designation (18.80) . The stated purposes for a Planned Development designation are to, among other objectives, to: 1. Encourage superior living arrangements; 2. Facilitate efficient land uses; PUD AND VARIANCE NARRATIVE - Page 2. C�< 3. Promote economic arrangements of land uses, buildings, circulation systems, open spaces and utilities; 4. Preserve existing landscape features and amenities; and, 5. Encourage development that recognizes the relationship between buildings, their use, open space and accessways and maximize innovative and diversified living environments. Applicant has prepared and submitted a site plan in connection with the Planned Unit Development Concept Plan Application for the proposed multiple family dwelling unit project which recognizes, facilitates and accomodates two unique attributes of the subject property: 1. An existing and to-be-preserved, artificially-created pond; and, 2. A westerly view amenity toward Mt. Hood. Applicant's site plan has maximized these amenities for the prospective use and enjoyment of tenants in the project and surrounding uses, primarily detached single family residential dwellings. To the extent possible, the majority of units will have decks and windows which take advantage of and offer this view of Mt. Hood. Further, Applicant has carefully situated buildings within the site so as to allow tenants to view and enjoy the existing pond. A large open space will be created on the easterly, side of the pond with buildings arranged in a horseshoe-shape so as to encourage enjoyment of the pond and view amenities. The Applicant's site plan allows for additional open space at the northerly end of the pond with such open space allowing access to a planned city park. In summary, Applicant's site plan complies with the stated purposes for a planned development by preserving existing site amenities through a site plan recognizing and facilitating same. PUD AND VARIANCE NARRATIVE - Page 3. • example would be condominium projects wherein units will be purchased and owned by their occupants. This situation is not applicable to the subject project as such has been designed and is intended to be occupied by rent-paying tenants. Likewise, smaller-sized projects can accomodate covered parking spaces without the oppressive and adverse effects likely to result from imposition of the covered parking space requirement. PRE-APPLICATION CONFERENCE: Applicant held a pre-application conference with staff representatives of the City of Tigard, Oregon regarding this variance request on May 3, 1984. This variance request is being initiated upon the recommendation of the City staff representative. APPLICATION SUBMISSION REQUIREMENTS: The information submitted in connection with Applicant's application for Planned Unit Development Concept Plan Approval contains all the information required to be submitted for this Variance Request. Applicant requests such information be used in considering this request so as not to impose an unnceccesary delay and hardship upon Applicant by requiring duplicate submissions of identical information. This request is consistent with Applicant's above request for concurrent review and approval. CRITERIA FOR GRANTING VARIANCE REQUEST: The Tigard Community Development Code requires satisfaction of the following prior to approving a variance: 1. Approval will not be materially detrimental to the Code nor conflict with policies of the City Comprehensive Plan. Likewise, approval shall not have any material detrimental affect on any other applicable policies, standards or other properties in the same zoning district or vicinity; 2. Approval is justified based upon special circumstances over which the Applicant has no PUD AND VARIANCE NARRATIVE - Page 5. Applicant believes a requirement for one (1) covered parking space for each multiple family dwelling unit will have the effect of negating the positive attributes of Applicant's site plan. Applicant proposes to construct a project that will contain 160 multiple dwelling units. This means 160 covered parking spaces if this variance request is not granted. If each covered parking space has a roof area of 300 square feet, this means a total of 48,000 square feet (1.10 acres) of parking space roof areas (The City of Tigard Community Development Code makes no provisions for the size, design or other features of such covered parking spaces, therefore, Applicant has a size of 300 square feet for each covered parking space) . Applicant believes that such a large area of roofs, in addition to those of the buildings in the project, will result in a negative overall project appearance. Applicant's proposed site plan has nearly 61% of the total site in open space, including the existing pond. For covered parking spaces to be required will reduce, if not nullify, the positive effect of such a proportionately large area of open space. Requiring covered parking spaces will also adversely affect neighboring single-family residential developments. Applicant's site plan has carefully located buildings so as to minimize any potentially adverse effects on adjoining residential dwellings. Covered parking spaces will rs have the effect of diminishing the positive attributes of the open spaces and distances Applicant has designed for those portions of the site adjoining existing residential dwellings. Covered parking spaces have the potential adverse effect of limiting maneuverability within the l` project's roads and parking areas. Support posts for the roofs associated with covered parking spaces will effectively limit the ability f emergency vehicles to maneuver within the project. Applicant believes that certain types and sizes of multiple family dwelling unit projects should be required to have covered parking spaces. An Ij PUD AND VARIANCE NARRATIVE Page 4. . i kkc+' a control and which are unique to the subject property; 3. The proposed use will conform to permitted uses and promote economic land uses; 4. Existing physical and natural systems will not be adversely affected; and, 5. The hardship causing the variance request is not self-imposed. Applicant believes it has shown compliance with these standards and requests approval of this variance request. The need for the variance request has arisen by Applicant attempting to comply with the spirit and intent of the Planned Development Overlay requirement that has been imposed on this property. Likewise, Applicant believes approval of this request will enhance compliance while strict application will cause adverse site conditions and appearance not consistent with the broader goals of superior living arrangements, efficient land use, economic arrangements of land and buildings and preservation of existing landscape features and amenities. EXISTING OR PROPOSED RESTRICTIONS OR COVENANTS: No restrictions or covenants are existing or proposed in connection with Applicant's development. PUD AND VARIANCE NARRATIVE - Page 6. STAFF REPORT AGENDA ITEM 5.4 JUNE 5, 1984 - 7:30 P.M. TIGARD PLANNING COMMISSION FOWLER JUNIOR HIGH SCHOOL - LGI 10865 S.W. WALNUT TIGARD, OREGON 97223 A. FINDING OF FACT 1. General Information CASE: Site Development Review SDR 7-84 REQUEST: For approval of an 80 unit multiple family residential development APPLICANT: WGK Development Corp. OWNER: Same 1703 Pacific Ave. Forest Grove, OR 97116 LOCATION: Northwest corner of Beef Bend Road and SW Pacific Hwy. , Tigard (Wash. Co. Tax Map 2S1 10AC lot 1000). 2. Background The property was annexed to the City on February 8, 1978. A zone change from the Washington County RU-20 to City C-P (Commercial Professional) was approved on June 12, 1978. A conditional use application to establish a 146 bed home for the aged was approved on July 25, 1978. On May 14, 1984, City Council approved a Comprehensive Plan Amendment (CPA 4-84) and Zone Change (ZC 4-84) to change the Plan designation from Commercial Professional to High Density Residential with a corresponding zone change from C-P (Commercial Professional) to R-40 (Residential, 40+ units/acre). The following conditions were attached to this approval: a. Public sanitary sewer within public easements shall be provided to the north property line of the subject property. b. The northerly row of units shall be limited to two stories and garages shall not be located between these units and the north property line. c. A six foot high site obscuring chain link fence shall be located along the north property line. d. A minimum 35 foot setback in accordance with the approved Variance V 6-84, shall be maintained along the property to the north designated low density residential. STAFF REPORT - SDR 7-84 - PAGE 1 e. Development plans for the subject property shall be reviewed by the Planning Commission. During the review the Planning Commission shall address utilities, storm drainage, placement of buildings, landscaping, and traffic circulation and impacts. In April, 1984, Planning Commission approved Variance V 6-84 mentioned above, to allow more than 6.25 units per acre within the northern 100 feet of the property. 3. Vicinity Information Multiple family residences within King City are situated on the south side of Beef Bend Road. Large acreage homesites in Washington County lie to the west and northwest. These properties are designated in the Tigard Comprehensive Plan for Low Density Residential development (1 to 5 units/acre). Undeveloped land to the northeast is within the City and is zoned C-P. Beef Bend Road is under Washington County jurisdiction and is classified as a major collector. A frontage road for Pacific Highway is immediately east of the property. The parcels north of the subject property and land to the east and west is considered as a "Developing Area". 4. Site Information and Proposal Description Except for one residence on the property which will be removed, the parcel is undeveloped. The property slopes downward from an elevation in the northwest corner of 310 feet to 242 feet in the southeast corner. The southwest section of the parcel as well as the northern and western property lines are wooded with a combination of coniferous and deciduous trees. The remainder of the property is cleared. { The applicant is proposing to establish an 80 unit condominium project. Each unit will have two bedrooms, 64 square foot covered patio and one garage space. One driveway onto Beef Bend Road will be provided for the development. The internal driveway/parking area will form a loop through the project. The coverage of buildings and pavement amount to 76 percent of the total lot area and 24 percent will be landscaped or left in it natural state. An exemption is requested for some of the internal setbacks between the Ery garages and residential buildings. The Code allows for setback exemptions which do not exceed 20 percent reduction of the required setback. Section 18.46.030 of the Code prescribes separation distance between buildings depending upon the presence or absence of windows on the building involved. In several instances, a 14 foot setback between a garage and a wall including windows is proposed instead of the 15 foot standard. Near the northeast corner of the project, one garage will have an 8 foot setback rather than the required 10 foot setback. f STAFF REPORT - SDR 7-84 - PAGE 2 5. AEency and NPO Comments The Engineering Division comments will be available for the hearing. The Building Inspection Office and NPO # 3 have no objection to the proposal. The State Highway Division indicates that the traffic impact study submitted by the applicant is being sent to the Region Traffic Supervisor for review. Also, on site storm water detention should be provided. No response has been received from Washington County or the Tualatin Rural Fire Protection District. B. ANALYSIS AND CONCLUSION The proposed development is basically consistent with the Code provisions of the R-40 zone, the Site Development Review chapter, and the conditions of approval for CPA 4-84 and ZC 4-84. There are several aspects of the project which require modification. 1. A 6 foot high, sight obscuring fence must be provided along the northern property line as required by the CPA 4-84 and ZC 4-84 approval. 2. A utility easement must be established to the northern property line, also as a condition of CPA 4-84 and ZC 4-84 approval. 3. The landscaping plan adjacent to the driveway entrance to Beef Bend Road should be modified to conform with the vision clearance requirements in the Code. Several trees will need to be moved or eliminated in the vicinity of the driveway. In addition, an exemption for several internal setbacks must be granted or a revised site plan will be necessary. The following criteria should be considered when reviewing a setback exemption: 1. An exception which is not greater than 20 percent of the required setback; 2. No adverse affect to adjoining properties in terms of light, noise levels, and fire hazard; 3. Safe vehicular and pedestrian access to the site; 4. A more efficient use of the site which should result in more landscaping; and 5. The preservation of natural features which have been incorporated into the overall design of the project. STAFF REPORT - SDR 7-84 - PAGE 3 1 z.. . The applicant has addressed the above criteria within the narrative for the project. The proposed setback exemptions appear to be consistent with the intent of the Code. Issues dealing with drainage, traffic, and other item that are under the jurisdiction of the Engineering Division shall be discussed by staff at the hearing. C. RECOMMENDATION The planning staff recommends approval of Site Development Review SDR 7-84 subject to the following conditions: 1. The landscaping plan shall be modified in order to meet the visual clearance requirements of the Code (CDC 18.102). 2. The landscaping materials shown on the plan shall be installed prior to the issuance of occupancy permits. €' 3. A utility easement shall be provided from Beef Bend Road to the k` northerly property line. 4. A 6 foot high, sight obscuring fence shall be installed along the northern property line prior to issuing occupancy permits. 5. The building setbacks shall be as shown on the applicant's site plan labeled "Plan 7601", reviewed by Planning commission on June 5, 1984. 6. This approval is valid for a period of one year. NOTE: Additional recommended conditions based upon Engineering Division comments shall be presented at the hearing. k PREPARE) BY: Keith Liden APPROVED BY: William A. Monahan `, Associate Planner Director of Planning & Development sR it (0463P dmj) -fi STAFF REPORT - SDR 7-84 PAGE 4 1 May 3i, 1984 `) JUN 1 191i - CITY OF TIGARD City of Tigard PLANNING DEPT. Planning Department Re: WGK SDR 7-84 $- unit residential development Beef Bend Rd. & Pacific Hwy. CPO #4 Bull Mountain in its completed Community Plan was most concerned about the impact any development occuring in the Bull Mountain area contained in the Plan boundary would have on the transportation. There are only two basic roads leading to and from Bull Mountain itself, these are Bull Mountain Road and Beef Bend Road. Thus, at this time, any and all developments in the Plan boundary would affect these two roads in some manner. Our Plan calls for neighborhood roads leading North to Scholls Ferry and South to Beef Bend, not across the mountain, as development occurs. A great deal of the traffic to be generated in the future will also use Bull Mountain Road and Beef Bend Road in the vicinity of SW Pacific Highway. It is important, therefore, to not clog up the ingress and egress of these to major highways with a development that hinders rather than enhances the already existing problems. • The area of the frontage road bounded by SW Bull Mountain Road and SW Beef Bend Road is a hazard now. If one sits at the intersection of the frontage road and SW Bull Mountain Road and watches the traffic pattern, the near misses, the non-misses and the raceway there now, to add to this in any way without a complete plan for a major overhaul of the entire area is not proper planning for now or for the future. If one sits at the intersection of SW Beef Bend Road and the frontage road, one will see that a large majority of the traffic turns onto the frontage road and then onto SW Bull Mountain Road because the traffic light and the entrance onto SW Pacific Highway on Beef Bend. Road is very bad. If this is happening regular ly now, and it is according to the traffic study, what will be the impact with an 80 unit residential development of multiple family dwellings? Since the completion of the Land Use Plans by LCDC, the second phase should be good, complete, sound follow up on these plans and implementing the best transportation, sewer, storm drainage plan that will help the community, not harm it. The shorter route may be cheaper now and allow the development to proceed with speed, the longer route is to look at the impact on the community that will be using these facilities, the impact this development will cause and are they addressing these concerns adequately. This land encompasses the City of Tigard, Washington County and Oregon State Highway Dept. I would hope that you are actively seeking input from all of • these departments in your decisions. Beverly Froude, Chairperson CPO #4 B41 Mountain 12200 SW Bull Mountain Road Tigard, Oregon 639-2529 r1 1 •flfl.! �. Ivt',l 1 ,r� . 7 I '-- s r, tl sf sti V, ...._-1 h e , l Pr1S P F' 7 ,�f9•� limit.:, 1Vi.ii a'r,�l,.'c,w �s'. .,.,..4',.t '.,• 1 Y .. �Iw a Iii ' - r k 1;s •+ ,�,'Q 1,$'^«,;w.• r 1 / r Y . A •i tt r' it1,,r s !, ,,,,,04,,•4 1� ao ,I•fi 3 w' ,)b1{`'?/np} a r '�a! nr •I !a vt s '` 'S5 r),,k, V ,1:11. ..,,4.,,,- , v. 11,11.rtY? s{G Y.I" �' y ^' - r.•Y'il Ilvr!p7 ''''T.'!*-. .?w^fir Y,t it' �I( 7,r I f., r 21 it,1 11 .lf{fit Y .5' ' A �. 1, j }1 't+.7Mryt{ ( .yy��I{! i'I a 1 {Y- Ir .,�■ i1 k ; Y ry 1If 1. Y I. e I4, � aa Vi, I r •.., t �{ -a • I ,fir !. la '" / 'M _ ';,r „�, 4t ,(. is1'tilt 1M 6 1:i 1-. 0;4,, t �€ r i� t4 •.T. .,•- u4 To-', 4y , 'S •,>i I 'u '•p t4f•...,f1F /',..1, .1PSll44 3t. I' •j y.`, �t if, ail'' F.?tt YI !,41 n'!f 41 r Pi,.. ' �F"f' 'I .� 3 I ' X r t ,'..to. 1 I t P'f ,t r Y r w 1 I ') C :4‘:, ,1 I Illtr 11.44i 4 r tip; ':, «S +•n� h-Iti•-1 } 'k.—`,//...,':- .-..A''''t.. ''''''44.•'".' '.'"I'''''.'1''''Y 1 �S ) 1'y"x I /• 4 1 w ,*is�g,1 ,,,,,, '. 1 i',.;`',...-..: y �y y -. 11t r ' �',11 ..I =';',. '''..4; I,I, lb' d ri„r ?r,zl . a Id.si (lam.'# Sri: nul.tr,lNui. 1'Fx ( lt._F-tit - —��'11ill_, ,r i 3'� '" xr. ' n tY • , � t . . . 'hilt '' «, Argued March 1.1, affirmed September 24, petition for • ?: •!• ,V-ti rehearing denied November 12, 1958 z,✓ .,k. ',,l r tl: ,• �.i ( ' r r (;AkB.\ NINO t•. 1'.\1 (11,1';.1')'; ET Al. {1 I� '? if I' ? 3311 P.2d 28 1t,{l 1 .( ' uf^ YF Suit by owner of lowland to enjoin owners of upland from using drainage system constructed by them to drain surface water I''f 1...',,, l from their lands. The Circuit Court, Marion County,Val D. Sloper, 4 . `_ .I; ` b J., entered decree in favor of upland owner.• rnici lu+;land r.Frncr e {k F. 7i appealed. The Supreme Court, McAllister, J., held that rule of •{•;', t ,,G civil Ia-w regarding surface waters was established as la,. of ., I H 4 Oregon, and upland owners bad right to install and we sy:.,tcm + ra`' r.rir to drain surface water from their land into natural channels evert 4 , 4„ r Ie'Y' a r-i,' though they thereby acceleratc'rl flow onto lov;cr lands. i s,;{; 1 V. Affirmed. ,rt )-,x 1fpi„ ,",, .l t �k } ,�st�,i 4;:',1 Water and water courses—Civil law—Surface waters yf `}jDr ' ,aq1, # f`,'. 1. Rule of civil lnv✓ regarding surface v✓atct is firmly e:•tab- ' f ✓MIr� 4',, 1 lished as law of Oregon and landowner has right to turn or ex! el ,: 7, ,i,i ,ill ,i 'li upon land of an adjacent owner stn face water that ccuulrl naturally 31” x, ,3', 11«`1 4.1 " flow there and in such quantities as ccoulcl naturally drain in such if j'w<'1 `0,v,{�'k_" ctr;�i w direction, without liability for damage. ■ '..,144 l��. o n lj it "' � k...,, il., t Waters and water courses—Owners of upland--llittht to drain sur- d. "+ r 4,�i•i a sr tj , face-maters 1 ;', ..1..A.•a p 3 I. f 2. Owners of upland had right to in talc and use artificial deli {` drainage system to drain surface waters from their land onto .^. 1 lowlands through natural channels, without liability to lowland t��i,"ti ' 't,I ,1�'• owner, even though they thereby accelerated flow of water unto 1 -41' '„ la.4 lowlands. r lq •'',' 1v. , ,,,,t', ,„--,4,j f r! Waters and water courses—Drainage of surface waters—Erosion of '' land ^r "i'..1 '1;IcAt ' 3, in suit by lowland owner to enjoin owners of upland from ka -. lY f 1 ,,, using drainage system constructer) by them to .train surface waters r Cii I, , t‘.. ' 4 �; from their land, lowland owner failed to establish by preponder- a ',:;,•,:•,.... Y i once of evidence that erosion of land was caused by an acceleration• i,a of flow of surface water rather than from severe winter storms. b. r, ," I sa;' ` C,75, Waters 116. '44 1 ` Y Ii , I n' ' }k, .t_)epartlnent 1.• 'rg. 1 , Appeal from C I rcu t Court, Marion County. ar VAT,D. Sr,or1+.a, Nudge. I ':r . %1 TV. 0. Winslow, Salem, argued the cause and :Piled .1 a-brief for appellant. 1:;' , , , ; 1. y Y• l' ..: .._ ..._ m >M m T'� .•{`"Tale• `Y-4S` .... .._..,.-„ .._....._.-.. .^..._.... ,;_.-..{...,.•-ew.,-s.- r,..•re. r.x r----...•,�.+ . �.-..fin 4 yearn^�mrcR-rx... ,',,..r. Srtl ."'a„ '. ,illsi nl.^n: . „, r"111, tin. . . ii l3 ALR3d 93 ALR3d DRAINAGE_QF SURFACI; WATERS—INPERFERRNGL § 5 93 ALR3d 1193 tern, the 1 only if the upland owner's use is 153, 182 So 2d 885 (applicable in standing reasonable." rural areas; damming back water). to surface i',' 12.....civil-law rule— enerall King v Adams (1977, Ala App) 349 ,on-enemy ?. The following modern cases adopt So 2d 611 (applicable in rural areas). to rule of 1'' some version, either strict or modi- Ariz—Southern Pac. Co. v Proeb- 976, Okla tied, of the civil-law rule which, in its stel (1944) 61 Ariz 412, 150 P2d 81 edeclaring, arguendo, in a case deal- ';. xtreme, is diametrically opposed to ( n Inc. v the common-enemy doctrine and rec- ing with floodwaters, that one has no 15 Va 74, ognizes a natural servitude Cor natural right to obstruct the flow onto his the con drainage between adjoining lands, so land of what are technically known as ude allega- that the lower owner must accept the surface waters); Vantex Land & be- cause of surface water which naturally drains velopment v Schneps (1957) 82 Ariz an adjoin- 1i onto his land but, on the other hand, 54, 308 P2d 254 (stating that the ing surface }± the upper owner can do nothing to burden, if any, of the surface water t across its change the natural system of drainage upon the land below may not be non-enemy 4 so as to increase the natural burden. artificially increased by the upper 'ginia. The r. Ala—Dekle v Vann (1966) 279 Ala landowner)." e common- il. )nsidered a a 35. in Morris v McNicol (1974) 83 than would naturally have reached it and be fended r Wash 2d 491, 519 P2d 7, supra, although depositing it in a manner..diffcrent from tit that the the court spoke in terms of surface wa- the natural flow. The court stated that (ion in Vir_ ;� ters, the water involved was overflow wa- under the rule, which it did not name, ter caused by the filling up of a stream municipal authorities are not ordinarily so use his and a lake by material coming down- liable for an increase in surface water essarily in I stream from bulldozing work upstream; where the work is properly done, but they other. The Is furthermore, the court also spoke of du- are not permitted to concentrate and s property I; ties which the upland landowner might gather such water into artificial drains or the court ;, owe to the lower riparian, thereby evi- channels and flow it on the land of an reasonably dently indicating that it might have had individual owner so as to cause substantial riparian duties in mind. injury to his land without making ade- n wantonly, The same court en bane during the quate provision for its proper outflow, lv. It added 1 same term also stated that surface waters unless compensation is made. Under the on-law doc- may not be artificially collected and dis- rules which it had noted, the court stated exceptions, charged upon adjoining lands in quanti- that the mere fact that the amount of downer may ties greater than or in a manner different water reaching the complaining landown- ,.: nit) an artifi- , from the natural flow thereof', in Wilber er's property might be greater than it Development Corp. v Les Rowland formerly was would not entitle it to corn- it upon the Constr., inc. (1974) 83 Wash 2cl 871, 523 pensation but that the fact that the water try. Accord- I'2d 186, however, this language, reminis- was collected and deposited in a different [legations, if cent of the civil-law rule, apparently was manner did provide basis for relief. or injunctive M intended to apply only to the collection the lower and discharge of' water, since the court 36. See also Gillespie Land & Irrig. Co. '' also stated that a municipality is ordinarily v Gonzalez (1963) 93 Ariz 152, 379 P2d urger to the P• Y Y ( ) not liable for an increase in surface water 135 (in which the court, in discussing the if the damages arose wholly from changes right to repeal floodwaters, distinguished (1974) 83 in the character of the surface produced flood from surface waters, stating that one 7, the Wash- ;i;• by the opening of streets, building of legal effect of the distinction was that one decided en houses, and the like, in the ordinary and has the right to protect oneself against may protect % regular course of the expansion of the floodwaters as a common enemy, and waters with- i municipality. The suit was one by the thus implying that no such right existed of such im owner of unplatted land against the city as to surface waters). But see Tucson v for inverse condemnation by having ap- Dunseath (1914) 15 Ariz 355, 139 P 177 I ing landown- proved plans for storm drainage sewers (recognizing common-enemy rule gener- .i trine applies which carried more water onto his land ally). ' 1207 Iff m ;1'd 7, a4 �: I I o t+ 1 t Y __r.. _. __ _ __ ,;,,I�rf;LL• r.iTERS-INT£RFERk - :,i c�u I i�� 93 ALR3d 1193 Cal-For California cases, see Idaho 101, 524 P2d 1073 (collecting (1960) 360 iviich 214, 103 NW2d 491 in rural areas; a § 7[b], infra. and discharging water). (apparently recognizing rule; collect- drainage). Colo-Engelwood v Linkenheil III-Templeton v Huss (1974) 57 ' ing and discharging water). SD-Mulder v T (1961) 146 Colo 493, 362 P2d 186 Ill 2d 134, 311 NE2d 141 (augment- (augmenting Emerald Valley Land Development 544, 186 NW2d 1 natural drainage); Engle- ing natural drainage). Co. v Diefenthaler (1971) 35 Mich sonable use rule I wood v Miller (1964) 155 Colo 47, Delano v Collins (1977) 49 Iii App App 346, 192 NW2d 637 (augment- urban areas but a ing natural drainage);392. P2d 591. (alleged damming back 3d 791, 7 Ill Dec 555, 364 NE2d 716 g g ); Le Van v Hed- civil-law rule for rt; water); Hankins v Borland (1967) 163 (diverting water); Freeland v Dickson lund Plumbing & Heating (1971) 37 back water). Colo 575, 431 P2d 1007 (apparently (1978) 63 Ill App 3d 13, 20 111 Dec Mich App 271, 194 NW2d 725 (dam- Tenn-Slatten v augmenting natural drainage); Zwick 70, 379 NE2d 903 (damming back ming back water). Tenn App 547, 17 v Simpson (1977, Colo) 572 P2d 133 water). Miss-Steed v Kimbrough (1944) ming back water); (diverting water from accustomed Iowa.-Witthauer v Council Bluffs 197 Miss 430, 19 So 2d 925 (recog- City (1970) 63 Tc drainage patterns). (1965) 257 Iowa 493, 133 NW2d 71 nizing civil-law rule; collecting and SW2d 63 (a pp are; i Calvaresi v Brannan Sand & Gravel (alleged damming back water); De discharging water); Palmer v Massen- ter); Butts v Sot Co. (1975) 35 Colo App 271, 534 Witt v De Witt (1966) 259 Iowa 1037, gill (1952) 214 Miss 379, 58 So 2d Tenn App) 565 Ski P2d 652 (damming back water). 147 NW2d 32 (damming back water); 918 (recognizing civil-law rule; dam- back water). Conn-For Connecticut cases, see Ditch v Hess (1973, Iowa) 212 NW2d _ ming back water which had been col- Tex-Houston § 3, supra. 442 (damming back water); Braver- lected and discharged); Alabama (1968, Tex) 431 SV p man v Eicher (1976, Iowa) 238 NW2d G.S. R. Co. v Broach (1960) 238 Miss ing rule as applicai Del-Pierce Family, Inc. v Magness l C 331. (apparently collecting and dis- 618, 119 So 2d 923 (recognizing ivil Constr. Co. (1967, Sup) 43 Del Ch PP g g to private parties; t 425, 235 A2d 268 (damming back charging water). law rule; diverting water). ter). Kan-Goering v Schrag (1949) 167 Nev-Boynton v Longley (1885) 19 Nichols v Culve: water). Nev 69, 6 P 437 (recognizing rule). Kan 499, 207 P2d 391 (diverting wa App) 466 SW2d Fla-Lawrence v Eastern Air Lines, Inc. (1955, Fla) 81 So 2d 632 (divert- ter; civil-law rule, by statute, as to t NM-Martinez v Cook (1952) 56 (recognizing rule as agricultural land);s' Baldwin v Over- NM 343, 244 P2d 134 (stating that statute, to private ing water). land Park (1970) 205 Kan 1, 468 P2d New Mexico has always applied the back water); Carter Libby, McNeil & Libby v Roberts 168 (augmenting natural drainage; civil-law rule).3s Civ App) 502 Sti1 (1959, Fia App D2) 110 So 2d Homes g g Ohio-For Ohio cases, see § 7, in- n r e (recognizing i (damming back water); New Homes apparently adopting a form of the fra. of Pensacola, Inc. v Mayne (1964, Fla civil-law rule for municipalities). under statute, to pri Dougan v Rossville Drainage Dist_ .14.=-Carbadjao v Van C_l_eave ing water). App D1) 169 So 2d 345 (collecting (1958) 214 Or 554, 330 P2d 28 aug-� Vt-Scanlan v He and discharging water); Koger Prop (1978, Kan App) 575 P2d 1316 (col- 1 menting natural drainage); Kahl v _ Vt 626, 270 A2d 351 ernes, Inc. v Allen (1975,-Fla App lection and discharge; apparently fol- Texaco, Inc (19 78) 21 e) 337 574 D1) 314 So 2d 792, cert den (Fla) lowing civil law rule, for rural area). :n_n ' Va-Tierney v P2d 650 (damming back water). W Va790, 172 SE2 328 So 2d 842 (collecting and dis- Ky-For Kentucky cases, see § 7[b), Pa-Westbury Realty Corp. v Lan- recognizing rule; dz charging water). infra. caster Shopping Center, Inc. (1959) ter). Ga-Gill v First Christian Church, La-Poole v Guste (1972) 261 La 396 Pa 383, 152 A2d 669 (applicable Inc. (1960) 216 Ga 454, 117 SE2d 1110, 262 So 2d 339 (damming back 164 (collecting and discharging wa_ water). 38. But see .Holman v Richardson court did not rely on ter); McMillen Development Corp. v Cole v Mott (1977, La App) 351 So (1917) 115 Miss 169, 76 So 136 (dam- or civil-law rules, me Bull (1972) 228 Ga 826, 188 SE2d 2d 1326 (damming back water); Boxill ming back augmented flow of water); and was the rule under be 491. v Metrailer (1978, La App) 358 So 2d Cowan v Baker (1956) 227 Miss 828, 87 leis could not be toilet So 2d 74 (diverting water), both a ar- Tift County v Goodman (1962) 105 986 (damming back water). ently stating a modified common-enemy onto neighboring prot Ga App 229, 124 SE2d 290 (appar- Md-For Maryland cases, see rule but in both cases holding hat, at Circle K. Corp. (1974, ently recognizing rule). § 7[b], infra. least under the circumstances, gthe lower 525 P2d 891 (in whic owner did not have the right to fend off that it saw no reason i Idaho-Dayley v Burley (1974) 96 Mich-Allen v Morris Bldg. Co. the natural flow of surface water. tween the rules of the t Cases, supra, since bot 37. In Goering v Schrag (1949) 167 implied that the common-enemy rule ob- 39. But see Rix v Alamogordo (1938) a landowner could nc ' Kan 499, 207 P2d 391, supra, the court rains as to urban land. 42 NM 325, 77 P2d 765 (in which the charge water onto a nei 1208 • ,s: Rid 93 ALR3d DRAINAGE OF SURFACE WATERS—INTERFERENCE § 6[d] {la' 93 ALR3d 1193 the ') ued. A judgment for the landowner lower owner asking for an injunction >wer 'i; was armed. against the upper owner's use of a 1 land And 555 Tenn- And in Carland v Aurin (1899) 103 drainage system which, she corn- rties , 53 SW 940, the court also plained, accelerated the flow of water ions ;{:, specifically refused to adopt the ur- onto her land. Under the governing had 1, ban common-enemy modification to rule, the court held that the upper ►s it Tennessee's civil-law rule. The suit owner had the right to install and use thatthat tl was brought by an upper owner the system, since there was no evi- l:. against the owner of a lower lot for dence alleged or proven that it creating an alleged private nuisance caused water to flow onto the lower ,lion by placing fill on the lower lot so as land that otherwise would have ould to obstruct the natural drainage of flowed in a different direction, or that wrier er surface water and back it up on the the upper landowners had collected 1 to rally upper lot. The lower owner con- and discharged any amount of water. tended that within city limits he had The lower owner contended that the Dis it the right to dam back surface water at upper owner's right under the civil- 'Inch will; but the court, after reviewing the law rule allowed accelerating the flow common-enemy and civil-law rules of water only if it could be clone ap- I' and noting the common-enemy ex- without substantial or material darn- I to ception for urban property in some age to the lower land. The court •t al- civil-law states, held that it would not stated that this was not the law of rod►- :'; apply one rule in cities and a different Oregon, pointing out that the civil- rule to agricultural lands, being un- law rule as originally adopted in the able to see any difference in principle state, which did not permit any altera- 964) between the reciprocal rights and du- tion in the natural flow of surface ihich ties of the two groups. Accordingly, water, had been modified to allow the 1 not the court reversed a judgment which owner of upper land to accelerate the land- had apparently been in favor of the flow by such drainage system as may !face lower owner. be required by "good husbandry" perry without liability so long as the water -ould (d] Rural or good husbandry modifi- is not diverted from its natural Chan- snob- cation nels. The fact that the amount of ■ had In the following case the court, water was increased did not constitute vvent recognizing that the civil-law rule may a basis of liability, ruled the court. event unduly restrict development even in Accordingly, the court affirmed a dom rural areas, propounded the good g judgment for the upper landowner, e in- husbandry modification of the civil- stating that there was little evidence • lered law rule, allowing the owner of upper indicating that the drainage system )w o f land to accelerate the natural flow by had contributed in any material de- f the such drainage system as might be gree to the flooding and erosion of How- required by good husbandry, so long the lower land, - fora as the water is not diverted from its See also Templeton v Huss (1974) natural path. 54 Ill 2d 134, 311 NE2d 141, in civil- p' r� Iding The court in Garbarin9,_,, Van which the court described the statu- .tated Cleave 1958) 214 Or 554},3,3,Q,,,�',2d tory rule as a modification of the civil- water 2 , eld that the modified rule of the law rule permitting the drainage nee- cross civil law regarding surface waters is essary for the interests of good hus- re it now firmly established as the law of bandry, noting that in the solution of mtin Oregon. The suit was brought by a a water problem artificial drainage 1215 t l alill !,_1,4 .,',. .. . RYAN O'BRIEN Planning Consultant 1134 S.E. 23rd Ave. • Hillsboro, Oregon 97123 • (503) 648-4061 May 9, 1984 • Application for Site Review to the Tigard Planning Commission for 80 Condominium Units. Applicant: McCulloch - Herring Homes Property Owner: WGK Development Corporation Tax Lot 1000, Map 2S1-10AC 4.33 acres Located at the Northwest corner of Pacific Highway and Beef Bend Road. • • INTRODUCTION This development contains 2 story condominium units with about 1000 square feet of living area per unit. Each unit has 2 bedrooms and 2 bathrooms and an 8' by 8' covered patio. All of the living area for each unit is on one level. There are a total of 123 parking spaces or 1 .53 per unit; 80 are in detached garages and 43 are uncovered. This development is intended to be sold and marketed as no frills, moderate priced units in the $40,000 price range. The purchasers are intended to be elderly, retired couples, singles, middle aged couples with children, and young couples without children. Children will be allowed in this development, but very p P � Y few are expected. Site construction is anticipated in the middle of August and construction of the first few units is proposed in September, 1984. All site work • and utilities will occur in one phase. The units will be constructed in 3 to 4 phases, depending on sales. TOPOGRAPHY AND SITE CHARACTERISTICS The slope of the site ranges from 7% to 20%. The elevation ranges from 240 feet at the southeast corner to 310 feet at the northwest corner. The northwest corner • will be left undeveloped because of steep topography and the need for open space. The site contains slope variety, but no hazards that would cause excessive soil erosion or slides is located on the site. The soils on the site are as follows: Soil 11D - Cornelius and Kilton Silt Loam - 12% to 20% slope - The northwesterly 100 feet of the property - a moderately well drained soil on old mixed alluvium on • uplands. The fragipan is 20 inches thick, 38inches below the surface. Run off is medium and erosion is moderate. This soil is severe for roads and dwellings because of slope. It is poor for road fill and the AASHTO standard is A-4. The high water table is 2.5 to 4.0 feet. Bedrock is over 60 inches. Soil 7C - Cascade Silt Loam - 7 % to 12% slope - The northwesterly half of the • Page 2 McCulloch - Herring Application for Site Review property - a poorly drained soil on old mixed alluvium on uplands. The fragipab is 23 inches thick and 27 inches below the surface. Run off is medium and erosion hazard is moderate. This soil is moderate for roads and severe for dwelling because of slope, wetness and low strength. It is fair for road fill and the AASHTO standard is A-4. The high water table is 1 .5 to 2.5 feet and bedrock is over 60". Soil 7B - Cascade Silt Loam - 3% to 7% slope - The southeasterly half of the property. This soil is the same as soil 7C except the slope is less. ELEVATIONS AND LIGHTING The roof will be composition and the siding will be textured masonite that has the appearance of rustic cedar. The rear elevations will be broken up with patios separated from adjacent units by wing walls on one side and landscaping on the other side. The front elevations will have a stair step effect because of the detached garages. This design will provide a private area between the garages and the units. The units will be stair stepped in both the northerly and easterly direction. Lighting will be provided on the dwelling units and garages to adequately illuminate the driveways, sidewalks, and dwelling unit entrys. Also, the patios will be lighted. All of the units will have views of the lower Tualatin River basin. LANDSCAPING AND OPEN SPACE The site will be fully landscaped with lawn, shrubs, trees, and ground cover and provided with an automatic irrigation system. The street and interior property line will be properly landscaped to provide buffers. All of the mature trees that can remain on the site after grading will be retained. These trees will be properly incorporated into the landscape design. The landscape and irrigation plans will be prepared by a landscape architect. Each unit will be provided with a 64 square foot covered patio and private landscaped areas around the patios. A large common open space natural area about 16,000 square feet in area is provided at the northwest corner of the site. This will contain passive landscaping, walking trails and picnic areas. Another small open space area is provided at the west end of building 9. No active recreational facilities are proposed because of topography and the lack of need for such uses. These units are proposed to be moderate in price. Experience with this type of unit shows that the homebuyers do not want to pay additional maintenance costs and increased sales prices of the unit in exchange for extra recreational facilities. Experience also shows that a small development like this one does not have adequate use of recreational facilities to justify the initial cost and upkeep. ZONING ORDINANCE REQUIREMENTS All of the Zoning Ordinance Requirements that relate to this development are attached. Page 3 McCulloch - Herring Application for Site Review "his development complies with all of these requirements except for the separation oetween the garages and the bedroom windows. A 15 foot set back is required but only a 14 foot set back is provided. This deviation affects buildings 1 , 2, and 9, and is caused by the Washington County requirement to dedicate an additional 5 feet of property for future widening of Beef Bend Road. The current right-of-way is 60 feet, but the ultimate right-of-way is 70 feet. Beef Bend Road is currently a County major collector street. The Planning Director and the Planning Commission has the right to grant exceptions to the code for set backs up to 20% based upon the following criteria: 1 . An exception which is not greater than 20% is proposed. Comment: This proposed exception is only a 7% deviation from the code. 2. No adverse effect to adjoining properties in terms of light, noise levels, and fire hazard. Comment: This is an internal condition which does not affect adjoining property. There is no alternative to this exception as the rear yards, the depth of the garages, the depth of the units, the parking spaces, are all fixed and can not be reasonably reduced without a significant impact to the design of the development. 3. Safe vehicular and pedestrian access will be provided. Comment: A reduction of one foot will not have any effect on vehicular and pedestrian access. 4. A more efficient use of the site which would result. Comment: Clearly this exception will allow a more efficient use of the site. No other alternatives are available. 5. The preservation of natural features have been incorporated into the site design. Comment: The only natural feature are the topography and the trees. Both have been preserved and utilized as much as possible. LOT COVERAGE The site contains 4.33 acres or 188,615 square feet. The breakdown of the uses are as follows: Garages 19,200 sq. ft. 10% Units 92,480 sq. ft. 49% Drives and open parking 31 ,469 sq. ft. ....... 17% Landscaping and open space 45,471 sq. ft. .. 24% Total 188,615 sq. ft. .. .... 100% Page 4 McCulloch - Herring Application for Site Review Over 20% of the site is in landscaping and open space, and less than 80% of th6 site is covered in compliance with code requirements. UT:ILITIES AND SERVICES The site is served with 12" water lines on both the Frontage and Beef Bend Roads. An 8" sanitary sewer line is available on 116th Avenue to the west in King City. Tigard Water District and USA have indicated that those lines are adequate to serve this proposed development. An 18" storm sewer line is available at the south- east corner of the site. This line flows under Beef Bend Road and connects to another 18"line which runs southerly along the west side of Pacific Highway. This line drains the subject property and the state Highway to the east. These lines are adequate to service the subject property provided on-site storm water detention is used. A storm drainage study has been completed as is attached to this report. All other public facilities and services are adequate and available to serve this site. CIRCULATION AND TRANSPORTATION • Attached is a letter to Keith Liden dated May 3, 1984 which sumarizes the findings of the transportation report. Also attached is a copy of the findings and conclusions of the traffic report. The report basically states that transportation impacts are not a problem with this development and that signal timing should be reviewed by ODOT. At the time this report was written, there were no specific oppositions to this development from ODOT or Washington County. Interior circulation is a loop road 24 feet in width. This design has been reviewed and approved by Joe Grulick of the Tualatin RFPD. Although only one entrance is available on Beef Bend Road, it should not be problem because of this loop design. Because of sight distance problems, the proposed driveway is the only safe location. No access to the frontage Road is proposed in order to reduce impacts from left turn movements onto Beef Bend Road and right turns onto Bull Mountain Road and through movements north of Bull Mountain Road. CONDITIONS, COVENANTS AND RESTRICTIONS The following is a summary of the developments standards: 1 . A homeowners association will be set up to maintain all of the dwelling units, garages, paved areas, sidewalks, landscaping, utilities and recreational facilities. 2. No parking of boats, trailers, large trucks or any other simular equipment will be permitted. 3. Other uses or facilities that will not be permitted are as follows: a. vehicle dismanteling Page ' 5.. McCulloch - Hering Application of Sit eReview b. outdoor pets c. TV or other antennas d. wood storage e. outdoor laundary lines f. conducting a business, manufacturing of service that has the outward apperance of a business or which creates traffic. g. any outside storage, except for outdoor patio furniture and simular patio equipment h. signs, except one square foot name plates shall be permitted for each unit. 5. No exterior changes to the units, including color changes can occur without approval of the homeowners assocaition. 6. 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I /NAG I 51 16t MOM CO 1800 .. .IUC. <4 f I •'> 1900.4*"'** • wSAa W.—BEEF--BEND--BROAD :•-- 111.4 ; -, yams v rnwr Itt Nl.. • ., . —7 ..pie .n' 2000 y t•° SEE MAP �� �j'1 .w7A• • 0 251100 / / . tt •e ..■ 1 ry s V RYAN O'BRIEN Planning Consultant 1134 S.E. 23rd Ave. • Hillsboro, Oregon 97123 • (503) 648-4061 • REQUIREMENTS TO BE COMPLIED WITH FOR McCULLOCH CONDOMINIUM DEVELOPMENT, TIGARD. 20 feet - Front yard set back. 20 feet - Rear yard adjacent to C-P zone. 10 feet - Side yard adjacent to the C-P zone. 35 feet - side and rear yard adjacent to low density zone. 5 feet - Street dedication along Beef Bend Road. 80% of site - lot coverage for parking, patios and buildings. 20% of site - Landscaping requirement. Screening and Buffering - 5' high sight obscuring fence, or hedge to grow 5' high in two years, or earth berm with landscaping. 15 feet - minimum buffer area and set back for parking from adjacent low density property. Planting material in 15' buffer area - Trees 15 feet O.C. At planting, 10' high for decidious and 5' high for evergreen. Plus five 5 gallon bushes or ten 1 gallon bushes for every 1000 square feet of area. Balance of landscape area to be in lawn, bark dust, ivy or evergreen shrubs. Parking lot - to be screened from view, and a minimum of one landscape planter every 7 parking spaces. 3 feet - Minimum width for planters. Curbs - Required for all planters in parking lot. Page 2 25 feet - Separation between building walls with windows. 15 feet - Separation between buildings with one blank and one windowed wall. 10 feet - Separation between buildings with blank walls. 60 feet or 4 stories - Minimum building height. Building separation - If buildings are 60 feet long, then separation increases one foot for every 15 feet beyond first 50 feet of length. Building separation and set backs apply to covered patios and all other projections. 8 feet - Parking lot set back from windowed walls. 5 feet - walkway separation from windowed walls. 10 feet - Parking lot separation from living room windows. 7 feet - Walkway separation from living room window. Street trees - 2" cal. at 4 feet high. Under 25' high with 16' branching, then 20' 0.C. at 25' to 40' tall with 16' to 35' branching, then 30' -0.C. At over-- . 40' high with 35' wide branching, then 40 0.C. Parking Requirements - one covered parking space per unit and a total of 1 .5 parking spaces per unit. 9 feet by 18 feet - Parking dimensions of standard parking spaces. 8.5 feet by 15 feet - Compact parking space dimensions. 25% - Maximum compact parking spaces that can be used. 3 feet - Parking wheel stop set back. , Page 3 Landscaped Parking Planters - Every 7 parking spaces. 24 feet - Minimum back up and driveway width. Handicaped parking - One for every 50 parking spaces. Lighting - Required for this development and designed to not glare on adjacent property. Private yards - To be screened from adjacent units by walls or landscaping, • and a minimum of 4 feet inwidth and 48 square feet in area. To be orenited toward the sun. Common Open Space - A minimum of 200 square feet per unit. 80 units requires 16,000 square feet. Signs - One square foot per unit. No requirements for a project sign. 30 feet - Minimum right angle length of clearance for sight distance at the driveway and street intersection. Beef Bend Road - Washington County Major Collector Street with '70 feet of right- of-way, 5 foot sidewalks and 44 feet of curb to curb pavement. • Conditions, Covenants and Restrictions - Format required with this application. Site review plans required - Site plan, grading plan, landscape plan, existing and proposed utilities, properties within 100 feet of development with owners indicated on plans, and architectual and floor plans. • • ` t . RYAN O'BRIEN • Planning Consultant 1134 S.E. 23rd Ave. • Hillsboro, Oregon 97123 • (503) 648-4061 Keith Liden May 3 , 1984 City of Tigard Tigard City Hall Subject: WGK Development Corporation Condominium Development Traffic Study. Dear Keith, Attached please find 2 copies of the traffic study for the above project., Copies have been delivered to ODOT and the individuals listed below. We plan to submit our development plans and applications to the City on Monday April 9, 1984, for the Condominium development. The plans are almost identical to the site plan shown on the last page of this traffic report. We plan to present this case to the Tigard Planning Commission on June 5-, 1984, and hope to receive comments from all affective parties prior to the hearing so they can be included in the Planning Commission Record. More copies of this report will be available for Planning Com- mission review. The traffic report was prepared by Bob Keech, a well qualified traffic engineer. His findings, conclusions and recommendations are presented in the first section of this report. They are as follows: 1 . Significant street and intersection capacity is available in the area. 2. Left turn movements from Beef Bend Road and Pacific Highway are less of a problem in the AM because of the 50 to 70 second cycle between green lights for P c left turns. There is a greater problem in the PM b ecause of the 140 second cycle lights corrected by reducing the cycle length between green g length. This can be c Y 9 9 9 Y 9 for left turns. 3. Adequate sight distance is available at the proposed site entrance off Beef Bend Road. Traffic volume is not high enough to create turning movement conflicts. Therefore, this access will operate at an "A" level of service. 4. Both of the signalized intersections at Pacific Highway and Beef Bend Road and Bull Mountain Road operate at an "A" level of service in the AM and PM. The Beef Bend Road and Frontage Road intersection also operates at an "A" level of service. All of the turning movements at the Bull Mountain and Frontage Road intersection op- erate at an "A" level of service. However, the Frontage Road north of Bull Mountain Road operates at a "C" level of service for capacity of shared lanes. 5. The only actions recommended are street lighting and a request that ODOT review the signals on Beef Bend and Bull Mountain Roads to consider reducing the PM left turn cycle time { e < McCulloch-Hering Homes Project Traffic Impact Investigation I. INTRODUCTION: I. Information for the following report was obtained from Ryan O'Brien, Planning Consultant; Washington County staff; and field review done March 13th and 14th, 1984. Ia. OBJECTIVES OF TRAFFIC IMPACT INVESTIGATION: The objective of this investigation is to examine the impact of a proposed 84 unit residential development. Ib. LOCATION: This development is located south of the Tigard on Beef Bend Road, 400 It west of Pacific Highway.(See appendix A) Ic. SETTING: This development fronts on Beef Bend Road. Bend Bend Road is a paved 22' wide roadway with no sidewalks and no street lighting. Posted speed is 35 mph. Beef Bend Road is a designated major collector (Washington County). Bull Mt. Road is located north of the site and is connected to Beef Bend Road by a frontage road that runs parallel to Pacific Highway. Bull Mt. Road is 24' wide with no sidewalks, and no street lighting. The posted speed is 40 mph. Bull Mt. Road is a designated major collector (Washington County). Pacific Highway, which is the nearest arterial, is a paved 4 lane highway, with no sidewalks, and no street lighting. Pacific Highway is a designated principle arterial (Washington County). I The daily traffic flows on these streets are as follows: Street ADT(1) Pacific Highway 26,000 Beef Bend Road 2,000 Bull Mt Road 4,000 (1) Estimated from hourly traffic counts. The nearest Tri-Met bus service is on Pacific Highway, which 4a approximately 0.1 miles from site. �i. Id. PROPOSED DEVELOPMENT: This site contains 84 multi- family residential units. It is anticipated that it will generate 560 trips per day. Site access is being proposed at one point on Beef Bend Road 500 feet west. of Pacific Highway. U. II. FINDINGS IIa. SITE GENERATED TRAFFIC: Table A is a summary of the projected traffic generation from this site. The site is planned to contain 84 residential units. Appendix B contains a detailed calculation sheet. TABLE A Summary of traffic generation IN OUT • TOTAL 101 AM 9 36 45 PM 40 16 56 ADT 540 IIb. TRAFFIC DISTRIBUTION: Traffic distribution ia based on vehicle trip tables from Metropolitan Service District. (See appendix C) IIc. TRAFFIC PROJECTION: The projected traffic flow (Total Traffic Flow) used in this study includes the existing, site generated, and anticipated growth by 1986. 111 Appendices D,E,F,and G contain details of the traf Eic projections. lid. ACCESS ANALYSIS: The access point on Beef Bend Road has adequate sight distance for the posted speeds. There is less than [1 300 veh./hour conflicting with traffic coming in and out of the site. The single access point would provide adequate capacity for this proposed land use. (See appendix L for additional details). ti lie. AREA WIDE IMPACT: The area wide analysis included four intersections; Pacific Highway and Bull Mt. Road; Bull Mt. Road 1 and Frontage Road; Pacific Highway and Beef Bend Road•P and Beef ■eik Bend Road and Frontage Road. Table C is a summary of findings. (Worksheets are contained in appendices HI d TABLE C Area Wide Analysis Intersection Type of Control Existing Projected Demand/Capacity Demand/Capacity Pacific&Bull Mt Signal AM 736/1275(2) 779/1275(2) PM 795/1275(2) 836/1275(2) Bull Mt&Frontage Stop Sign AM 99/632 (1) 100/605 (1) PM 234/528 (1) 239/504 (1) Pacific&Beef Bend Signal AM 376/1275(2) 418/1275(2) PM 721/1275(2) 770/1275(2) Beef Bend&Frontage Stop Sign AM 11/645 (1) 11/598 (1) PM 22/590 (1) 22/551 (1) 4 . (1) D Level of Service is maintained as long as Capacity - Demand > 100 v/h (2) D Level of Service is maintained as long as Demands < Capacity IIf. VEHICLE QUEUE ON BEEF BEND ROAD AND BULL MT. ROAD: The 1 following table is a comparison of the estimated vehicle queues on Beef Bend Road and Bull Mt. Road at Pacific Highway. TABLE D Estimated Vehicle Queue on West approaches to Pacific Highway Approach Existing Projected 1986 AM/PM AM/PM Beef Bend 2 cars/3 cars 2 cars/4 cars Bull Mt 7 cars/12 cars 8 cars/12 cars The vehicle queues are influenced both by the traffic demand and the traffic signal cycle time. In the AM period the signals are allowed to run free, resulting in cycle length of 50 to 70 seconds. Cycle length is the time between service calls on an approach. During the PM period the signals are operating in concert with others along Pacific Highway. This results in a 140 second cycle length. 1 The vehicle queues on Bull Mt Road creates the potential problem. The sight distance form the south approach of the frontage road is obscured by the vehicles queued at Pacific Highway. There is no ,easy solution for this situation. Moving the Ifrontage road to the west would be costly. Some type of signalization at this intersection could possibly improve safety. I The vehicle queues on Beef Bend Road will not create the same type of problem as seen on Bull Mt Road. The queue will delay traffic turning onto the frontage road from the west and off the 4 frontage road to the east. This delay is a direct result of the Pacific Highway signal. In the future the traffic on Beef Bend Road could interfere with clearing of the intersection during the green phase of Beef Bend Road, at which time consideration should be given to relocating the frontage road to the west. Reduction of the PM period 140 second cycle length would ease I the vehicle queue at these locations. This solution would have to be looked at very closely to insure that a proper trade off between arterial flow along Pacific and traffic safety on the Ia,acent side streets. 1 I, 1 1 y 4,. i { p 1 I IIIIII. CONCLUSIONS i IIIa. ADEQUACY OF SITE ACCESS: The site access can adequately $ function in the immediate future, although the following item should be considered necessary: 1. Adequate street lighting at the access on Beef Bend Road. IIIb. AREA WIDE IMPACT: All intersections within the immediate area (study area) will have sufficient capacity without IIany additional improvements. The following are traffic safety items that should be considered necessary: 1. Adequate street lighting at Beef Bend Road and Frontage Road. al 2. Adequate street lighting at Bull Mt. Road and Frontage Road. will 3. The traffic signal timing of the Pacific Highway system be reviewed by the State of Oregon Highway Department to reduce the cycle time of the signals at Bull Mt. Road and/or Beef Bend Road. ill 4 1 1 R•,A B1NFANCPVi i & CES ire I N C O R P O R A T E D CIVIL ENGINEERS, LAND SURVEYORS&PLANNERS 140 THIRD , H OREGON 97123 May 11, 1984 503/648-4101 STORM DRAINAGE STUDY For WELLINGTON ESTATES An 80 Unit Condominium Development Developer: McCulloch - Hering Homes Tax Lot 1000, Map 2S1-10A The proposal is to construct an 80 Unit Condominium project on a 4.25 acre site lo- cated at the Northwest corner of the intersection of S.W. Beef Bend Road and Pacific Highway. EXISTING CONDITION The site is part of a 74.2 acre drainage basin which discharges through an 18"concrete culvert pipe (S = 0.0156) under S.W. Beef Bend Road. The basin is only sparsely devel- oped with single family houses and a restaurant. The basin has an average slope of 127,. The capacity of the existing culvert is about 14 cu. ft./ sec. operating with no head- water or about 18 cu. ft./ sec. if operating with the full 2.8 feet of headwater height available. Assuming a 25 year frequency design storm, the demand of existing development on the culvert is computed as follows: Area = 74.2 Acres Runoff Coefficient = 0.3 Most distant Point = 3,300 ft. Time of Concentration = 90 minutes Rainfall Intensity = 0.70 in./hr. Quantity = (0.03) (0.70) (74.2) - 15.6 cu. ft./sec. Obviously the existing culvert is operating at full capacity for a 25 year frequency storm and there is no excess capacity to support development in the drainage basin. DOWN-STREAM CONDITIONS On the South side of S.W. Beef Bend Road the 18" culvert discharges into a roadside ditch which flows to Pacific Highway and then Southerly along the West edge of Pacific Highway to an 18" corrugated metal culvert of unknown length. This second culvert serves a somewhat greater drainage area and obviously will not handle a 25 year frequency storm. This down-stream area is King City. I did not take any measurements nor make any computations regarding the King City drainage system. This system consists of an extensive underground pipe network supporting an intensive development. Apparently, when this system was installed no consideration was given for the development of up- stream properties. I received a copy of a letter between King City and the City of Tigard wherein King City is expressing concern regarding the capacity of their storm drainage system. This concern appears warranted. SOLUTIONS To allow development of the site as proposed without exceeding the drainage capacities of down-stream improvements there are two possible solutions. The first being to replace the down-stream improvements with adequate sized culverts. To illustrate, the desirable size culvert under S.W. Beef Bend Road Bend is computed as follows: Area ■ 74.2 Acres Runoff Coefficient = 0.5 Rainfall Intensity = 0.70 in./hr. Quantity = (0.5) (0.70) (74.2) ■ 26.0 c.f.s. At S = 0.0156 and with no headwater the 18" pipe would need to be replaced by a 24" concrete culvert or it could be supplemented by another 18" concrete culvert. All of the pipeline through King City and probably beyond would have to be similarly replaced or supplemented. This solution is not financially feasible for the developers and because there are four political jurisdictions involved, might be impossible to coordinate. The second potential solution is for the proposed development to include a storm water detention facility to detain the waters contributed by the development during the 25 year frequency storm at the time the B.W. Beef Bend Road culvert reaches capacity. The volume needed to be detained is as follows: Area ■ 4.25 acres Existing Runoff Coefficient ■ 0.3 Proposed Runoff Coefficient - 0.6 Rainfall Intensity ■ 0.70 in./hr. Quantity = (0.6-0.3) (0.70) (4.25) ■ 0.89 cu.ft./sec. Cu.Ft. 60 Sec. Detention Volume ■ (0.89 sec.) ( Min.)(90 Min.) = 4,806 cu.ft. This detention could be accomplished in one or more locations on the site and could be either above or under ground. For those readers unfamiliar with detention systems, they are merely resevoire with weirs designed so that they remain empty at all times, except during periods of heavy water flows. , • To contain this volume, the equivalent of a pond measuring 40 ft. by 40 ft. by 3 ft. deep would be needed. If underground detention is used by the developers, the equivalent of 382 Lineal feet of 4 ft. diameter pipe would be needed. RECOMMENDATION My first preference is always to improve down-stream conditions and to channel the free flow of storm water to natural areas, but because of the extensive improvements down-stream this does not appear feasible. Therefore to avoid the proposed projects contributing to possible problems down- stream, I recommend that the construction plans for the development incorporate a storm water detention system with a capacity of at least 4,800 cubic feet and a re- lease rate of 0.89 cu. ft./sec. (The release rate represents the drainage from the property during the design storm prior to development). • ktitt. ,`.(944141+. OMNI 4, . BANG (. - , ,g E May 31, 1984 JUN 115t' CITY OF TIGARD City of Tigard PLANNING DEPT. Planning Department Re: WGK SDR 7-% 8- unit residential development Beef Bend Rd. & Pacific W.Y. CPO #4 Bull Mountain in its completed Community Plan was most concerned about the impact any development occuring in the Bull Mountain area contained in the Plan boundary would have on the transportation. There are only two basic roads leading to and from Bull Mountain itself, these are Bull Mountain Road and Beef Bend Road. Thus, at this time, any and all developments in the Plan boundary would affect these two roads in some manner. Our Plan calls for neighborhood roads leading North to Scholls Ferry and South to Beef Bend, not across the mountain, as development occurs. A great deal of the traffic to be generated in the future will also use Bull Mountain Road and Beef Bend Road in the vicinity of SW Pacific Highway. It is important, therefore, to not clog up the ingress and egress of these to major highways with a development that hinders rather than enhances the already existing problems. The area of the frontage road bounded by SW Bull Mountain Road and SW Beef Bend Road is a hazard now. If one sits at the intersection of the frontage road and SW Bull Mountain Road and watches the traffic pattern, the near misses, the non-misses and the raceway there now, to add to this in any way without a complete plan for a major overhaul of the entire area is not proper planning for now or for the future. If one sits at the intersection of SW Beef Bend Road and the frontage road, one will see that a large majority of the traffic turns onto the frontage road and then onto SW Bull Mountain Road because the traffic light and the entrance onto SW Pacific Highway on Beef Bend Road is very bad. If this is happening regular ly now, and it is according to the traffic study, what will be the impact with an 80 unit residential development of multiple family dwellings? Since the completion of the Land Use Plans by LCDC, the second phase should be good, complete, sound follow upon these plans and implementing the best transportation, sewer, storm drainage plan that will help the community, not harm it. The shorter route may be cheaper now and allow the development to proceed with speed, the longer route is to look at the impact on the community that will be using these facilities, the impact this development will cause and are they addressing these concerns adequately. This land encompasses the City of Tigard, Washington County and Oregon State Highway Dept. I would hope that you are actively seeking input from all of these departments in your decisions. Beverly Froude, Chairperson CPO #'a Bbl Mountain 12200 SW Bull Mountain Road Tigard, Oregon 639-2529 rh ANDERSON, DITTMAN & ANDERSON ATTORNEYS AT LAW TIGARD PROFESSIONAL CENTER 88.65 S. W, CENTER STREET P. 0. BOX 23006. TIGARD, OREGON 97223 (503) 639-1121 FRED A. ANDERSON DERRYCK H. DITTMAN ROGER F. ANDERSON June 5, 1984 Planning Commission City of Tigard P.O. Box 23397 Tigard, OR 97223 Subject: SDR 7-84 WGK Development Corp. Hearing of June 5, 1984 There is attached hereto for ready reference and additional materials have been given to each planning commission member, the following: 1. Copy of the Oregon case of Garbarino v. Van Cleave, 214 Or 554, to which is attached take-off copies of materials dealing with interference from drainage of surface waters as contained in 93 ALR 3d 1193. 2. Storm drainage data prepared by Engineer R. E. Bancroft, including observations that the retainage basin proposed is insufficient to meet the water drainage problems from a legal point of view, as set forth in the Garbarino case. 3. Copy of staff report agenda item 5.4 of the Tigard Planning Commi- ssion of April 18, 1978, and attention is respectfully invited to paragraph 11 on page 4 stating in pertinent part that a serious storm drainage problem then existed. The foregoing is submitted as a part of the record of the above-entitled proceedings, with the expectation that the Planning Commission will give due regard to the storm drainage problem existing on the property north and up- grade from the subject site involving in excess of 70, acres, which the ap- plicant has heretofore admitted to be in the drainage area. { Very ruly yours, A. Anderson, -Attorney for himself and as Attorney for Others in the FAA:sr Drainage Area Enclosures 1 'Si} ,}h(l , J t : h , ..r l „�' ft i4 0,14 farp4�i u • hh Y ,„1, r 4'1 -,,,,,,,11,.',?' T' '"i ,!�, '-' , I'r , 1^f-'`t 2jr r4" f C4''.4' i✓xG , •W U >. j�� ff"" � t 41.:: '''!4-,;!-,....1,-' . dry'} :Sv} hikr r"•1'jnJ4Ae7`*t111�q� ` - k" I 1 '�� r • l k..)t j !1 '. i 1 1 I',' 1 S'1 r,i t +>� r r ;x d' �' ri1 9 r b I x d M: .L pry- .h .'.r1 .,, ,,. } ;idbr.-` it 1 r • Y�'�dJ�� 11• .,p14) ' d�,1}7, '. r i$:: -Y )j: l 3 4. e + k i' ' l e,1. ■•i ,'• Y,fr r ,, q,: j !'f','1 „,1s 'jI �{.. , J t 1' d ` i , ? :,A E ',, . f :,:,4, ,, .v8 •14 '1- � t �C'f .)r i' '3 Ig ',,� r,r i rl , ...:A'''','., , ; � „, i 'A',V,4 li ..T , k1.tGN1. `l� '4 ti" rc�' f I 6'.;' yY , r E a , t ,. t J' f e :,. t.} J 3 , Ct! x i "'' }. I' q 1 pr , v r ¢ dSTd 1 lAid! 1 �n a} ': , ' '1 1'� c, h Y. `S" "a ( r!;;''.y; ,�, , + � s.roy�;t N tr`L 11��� f dF E f , .�y i} R J'�jetf}�' , 19t , ; ,-' , + r � \' ` it,' , r h;M"'"4 Yl ti ,,,� }, },., . 'r`� .L.. , .-i�.i. 1 t11'. ,,rr,r, 6(#n;a J °. i,.. ,, �t�'"'AV, :4".. t.1 C. •i J. pf i ). ,( Yt 4,, 1,,�'f.1.'-, 4 IT. ;X li tlf 4, 1 4y> + 4th"„ '3;1'1,'''', , i t . + 'igvt#Izr`1 t f ,3�°l `. 5 l — CAR!l:�l_[N_o'r.l'AN Cr,t?AVEet fil x'1.1 Or. 3a 4,. �4` 1 }4 ,. 5 ' • i., ., --41,1":'4:::11i".3:1 l, s r , v ,,� „ Argued March 14, affirmed September 24, petition for P' , ,4,,,t'c Lr j rehearing denied November 12, 1958 1 t (� VAN ( r �, �7t A " y,{ (}I,+i` u, 411 �lARB l jNO u. VA1V CLl`JAV I1I 1'.�i' �i !r e 4 S k i e ;0.0,11,,4,,!,'.4.,,,f.i 330 P.2c1 28 l(j1 *e�+{"q!Ii. 'lf°'r` "��' "lj.` Suit by owner of lowland to enjoin owners of upland from i � ;v ,i ,,,t4'1 tk,,)t' _' ' using dramage system constructed by them to drain surface water r'i, k ,e 1,., ,` F41;�; from their lands. The Circuit Court,Marion County,Val D.Sloper, &1 h ' 10 , , J,, entcrccl clecrcc in favor of uplvxd owners and lowland owner l t a '°a e4 4s , xl t+, i appealed. The Supreme Court, McAllister, J., held that rule of 1..,w xaa 't� 1'; 0;,..r,._;31 1(, � civil law regarding din surface waters was established as his of � ' 1p at t', j+lM , 1. Oregon, and upland owners had right to install and use system t. i tie ! ••,,,,- ,f t rat},:, 1 to drain surface water from their land into natural channels even rf though they thereby accelerated flow onto lower lands.•�' 7gg ' a s my , +4 ,• 1�{'`vj P4;.I r"r tr,r Affirmed. 'Q r� ,i iy,?� 1 ,k,�'4q k'''f "Water and water coinse5—G7vi1 law—Surface waters "1ik +;;F >1)1 ,, 1. Rule of civil law regarding surface waters is firmly e;;tab- �M,l � ���p�i1 `r s+" t + ■ lishcd as law of Oregon and landowner has right to turn or expel J+ ..:,a p 111'; 44 ,4'' 1, , upon land of an adjacent owner surface water that would naturally +„ v1,4tb }' t',''!',':-+ fl ' :/ flow there and in such quantities as would naturally drain in such r, ;�`j'« ;i'• i{�I t, 1 ; direction, without liability for damage. ,f,-, ,t+t}j 4 r� I R'' Waters and water courses—Owners of upland—Right to drain sur- # ,i �' a� "]1 t �:,c, .' . face waters �t�e ' , j�JV)11, 1�',` '$ �} 2. Owners of upland had right to install and use artificial f lg., ,. t,f : , drainage system to drain surface waters from their land onto is�`r ',,, ,,,hr.,„- tl1,1i-” t' lowlands through natural channels, without liability to lowland "r 1 t n, ;l i 1' '. owner, even though they thereby accelerated flow of water onto ' ''�t I l l}krrlur��;+ lowlands. y Jo, 1'$ ! 1 w; l ua },° Q( Waters and water courses—Drainage of surface waters—Erosion of ,1 ; i M o t 4 lkt l land ° 4 '1r,11 , ` 3. In suit by lowland owner to enjoin owners of upland from It% t using drainage system constructed by them to drain surface waters 1;.!`� giixR 4, +,',efi, ,} .j ,i I\`.I from their land, lowland owner failed to establish by preponcler- ,, " tr ,a 1t r L, e > ance of evidence that erosion of land was caused by an acceleration 1 1" t � . � of flow of surface water rather than from severe winter storms. ���1����U�}L'�ri'��'Aid,�' ';r u$H t�t'�-�� G ,4`�n fl tti, 1,, 9 M 9`'''.:II1,1'a r ,, •lfft` v 101;1 CJS, Waters § 116. 1.','i 11t'$f4 G yr }.�:,., M • � t ni-o ,, *O 1,,' .Department 1. ‘ 1,..,,,, `�,,''�, ; 3'•i y A.ppcal from Circuit Court, Marion County. b a 9 1 SrJE. }heE1•,I i�' �� ; VAL D. }STd)Pl9It, Judge. ! 1 �' . r:l W. C. Winslow, Salem, argued the cause and filed y.it l><t� , �},;i I"' a brief for appellant. .r.l1u I, 4. ; aka. a �~�4•�■I �y i 1' ;f,.,1 +, • 1 Q' t ,1 9 fi V 1 $ 93 ALR3d . 93 ALR3d DRAINAGE OF SURFACE WATERS—INTERFERENCE § 5 93 ALR3d 1193 :tern, the only if the upland owner's use is 153, 182 So 2d 885 (applicable in g-standing reasonable.' rural areas; damming hack water). to surface § 5, Civil-law rule-- enerall King v Adams (1977, Ala App) 349 ion-enemy '—"-"-°' So 2d 611 a y The following modern n cases adopt (applicable in rural areas). he rule of ( some version, either strict or modi- Ariz—Southern Pac. Co. v Proeb- 976, Okla lied, of the civil-law rule which, in its stel (1944) 61 Ariz 412, 150 P2d 81 extreme, is diametrically opposed to (declaring, arguendo, in a case deal- •n, Inc. v ing with floodwaters, that one has no the common-enemy doctrine and roc- g '.15 Va 74, ognizes a natural servitude for natural right to obstruct the flow onto his the corn- ui' drainage between adjoining lands, so land of what are technically known as • ade allega- that the lower owner must accept the surface waters); Vantex Land & De- t cause of surface water which naturally drains velopment v Schneps (1957) 82 Ariz . an adjoin- onto his land but, on the other hand, 54, 308 P2d 254 (stating that the I ing surface the upper owner can do nothing to burden, if any, of the surface water h across its change the natural system of drainage upon the land below may not be mon-enemy so as to increase the natural burden. artificially increased by the upper t. rginia. The i, Ala--Dekle v Vann (1966) 279 Ala landowner)." e common- ,, onsidered a 35. In Morris v McNicol (1974) 83 than would naturally have reached it and be fended , Wash 2d 491, 519 P2d 7, supra, although depositing it in a manner different from ut that the `,i the court spoke in terms of surface wa- the natural flow. The court stated that t ters, the water involved was overflow wa- under the rule, which it did not name, lion in Vii- r', ter caused by the filling up of a stream municipal authorities are not ordinarily so use his and a lake by material coming down- liable for an increase in surface water essarily in stream from bulldozing work upstream; where the work is properly done, but they other. The furthermore, the court also spoke of du- are not permitted to concentrate and ''s property f ties which the upland landowner might gather such water into artificial drains or the court owe to the lower riparian, thereby evi- channels and flow it on the land of an reasonably c dently indicating that it might have had individual owner so as to cause substantial ' riparian duties in mind. injury to his land without making ade- n wantonly, s The same court en banc during the quate provision for its proper outflow, ly. It added i, same term also stated that surface waters unless compensation is made. Under the on-law doc- :?' may not be artificially collected and dis- rules which it had noted, the court stated exceptions, " charged upon adjoining lands in quanti- that the mere fact that the amount of downer may a ties greater than or in a manner different water reaching the complaining landown- nto an artifi from the natural flow thereof, in Wilber er's property might be greater than it Development Corp. v Les Rowland formerly was would not entitle it to con- it upon the t; Constr., Inc. (1974) 83 Wash 2d 871, 523 pensation but that the fact that the water .ury. Accord- P2d 186, however, this language, reminis- was collected and deposited in a different (legations, if cent of the civil-law rule, apparently was manner did provide basis for relief. intended to apply only to the collection or injunctive the lower and discharge of water, since the court 36. See also Gillespie Land & Irrig. Co. utter to the also stated that a municipality is ordinarily v Gonzalez (1963) 93 Ariz 152, 379 P2d not liable for an increase in surface water 135 (in which the court, in discussing the t if the damages arose wholly from changes right to repeal floodwaters, distinguished l (1974) 83 in the character of the surface produced flood from surface waters,stating that one 7, the Wash- by the opening of streets, building of legal effect of the distinction was that one decided en houses, and the like, in the ordinary and has the right to protect oneself against may protect regular course of the expansion of the floodwaters as a common enemy, and waters with- municipality. The suit was one by the thus implying that no such right existed of such im owner of unplatted land against the city as to surface waters). But see Tucson v for inverse condemnation by having ap- Dunseath (1914) 15 Ariz 355, 139 P 177 ,ing landown- proved plans for storm drainage sewers (recognizing common-enemy rule goner- :trine applies which carried more water onto his land ally). 1207 • f „t_^ra r 'm '' i a E in 5 DRAINAGE OF SURFACE WATERS-INTERFERENCE 93 ALR3d 93 ALR3d DRAINAGE OF SURFACE WATERS-INTERFERENI 93 ALR3d 1193 93 ALR3d 1193 Cal-For California cases, see Idaho 101, 524 P2d 1073 (collecting (1960) 360 Mich 214, 103 NW2d 491 in rural areas; au § 7[b], infra. and discharging water). (apparently recognizing rule; collect- drainage). Colo-Engelwood v Linkenheil Ill-Templeton v Huss (1974) 57 ing and discharging water). SD-MuIder v Ta (1961) 146 Colo 493, 362 P2d 186 Ill 2d 134, 311 NE2d 141 (augment- Emerald Valley Land Development 544, 186 NW2d 81 (augmenting natural drainage); Engle- ing natural drainage). Co. v Diefenthaler (1971) 35 Mich sonable use rule c - wood v Miller (1964) 155 Colo 47, Delano v Collins (1977) 49 III-App App 346, 192 NW2d 637 (augment- urban areas but ap 392 P2d 591 (alleged damming back 3d 791, 7 III Dec 555, 364 NE2d 716 ing natural drainage); Le Van v Hed- civil-law rule for rur: water); Hankins v Borland (1967) 163 (diverting water); Freeland v Dickson lund Plumbing & Heating (1971) 37 back water). Colo 575, 431 P2d 1007 (apparently (1978) 63 Ill App 3d 13, 20 Ill Dec Mich App 271, 194 NW2d 725 (dam- Tenn-Slatten v augmenting natural drainage); Zwick 70, 379 NE2d 903 (damming back ming back water). Tenn App 547, 124 v Simpson (1977, Colo) 572 P2d 133 water). Miss-Steed v Kimbrough (1944) ming back water); (diverting water from accustomed Iowa-Witthauer v Council Bluffs 197 Miss 430, 19 So 2d 925 (recog- City (1970) 63 Ten drainage patterns). (1965) 257 Iowa 493, 133 NW2d 71 nizing civil-law rule; collecting and SW2d 63 (apparent Calvaresi v Brannan Sand & Gravel (alleged damming back water); De dill h�rging water); Palmer v Massen- ter); Butts v Sout Co. (1975) 35 Colo App 271, 534 Witt v De Witt (1966) 259 Iowa 1037, b'7 ( 952) 214 Miss 379, 58 So 2d Tenn App) 565 SW: mr P2d 652 (damming back water). 147 NW2d 32 (damming back water); 918 (recognizing civil-law rule; dam- back water). Conn-For Connecticut cases, see Ditch v Hess (1973, Iowa) 212 NW2d ming back water which had been col- Tex-Houston v 3, supra. 442 (damming back water); Braver- lected and discharged); Alabama (1968, Tex) 431 S4V' Del-Pierce Family, Inc. v Magness man v Eicher (1976, Iowa) 238 NW2d G.S. R. Co. v Broach (1960) 238 Miss ing rule as applicab; Constr. Co. (1967, Sup) 43 Del Ch 331. (apparently collecting and dis- 618, 119 So 2d 923 (recognizing civil- to private parties; d� 425, 235 A2d 268 (damming back charging water). law rule; diverting water}.� ter). water). Kan-Goering v Schrag (1949) 167 Nev-Boynton v Longley (1885) 19 Nichols v Culver Fla-Lawrence v Eastern Air Lines, Kan 499, 207 P2d 391 (diverting wa Nev 69, 6 P 437 (recognizing rule). App) 466 SW2d 67 Inc. (1955, Fla) 81 So 2d 632 (divert- ter; civil-law rule, by statute, as to NM-Martinez v Cook (1952} 56 (recognizing rule as ; ing water). agricultural land);37 Baldwin v Over- NM 343, 244 P2d 134 (stating that statute, to private Libby, & Libb v Roberts land Park (1970) 205 Kan 1, 468 P2d New Mexico has always applied the back water); Carter N. (1959, Fla App D2) 110 So 2d 82 168 (augmenting natural drainage; 3 civil law rule). Civ App) 502 SW2 (damming back water); New Homes apparently adopting a form of the Ohio-For Ohio cases, see § 7, in- n r e (recognizing ru •of Pensacola, Inc. v Mayne (1964, Fla civil-law rule for municipalities). fra. under statute, to pr App D1) 169 So 2d 345 (collecting g i g Or- ar P Doti an ✓ Rossv'lle Drainage Dist. '�arino. „_v Van Cleave ing water). and discharging water); Koger Prop- (1978, Kan App) 575 P2d 1316 (col Gam$)=�2Z4 QL 554,..33Q P?d�R (at�g_y Vt-Scanlan v Hop ernes, Inc. v Allen (1975, Fla App lection and discharge; apparently fol- entin n turaL__dramage);_K 1 j v t 526, 270 A2d 352. D1) 314 So 2d 792, cert den (Fla) lowing civil law rule, for rural area). T xaco �Inc._X1978) 281 Or 3 37, 574 W Va-Tierney v 328 So 2d 842 (collecting and dis- Ky-For Kentucky cases, see § 7[b], P2d 650 (damming back water). W Va 790, 172 SE2d Pa-Westbu Realty Corp.charging water). infra. ft-Westbury v Lan- recognizing rule; dar Ga-Gill v First Christian Church, La-Poole v Guste (1972) 261 La caster Shopping Center, Inc. (1959) ter}. Inc. (1960) 216 Ga 454, 117 SE2d 1110, 262 So 2d 339 (damming back 396 Pa 383, 152 A2d 669 (applicable water).(collectin g and discharging wa- 38. But see Holman v Richardson court did not rely on ei ter); McMillen Development Corp. v Cole v Mott (1977, La App) 351 So (1917) 115 Miss 169, 76 So 136 (dam- or civil-law rules mere Bull (1972) 228 Ga 826, 188 SE2d 2d 1326 (damming back water); Boxill ming back augmented flow of water); and was the rule under boil 491. v Metrailer (1978, La App) 358 So 2d Cowan v Baker (1956) 227 Miss 828, 87 tern could not be collect, Tiff County v Goodman (1962) 105 986 (dammin back water). So 2d 74 (diverting water), both a ar- g PP onto neighboring prop Ga App 229, 124 SE2d 290 (a ar Md-For Maryland cases, see ently stating a modified common-enemy Circle K. Corp. (1974, pp pp Y rule but in both cases holding that, at 525 P2d 891 (in which ently recognizing rule). § 7[b], infra. least under the circumstances, the lower Idaho-Dayley v Burley (1974) 96 Mich-Allen v Morris Bldg. Co. owner did not have the right to fend off that it saw no reason tc the natural flow of surface water. tween the rules of the 37. In Goering v Schrag (1949) 167 implied that the common-enemy rule ob- Cases, supra, since both 39. But9see Rix v Alamogordo (1938) a landowner could not - Kan 499, 207 P2d 391, supra, the court tains as to urban land. 42 NM 325, 77 P2d 765 (in which the charge water onto a ne?g 1208 .1 , of k 1234 , 93 ALR3d DRAINAGE OF SURFACE WATERS—INTERFERENCE § 6[d] 'ii 1i ; 93 ALR3d 1193 1 i' ued. A judgment for the landowner lower owner asking for an injunction 1 ' the was affirmed. against the upper owner's use of a I and i And in Carland v Aurin (1899) 103 drainage system which, she corn- =•ties '; Tenn 555, 53 SW 940, the court also plained, accelerated the flow of water ions + specifically refused to adopt the ur- onto her land. Under the governing 'r ban common-enemy modification to rule, the court held that the upper had '4, civil-law rule. The suit owner had the right to install and use is it '�, was brought by an upper owner the system, since there was no evi- that $! against the owner of a lower lot for dente alleged or proven that it �. rrrrly creating an alleged private nuisance caused water to flow onto the lower F k oionr= by placing fill on the lower lot so as land that otherwise would have ' nedr f to obstruct the natural drainage of flowed in a different direction, or that '' 4. surface water and back it up on the the upper landowners had collected to upper lot. The lower owner con- and discharged any amount of water. ,rally I 1..` tended that within city limits he had The lower owner contended that the Dis- r' the right to dam back surface water at upper owner's right under the civil- / 'hich 1l will; but the court, after reviewing the law rule allowed accelerating the flow 1 , the common-enemy and civil-law rules of water only if it could be' clone • ap- 4, and noting the common-enemy ex- without substantial or material darn- to a ception for urban property in some age to the lower land. The court •t af- ,, civil-law states, held that it would not stated that this was not the law of iodi- apply one rule in cities and a different Oregon, pointing out that the civil- ; land- rule to agricultural lands, being un- law rule as originally adopted in the is able to see any difference in principle state, which did not permit any altera- 964) between the reciprocal rights and du- tion in the natural flow of surface 1 vhich '2 ties of' the two groups. Accordingly, water, had been modified to allow the i not i' the court reversed a judgment which owner of upper land to accelerate the land- fi' had apparently been in favor of the flow by such drainage system as may :dace lower owner. be required by "good husbandry" perty without liability so long as the water could [d] Rural or good husbandry modifi- is not diverted from its natural chan- anob cation nels. The fact that the amount of had In the following case the court, water was increased did not constitute I event recognizing that the civil-law rule may a basis of liability, ruled the court. event , unduly restrict development even in Accordingly, the court affirmed a dom- rural areas, propounded the good judgment for the upper landowner, -e in- law modification of the civil- stating that there was little evidence law rule, allowing the owner of upper indicating that the drainage system fered g PP g g y' ./w of land to accelerate the natural flow by had contributed in any material de- f the such drainage system as might be gree to the flooding and erosion of Flow- required by good husbandry, so long the lower land. for a as the water is not diverted from its See also Templeton v Huss (1974) civil- r, natural path. 54 Ill 2d 134, 311 NE2d 141, in lding , The court, in__Garbar_ino_x Vag which the court described the statu- itated Glea,vs__(1958) 214_Or 554_ 330 P2d tory rule as a modification of the civil- 2 ,,,held that the modified rule of tie law rule permitting the drainage nec- water �s,,,...�...•-.,:._ - _. .. _ . ...... across civil taw regarding surface waters is essary for the interests of' good hus- re it 1, now firmly established as the law of bandry, noting that in the solution of mtin Oregon. The suit was brought by a a water problem artificial drainage i 1215 p n. R.E.BANCROFT & ASSOCIATES I N C O R P O R A T E D CIVIL ENGINEERS, LAND SURVEYORS&PLANNERS 140 N .THIRD AVENUE May 11, 1984 HILLSBORO,OREGON 97123 y 503/648-4101 STORM DRAINAGE STUDY For WELLINGTON ESTATES An 80 Unit Condominium Development Developer: McCulloch - Hering Homes Tax Lot 1000, Map 2S1-10A The proposal is to construct an 80 Unit Condominium project on a 4.25 acre site lo- cated at the Northwest corner of the intersection of S.W. Beef Bend Road and Pacific Highway. EXISTING CONDITION The site is part of a 74.2 acre drainage basin which discharges through an 18"concrete culvert pipe (S = 0.0156) under S.W. Beef Bend Road. The basin is only sparsely devel- oped with single family houses and a restaurant. The basin has an average slope of 12%. The capacity of the existing culvert is about 14 cu. ft./ sec. operating with no head- water or about 18 cu. ft./ sec. if operating with the full 2.8 feet of headwater height available. Assuming a 25 year frequency design storm, the demand of existing development on the culvert is computed as follows: Aroma = 74.2 Acres Runott Coefficient = 0.3 Most distant Point = 3,300 ft. Time of Concentration = 90 minutes Rainfall Intensity = 0.70 in./hr. Quantity = (0.03) (0.70) (74.2) = 15.6 cu. ft./sec. Obviously the existing culvert is operating at full capacity for a 25 year frequency storm and there is no excess capacity to support development in the drainage basin. DOWN-STREAM CONDITIONS On the South side of S.W. Beef Bend Road the 18" culvert discharges into a roadside ditch which flows to Pacific Highway and then Southerly along the West edge of Pacific Highway to an 18" corrugated metal culvert of unknown length. This second culvert serves a somewhat greater drainage area and obviously will not handle a 25 year frequency storm. This down-stream area is King City. I did not take any measurements nor make any computations regarding the King City drainage system. This system consists of an extensive underground pipe network supporting an intensive development. Apparently, when this system was installed no consideration was given for the development of up- stream properties. I received a copy of a letter between King City and the City of Tigard wherein King City is expressing concern regarding the capacity of their storm drainage system. This concern appears warranted. SOLUTIONS To allow development of the site as proposed without exceeding the drainage capacities of down-stream improvements there are two possible solutions. The first being to replace the down-stream improvements with adequate sized culverts. To illustrate, the desirable size culvert under S.W. Beef Bend Road is computed as follows: Area = 74.2 Acres Runoff Coe fcient = 0.5 Rainfall Intensity = 0.70 in./hr. Quantity = (0.5) (0.70) (74.2) = 26.0 c.f.s. At S = 0.0156 and with no headwater the 18" pipe would need to be replaced by a 24" concrete culvert or it could be supplemented by another 18" concrete culvert. All of the pipeline through King City and probably beyond would have to be similarly replaced or supplemented. This solution is not financially feasible for the developers and because there are four political jurisdictions involved, might be impossible to coordinate. The second potential solution is for the ro osed develo ent to include a storm water detention facility to detain the waters contrib o . .,n , • t year frequency s.o"i o . ► c ..me tre S.W. y2ea men. \V SU ca1VCi t iCO(4CL capacity. 1[TP. volume needed to be detained is as follows: Area = 4.25 acres Existing unTIf Coefficient = 0.3 Proposed Runoff Coefficient = 0.6 Rainfall Intensity = 0.70 in./hr. Quantity = (O.6-0.3) (0.70) (4.25) = 0.89 cu.ft./sec. Cu.Ft. 60 Sec. Detention Volume = (0.89 sec.) ( Min.)(90 Min.) = 4,806 cu.ft. !;' This detention could be accomplished in one or more locations on the site and could ;, be either above or under ground. those readers unfamiliar with detention systems, they are merely resevoirs with weirs designed so that they remain empty at all times except during periods of heavy water flows. To contain this volume, the equivalent of a pond measuring 40 ft. by 40 ft. by 3 ft. deep would be needed. If underground detention is used by the developers, the equivalent of 382 Lineal feet of 4 ft. diameter pipe would be needed. RECOINDATION My first preference is always to improve down-stream conditions and to channel the free flow of storm water to natural areas, but because of the extensive improvements down-stream this does not appear feasible. Therefore to avoid the proposed projects contributing to possible problems down- stream, I recommend that the construction plans for the development incorporate a storm water detention system with a capacity of at least 4,800 cubic feet and a re- lease rate of 0.89 cu. ft./sec. (The release rate represents the drainage from the property during the design storm prior to development). `-——�- • e`c1 Nt F .isk. lt, r ORISON G d ,�► �rz � . .q• BANG I 1 :::pe))27.,./.iiii7j) wii.„, ,.. : i L. .0-Thi)11 .. i A '-'\,, ),.... 1:1111411 D 4-=.----------- 11 4? . /4. \ .. r ', 4 D . 1 1.11\1"\\.- Eh , -.., , NMI AgarallilliggislI INNIIINgilli INIIIIIIIIIIIII INNNIN•INININI WINO=rlji MIN •allifill itIlliNgl 51 al 111Wiss•11■11 MIMI illriosip 1 *• dr 1110 ir in, .Z: ft\ , , f / iz.,.., . , . ,- 742.. 7,-,, ,,:,, 0 / - ...- 90 i , ,..-....... 11,6 - /\.,..._ . , • 00 ,/ ._,://f.////ni , ----" '''/- , •-* .- ,..----:-.7; . / ,,,„ 1 - "....I.... 7 r"" ° ' - , 1-•• \19 , - / . filik: /0.0,,,,60 't .......-}' 1 AL. a , ii>14 -°, li ■ ''' ' 00 1.0A-i pli 0...410- i i 4. c isp. • , 1 'T. ..- , .9 il(f 1 4 , , t , - 5. ,.:1 I //0. , . . . lok/ipprozioz/i////46_,.. .,, 4 . en, . .. :..._. . ___..._..4 7/4/,,,,, --° '' ---r.-. I., ,1114144`) 'IdIC”-------------------: wilr'lorli"00" 11•04161711r-Wm"......."141// f v". '',,...,, ''':.:l':'''.:"--. 'I "etir • w ti , ( ' ' . . 04. 1e/4/1 1011° . • i9 - -*'re-' '4'i Of s■ a : 44 i i ' ' , it a Xile 0 trai 'lit 7V,-,- 7 . in "II ,/ ''' _______...--., A 1101 / . ' ii if. /11 1 \- 1,--.7.,.., ,,,,,,,/..... : 41At o) 1 , %% % ..11 _, I...mo...... ' ' 1 -N•-.% . /41/ alg.,‘., ..N 7.441 ., . libiii,Itii .,,,,,,, , .. „, ,..ia / de Am- ililk-- - v- --4 '.. ,: ( fI L STAFF REPORT • ' l AGENDA 5.4 II TIGARD PLANNING COMMISSION Fowler Junior High School - Lecture Room i April 18, 1978 , 10865 S.W. Walnut , Tigard, Oregon ICI • Docket : Conditional Use CU 8-78 . Request : To locate a Home for the Aged on a 4.35 acre parcel h Location: SW Pacific Highway and Beef Bend Road (Wash. Co . Tax Map 2S1 10A, Tax Lot 3900) . 0 Applicant : C & C Construction Co. -• . I . Findings of Fact : t 1 1. The site is designated "Commercial Professional" on the NPO #3 Plan aria currently zoned County RU-20, 1. "Urban Medium, Density Residential" i 2. The applicant is proposing to construct an 83,000 square 1'' foot building consisting of three stories and a basement, on a 4 . 35 acre parcel on the north side of SW Beef Bend Road at Pacific Highway. The facility is intended to be used as a home for the aged (160 beds) . j;. r 3. Section 18.40. 111 (3) of the7Tigard Municipal Code allows I ' medium-rise- apartments (four story or above) as a ,: conditional use in the Commercial Professional zone. c 4. The site is mostly vacant with a single family house located on the southwest corner of the property. The parcel is located on the west slope of Bull Mountain and 1L slopes southeast towardsfic Highway. r Large lot single family homes surround the property to the north and west . Properties to the east , across r Pacific Highway, are undeveloped except for two single ; 5 family homes . To the south is the King City Planned Development . 5 . Applicable language from the NPO #3 Plan is as follows: . 1` f' " Development objectives : , A . (Commercial) To regard the carrying capacity. and safety of persons traveling on Pacific Highway is the highest priority concern when considering the types of development to be allowed adjacent to i the highway . " D. (Residential) " . . . to permit a variety of housing types to be compatibly situated in the neighborhood in order to meet the needs of different family sizes and incomes . 1 • STAFF REPORT • AGENDA 5.4 TIGARD PLANNING COMMISSION . April 18, 1978 • Page 2 • Policy 14. Apartments should be located to produce an optimum living environment for the occupants. Development criteria should include: a. buffering by means of landscaping, . fencing and distance from commercial areas and major traffic carriers " such 'as Pacific Highway 'and Hall Boulevard b. on-site recreation space as well as pedestrian and bicycle access to parks, schools and .convenience shopping c . the siting of buildings to minimize the visual effects of parking areas and to increase the availability of privacy • Policy 15. Apartments should be located to produce., the least adverse effects upon single • family areas. Development criteria should include : •a. buffering by means of landscaping fencing and distance. b . compatibility of design recognizing• the conflicts of mass and height between apartment buildings and houses . Policy 16. Avoid locating apartments where access can be gained only from local residential streets • Policy 17. The Design Review Board will solicit the - opinion of the Neighborhood Planning Org anization before approving development plans for apartments in this Neighborhood. Policy 21. Development will coincide with the provisio • of public streets, water and sewere t' facilities. These rY.Frlities shall be (a)apable of adequately serving all inter; vening properties as well as the proposed development , and (b) designed to meet City or county standards . 6 . The applicant ' s proposal envisions a maximum building height of 44 feet from the finished grade ( three stories plus basement ) . Section 18 .40. 060, Tigard Municipal Code , states s that the maximum building' height shall be two stories or STAFF REPORT ' AGENDA 5.4 TI.GARD PLANNING COMMISSION April 18, 1978 . Page 3 thirty feet, whichever is less, when abutting a single family residential zone. The applicant has requested an exception to the building height limitation in accordance with Section 18.12. 110(b) Tigard Municipal Code, which states, "Building heights in any zone may be increased as a conditional use to a . { maximum permitted height of seventy-five feet provided that the total floor area of the buildingsndoes not exceed .' the area requirement of the zone (if any) . The sloping terrain of the site and the proposed terracing of the buildings will minimize the overall impact of the increased height of the structures, while reducing total lot coverage. In addition, the location of the site, at the fringe of the residential area and adjacent to Pacific Highway would appear to produce minimal adverse effects upon the f . surrounding single family areas. . 7. The a .licants site elan it i • •arkin_ area f• „�-""'P 69 cars. Section .0. 120(2a) TMC, requires one parking spfor each 2 beds provided in a home for the aged., T proposed development (160 beds) would require 80 parking spaces. Section 18.58 .070, TMC, allows parking requirements to be reduced up to twenty (20%) percent where special conditions '.;. warrant said variation, and considering such factors as the , , following: 1. Availability of Public Transit 2 . Multiple or joint use of parking facilities . .3• Special 1al 1.o11U11,• Ii.J such as housing for the elderly. low income or studio apartments . • Mass transit is available to the site via TR.I--MET''s bus #44 on Pacific Highway . The applicant also states that their experience shows that few residents of homes for the !, . aged own automobiles . They often travel to other places L with non-residents who drive or use for hire transportation. Staff parking requirements are greatly reduced from hospital and nursing home needs, and visitors come at various hours ," during the day/evening and are not restricted to specified "visiting hours„ ; t. 8 . Section 18.64 . 030 , TMC, requires one 30 foot (80% paved) , vehicular access/egress for commercial uses requiring , ': 1--99 parking spaces . The applicants site plan shows two 24 foot paved access drives, one on Beef. Bend Road and one k on the frontage road. Curb cut permits would have to be is approved by the county on Beef Bend Road and by the State , on the Frontage Road . No pedestrian access or pathways are ,r shown on the proposed plan. r i ' ,; . .,STAFF REPORT AGENDA 5.4 . • TIGARD PLANNING COMMISSION " •fir 1 1.8,.._1,9 74.__.- ' Page 4 • 9. Water service is available to the site via a 12 inch line on Pacific Highway and Beef Bend Road. X10. SantargI sewer 'service is currently not available t•o the s t iSThe King City system is presently over capacity and will remain so, u • - Tualatin Interceptor i•s co st c - •° % 7e - 0 * * - 0 • - / There is a Tigard City sewer line available to the north at Bull Mountain Road, however, due to the terrain, a lift station would be required. • At the time of the writing of this staff report,' the issue i of approving a lift station has not been resolved by the city engineering staff and the Unified Sewerage Agency. ........._>. The actual adequacy of the existing lines to handle the proposed development is also in question . 11. Previous preliminar studies of develo merit of the sub ' t . .i t e�.?• g 1e .,.= SeY.,l.•. • !o a .. • • • e - "- 2-4-. , resulted in cancellation of previous proposals . Residents of King City have also expressed concern regarding over- loading their storm drainage system. applicant 's submission does not include a• detailed storm drainage plan. Acceptance of any increased storm water runoff, resulting fr m development of the subject site, will have to be authorized :! by either the State Highway Department , Washington County King City or a combination thereoY. - II . Conclusionary Findings: 1. The applicant 's proposal conforms to the intent and policies of the NPO #3 Plan in that : * it would not generate } * generate excessive traffic on Pacific Hwy it would not create excessively adverse effects on surrounding single family residential areas, * it provides for a needed alternative housing type for elderly residents of the community. _.--30 2. Provision of adequate sanitary sewer service and the subsequent approval of a lift station is in question at this time. Development of the subject site cannot occur until such time as sewer service can be provided. III . Staff Recommendations: <A( )e 1. If the provision of sanitary sewer to the site is not resolved, staff recommends tabling the request until adequate sewer service is guaranteed. 2. If sanitary sewer service is determined not to be avail.-- able, staff recommends denial . • 3 . If sanitary sewer service is determined to be available • • • STAFF REPORT • • AGENDA 5.4 TIGARD PLANNING CO,rMMISSION April 18, 1978 Page 5 and' a lift station has been approved, based on the Findings of Fact and Conclusionary Findings, •,staff recommends approval , subject to the following conditions: a. That a detailed site and design plan be'•sub- mitted for Design Review approval , to include access, parking, landscaping, pedestrian path ways, on-site recreational facilities (geared to the needs of the residents) and a Signing program. b. That , prior to submission for Design Review, the applicant show proof that storm water out-fall will„be accepted by the appropriate agency and/or adjacent properties, and that the applicant submit a detailed storm drainage retention plan I for approval by the Building and Engineering Departments. • c. That a half street improvement be made, to collector street standards (60 feet. of right of way and 44 feet of pavement) , on Beef Bend Road; and that a street improvement, to State Highway Department standards, be made' to the Frontage Road. • { I.;.{ raw r•r.,..,-.1..-.T t y�Yd��.Y'4T+:s'`�7::..7":y • • /. t s' i L t " Y .,t•{'• :-2 r • .._:•:=..j. ._ . rS...vv-..f.:.r.w.t Y .',y as-.a..=....•w.�M1�..,-.w�.y..Mr._ • • -• , t i .d eJ ++ ��rw._....- I v _ �, v x q°lli'M f I^ {�tC: 1 i- 57 :Z / / - — I t p sit." o.•: ! yr,.�- i_is- 1 1502 I • ,r_�,t�; ,,s.�� :In 1 I - 7.O .• 205.5 t ..er•or4,4•-••y••''-• ' y f.6•03 \ ��ti . - •i . . i -r L. _Q L�-lr 0 1 t17G70 6 �y. R=10 n��1 • �. .iGDO o_----- 3681 t ROt�D a'r 3a00 4.,tAe. • vi 1 177. 3 I T— ' —��t7{.l a �s4Ae. l_ i_ r• so,�zt'w Io�.,a =024' 37UG J.04c, �.r.T (\; --- qo 2i E 1G9•tl + 9 iv tu 3( 0 24G1 n . .i,3•tAr., -e a q, • / '' c ' i 1 T ti • Nag°49't 100.4G 3 j•r,�J ° P ��2.7T p I� ��: . 12 r)•4v l N2400 2402 �. � I 5 6 7AC. !.•/7Ae. °7�vMi e ,•_ L• t � iJ o G�..3 ;,. �' . c cr. Y {', .per'�` ,. ! fi't/..... s t F J � t . y N : � I +• / . .7. - 4390 X N ° - � , ' .O °[ 1 1 �' Sao c._i.7 O 5 76 . Z ry V .0>< :i' Idd.49 1 , t• • -._�.• • I, 5 a 2.I q�,., s p: ! O Li,(141/1;- 7 g 2500 � a_�: : .:i:E: . __.:2 -1.6,A c. •� •• _•r}-� c t0 .�U��f�C/� t�]✓ E .s, ` J,l a G 3 30' ■ Q 1 J.G t �t c. N o ``** •�y v • - - .� 4.500 . e • :1,, . . fa4) • 64 -. •G00 • n �,•.32ne. ,:,11 wc: t pc•:,• 280 ,, x,. -Sh. t r2 a • •.7a4:` g) 1\v 1 Ott CI 2700 ,3 .,z5,1-• t ev , , , dr..., i r• , : . ... . . • • ••://.4c. •••. . • , . ,• . ti \ ,., ...... • . . • • . . .„.... : .. ......_. : ._ • . .• AGENDA ITEM 5.5 JUNE 5, 1984 PLANNING COMMISSION TO: Members of the Planning Commission FROM: William A. Monahan, Director of Planning and Development 100" DATE: May 30, 1984 RE: Appeal of Home Occupation Permit of Ferd and Jean Moreno. On March 9, 1984, Ferd and Jean Moreno applied for a home occupation permit to operate a residential home for the handicapped. The planning staff reviewed the application and supplemental information prior to ee ermining that the application complied with Chapter 18.142 of the Tigard Community Development Code. On April 20, 1984, I signed the staff report which stated that the approval would be final within ten days unless an appeal was filed. An appeal was filed on April 30, 1984, by Michael Smith and David Hopkins, adjacent property owners within 100' of the subject property. Since the filing of the appeal I have met with our City Attorney Tim Ramis as well as the petitioner's attorney, Frank Josselson. The result of our meeting is that Attorney Ramis agrees with the petitioners that the role of the Planning Commission in reviewing this approval centers on finding whether or not each of the ordinance criteria for approval are met based upon in its findings substantial evidence in the record. The Commission must state i why it believed one side and not the other. For your use in conducting the review, the following are attached: 1. Home Occupation Permit Application and letter of March 9th. 2. Chapter 18.142 of the Community Development code. 3. Letter of March 12 - William A. Monahan. 4. Letter of March 13 - Ferd Moreno. 5. Notice of Decision - HOP 4-84 - April 20. 6. Notice of Appeal - April 30 7. Letter of May 15 - Frank Josselson 8. Letter of May 16 - Frank Josselson 9. Letter of May 25 - Attorney Ramis Section 18.32.230 of the Code states that the appeal of a decision made by the Director shall be de novo and conducted as if brought under Section 18.32.090 (B) or (C) - the regular procedure used by the Planning Commission. 0448P O'DONNELL, SULLIVAN & RAMIS ATTORNEYS AT LAW CANw orrtcE MARK P.O'DONNELL IBI N GRANT, SUITE 202 EDWARD J.SULLIVAN BALLOW & WRIGHT BUILDING CANNY.OREGON 97013 TIMOTHY V. RAMIS (503) 266.1149 1727 N.W. HOYT STREET __ KENNETH M.ELLIOTT CORINNE C.SHERTON PORTLAND,OREGON 97209 r/�•'�r'J, jir SALEM orYICE STEPHEN F,CREW 15031 222.4402 NV� ' I' ABLE` ET,N E RSU TE 240 f. STEVEN L.PFEIFFER vl jJI KIRKLAND T, ROBERTS PLEASE REPLY TO PORTLAND OFFICE GON 97301 :� 78-9191 MAY2� ADRICOU J. BROCKMAN 198A�MIT DIIEGON AND 1/1J OF COUNSEL DISIHICI'Or CUL WAWA CITY pF TIGARD May 25, 1984 PLANNING DEPT, Mr. Frank Josselson Attorney at Law 430 The Dayton Building 838 S. W. First Avenue Portland, Oregon 97204 Re: Appeal of Home Occupation Permit of Ferd and Jean Moreno Dear Mr. Josselson: I am writing in response to your letter of May 16 , 1984 requesting an opinion as to the burden of proof borne by the applicant in the above case. I am in agreement with the analysis you set forth in the letter. The Planning Commission must find that each of the ordinance criteria are met based upon substantial evidence in the record. The Land Use Board of Appeals and the appellate courts have found that on disputed issues the decision maker must state in its findings why it believed one version of the evidence and rejected the other. I hope this letter will be halpful to the Planning Commission and to the parties. I am sending a copy of this letter to the Planning Director for inclusion in the record of the case. Sincerely yours, Timothy V. Ramis TVR:mch cc: Mr. Bill Monahan Joss L1.SC)N & POTTER May 16, 1984 Page 2 . We respectfully request that before the hearing you send me a letter stating whether it is your opinion as Tigard City Attorney that the statements made in the preceding paragraph of this letter are correct. Thank you very much for your assistance. Sincerely yours, Frank Josselson } FJ/cb cc: Mr. Bill Monahan / tt p.: 4i F:1 rl' Ii �ll IS ...fit. LAW OFFICES OF 'ld]a JNIPP'" ld JOSSGLSON & Po•r•i i (D.1 V C I I 1(1 A I 10 SUITE 430 THE DAYTON BUILDING r71�}' { `�y I f EL Ex 638 S.W.FIRST AVENUE r"UL U L' \V YY TEL NE 277352 PORTLAND, OREGON 97204 (503) 1455 May 16, 1984 /6\ag$ Mr. Timothy V. Ramis Tigard City Attorney 1727 N.W. Hoyt St. Portland, OR 97209 Re: Appeal of Home Occupation Permit Of Ferd and Jean Moreno Dear Mr. Ramis: As you know, our clients Michael Smith and David Hopkins have appealed a decision of the Tigard Planning Director to issue a Home Occupation Permit to Ferd and Jean Moreno to enable the Morenos to establish a residential home for the appeal handicapped. We understand that t pp eal will be heard by the Tigard Planning Commission the first week in June 1984. We are informed that the Planning Commission ordinarily sits without legal counsel present. We there- fore respectfully request a legal opinion as to procedures to be applied at the hearing. The Tigard Home Occupation ordinance contains nine criteria for the approval of Home Occupation Permits. These are listed as subparagraphs 18. 142.050(A) through (J) of the Tigard Municipal Code. We believe that at the Planning Commission hearing, the Morenos will have the burden of proving that each of the nine approval criteria is or will be satisfied by their proposal. In order to approve issuance of the permit, the Planning Commission will have to adopt a written statement setting forth its findings on issues of fact and its legal conclusion. Where a given fact is in dispute, that is, where there is contradictory testimony, the Planning Commission must state in its findings why it chose to believe one witness, and not to believe the other. For the Morenos to prevail, the Planning Commission must find that on each disputed issue, the greater weight of the evi- dence supports the Moreno' s position. ,.: 469 JOSSELSON 8c POTTER May 15, 1984 Page 7 . For these reasons, I respectfully request that the City of Tigard direct its city attorney immediately to institute proceedings for declaratory judgment and injunction to: 1 . Cancel the November 29, 1983 building permit; 2 . Demolish the addition to the Moreno home; 3 . Order the property restored to its condition prior to commencement of the new construction; 4. Permanently enjoin the Morenos to comply with the nuisance provisions in Tigard Code Sections 7.04.010, 7.04.020, 7.04.030, and 7 .04.050. Thank you for your attention to this long letter. Sincerely yours, Frank J sselson FJ/cb JOSSELSON & POTTER May 15, 1984 Page 6. or the public. Section 7 .04.050 prohibits the open storage of junk for more than five days. The Morenos chronically fail to keep their yard in a well- maintained condition, fail to cut grass and weeds, and maintain open piles of rubbish and junk. Their house and yard are maintained so poorly that they seriously detract from the appearance and value of neighboring properties. Violations of the city nuisance laws are Class C misdemeanors, t' and each day is a separate offense. The Morenos have never, to our knowledge, been prosecuted for violations of these ordinances, even though the city is often required to send officials to their house to enforce the laws. 3 . Conclusion The Morenos are in violation of most every city ordinance applicable to the construction and maintenance of residential property. Their building permit application falsified the purpose and use for the addition to their home. The addition to the home converts the home to a multiple family structure which is not permitted in the R-2 zone. The Morenos failed to secure site development review. They do not maintain their grounds, which are kept in a nuisance condition. Quite frankly, many of the Morenos ' neighbors have been afraid to alert the authorities, or even publicly to participate as parties to the pending home occupation permit proceeding, for fear of intimitation, physical violence or retaliation by Mr. Moreno. The morenos ' neighbors are not opposed to Morenos' use of their property for a residential home, so long as the permit contains enforceable conditions compelling the Morenos just to be good neighbors. I feel differently.. These people have chosen to live in a fine community, among decent, law-abiding people. It is an affront to the city and to the neighborhood to allow plain and important ordinance violations to go uncorrected. If the Morenos are allowed by the city to perpetuate and profit from these violations, there will never be any reason to expect them to abide by conditions, however restrictive, in a home occupation permit. • JOSSELSON 8c POTTER May 15, 1984 Page 5 . Sections 10. 54.040(E) (R-12 zone) ; 10. 56.040(E) (R-20 zone) , and are allowed outright only in the R-40 zone (Section 10 . 58.030(E) ) . Code Section 18. 20 provides that: "Any permit or approval issued or granted in conflict with the provisions of this chapter shall be void. " The building permit is void. For these same reasons, no certificate of occupancy should be issued. See Code Section 18.18. C. The Morenos failed to secure site development review as required by law. Site development review is required of any new multi-family development. Code Section 18.120.020(A) . Before issuance of a building permit or certificate of occupancy, site development review is necessary. Chapter 18.120 contains numerous requirements relating to architecture, landscaping, access and parking, drainage, private and shared outdoor recreation areas, noise, buffering, screening, and computability, none of which have been applied to this development. D. The Moreno property is and has been a public nuisance. Tigard code Section 7.04.010(5 ) prohibits the maintenance of any condition on private property which causes noise un- reasonably offensive to the public. Morenos have a heat pump outside their home which creates a great deal of noise for neighboring property owners. Had Morenos been subjected to Site Development Review, this nuisance could have been dealt with. Section 18.120.180(A) (5) . Tigard Code Section 7 .04.020 requires property owners between the months of May and September to "cut and remove, and keep cut and removed all weeds, thistles, burdock, ferns, and other noxious vegetation, and all grass more than ten inches in height, and all dead bushes, dead trees, stumps, and any other thing likely to cause fire. " Tigard Code Section 7.04.030 requires property owners to remove and keep removed all filth, rubbish, waste material, and any other substance which may endanger neighbors, passersby, JOSSELSON & POTTER May 15, 1984 Page 4. not a "Group Care Residential" facility because it is not "authorized, certified, or licensed by the State. " See Section 18.42. 020 (A) (3) . It is not a "Residential Home (Residential Care Facility) " because it houses more than five people. See Section 18.42.020(A) (7 ) . B. The building permit should be revoked and a certificate of occupancy should be denied. Code Section 18. 32. 390(A) provides: "A. The Hearings Authority may, after a hearing conducted pursuant to this Chapter, modify or revoke any approval granted pursuant to this Chapter for any of the following reasons: "1 . A material misrepresentation or mistake of fact made by the applicant in the application or in testimony and evidence submitted, whether such misrepresentation by [sic: "be"] intentional or unintentional; or "2. A failure to comply with the terms and conditions of approval ; "3. A failure to use the premises in accordance with the terms of the approval ***" The grounds for revocation are, first, that the Morenos mis- represented the use to be made of the structure, and failed to disclose that it was a multi-family use (i.e. , Group Residential) . Moreover, we suspect that the building size in the permit application, i.e. , 1159 square feet, was only half the size of the building constructed. Mr. Ed Walden, Tigard Building Inspector, told me that the building code requirements would have been different if this structure had been identified in the application as a multi-family structure. It might be noted that the filing of a false building permit application is a criminal offense called unsworn falsification, ORS 162.085. Second, the use is not permitted in an R-2 zone. Group Residential uses are not permitted either outright or as conditional uses in an R-2 zone, or, for that matter, in any single family residential zone. They are allowed as condi- tional uses in certain multiple family zones, see, e.g. , JOSSELSON & POTTER May 15, 1984 Page 3. The Tigard Municipal Code continues to govern the kinds of construction, development, and activities that are permitted in a single family zone. i , 2 . Ordinance Violations The least serious of the violations committed by the Morenos is that of the home occupation ordinance. The Morenos have, with apparent impunity, wilfully violated and flaunted several important city ordinances. Many of these violations involve a deception relating to the construction of the new wing on their home. In November 1983, when the Morenos applied for a building permit to construct the addition to their home, they stated that it was for 1159 square feet and for an "addition to single family dwelling. " Subsequently, in correspondence with Mr. Monahan, they repeated that the new addition was for single- family occupancy. A. The structure is a multi-family, groom residential home. u It is clear that the structure was designed and was intended all along to be used for multi-family occupancy. The word "family" is defined in Code Section 18.26.030 to mean: "An individual or two or more persons related by blood or marriage or a group of not more than 5 persons (excluding servants) ! who are not related by blood or marriage. " (Emphasis supplied. ) The structure being built is for the use of the Moreno family and five handicapped tenants plus one live-in employee. This is more than a single "family. " Among Tigard' s building types, what is being built is a "Muliple Family Dwelling" , that is, "A structure containing at least three (3) dwelling units in any vertical or horizontal arrange- E ment, located on a single lot or development site. " Section 18. 26.030 . Among Tigard' s residential use type classifications, this use most closely resembles "Group Residential ", that is, living units containing "groups of more than five (5) persons who are not related by blood, marriage, or adoption, and where H communal kitchen/dining facilities are provided. Typical uses include occupancy of retirement homes, boarding houses, cooperatives, and halfway houses. . . . " See Section 18.42.020(A) (5) . i° The Morenos ' home is not a duplex because it contains more than two dwelling units. See Section 18.42.020(A) (2) It is `'I is JOSSELSON & POTTER May 15, 1984 Page 2. 1 . ORS 443. 580 et seq. does not enable a property owner to construct a multi-family dwelling in a single family zone, or to violate other land use restrictions applicable to new construction within a zone. ORS 443 . 600 states: "(1 ) A residential home shall be consid- ered a residential use of property for zoning purposes. Residential homes shall be a permitted use in all areas zoned for residential or commer- cial purposes, including areas zoned for single- family dwellings . No city or county shall enact or enforce zoning ordinances rohibitin the use P 9 of a residential dwelling, located in an area zoned for, residential or commercial use, as a residential home. " (a) A city or county may impose zoning conditions on the establishment and maintenance of a residential home in an area zoned for residential or commercial use, provided that such conditions are no more restrictive than conditions imposed on other residential dwell- ings in the same zone. " All this statement does is prohibit a city from preventing a dwelling from being used as a residential home for the handicapped. In other words, a city may not prevent a home- owner from taking as many as five handicapped tenants as renters in his home. It is important to identify what this statute does not do. It does not allow new construction to accommodate handicapped tenants. Indeed, it says that the "establishment" of a residential home is subject to the same restrictions that are imposed on other residential dwellings in the same zone. If site development review is required of a boardinghouse or apartment for well people, it is also required of a boarding- house or apartment for handicapped people. The statute does not permit the construction of multi-family dwellings in single family zones. Where the legislature wished to allow such development, it knows how to say so. See ORS 443. 550 (Siting of. State Licensed Facilities) . LAW OFFICES OF JOSS1I LSON & POTTER SUITE 430 THE DAYTON BUILDING TELEX 838 5.W. FIRST AVENUE TELEPHONE 277352 PORTLAND, OREGON 97204 (503) 228-1455 May 15, 1984 Mr. Tim Ramis City Attorney 1727 N.W. Hoyt St. Portland, OR 97209 Mr. Bill Monahan Planning Director City of Tigard 12755 S .W. Ash Tigard, Oregon Re: Appeal of Smith and Hopkins/Moreno • Gentlemen: We are attorneys for neighbors of Ferd and Jean Moreno who are concerned about the Moreno' s establishment of a residential home for the handicapped. The reasons they are concerned are that the Morenos chronically fail to keep and maintain their property in an attractive condition; fail to cut their grass r, and weeds; maintain open piles of junk and rubbish; and are generally poor neighbors. { Our clients are not opposed to the Moreno' s use of their property for a handicapped residence, so long as it is controlled. They are, however, afraid, given their experience, that if the Morenos are permitted to add tenants and employees, the property will become even more of a nuisance than it is presently. In the course of our research on the pending home occupation proceeding,p g, we have discovered a number of important city ordinances that have been and are being violated by the Morenos. The purpose of this letter is to bring the most serious of these violations to your attention and to request that the law be enforced against the Morenos. Before discussing the ordinance violations, we will clear •.' away the smokescreen behind which many of the violations have been concealed, ORS 443. 580 et seq. , 4 • 4. There shall be no more than five residents of the facility receiving care. 5. The Home Occupancy Permit shall be renewed annually. 6. A Business Tax shall be obtained for the premises. D. PROCEDURE 1. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: )X The applicant & owners X Owners of record within the required distance X The affected Neighborhood Planning Organization X Affected governmental agencies 2. Final Decision: THE DECISION SHALL BE FINAL ON April 30, 1984 UNLESS AN APPEAL IS FILED. E. Questions: If you have any questions, please call the City of Tigard Planning Department, Tigard City Hall, 12755 SW Ash, PO Box 23397, Tigard, Oregon 97223, 639-4171. _.........-----7 William A. Monahan, Director of Planning & Development DATE AP ROVED • , \ i u __,..._ i . ril 4.1. _ _ __i Li... .„.. . 2 7• J:CI �- _I SA ILD U -_ 1 1 1� ;-- _ r 1 1 16 i -----3-j ' _ OUM M I NOTICE OF DECISION HOME OCCUPATION PERMIT HOP 4-84 APPLICATION: Request by Ferd Moreno for a Home Occupation Permit to operate a Residential Home for the Handicapped on property zoned R-2 located at 14430 SW McFarland (Wash. Co. Tax Map 2S1 10 BA Lot 3800). DECISION: Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above application subject to certain conditions. The findings and conclusions on which the Director based his decision are as noted below. A. FINDING OF FACT 1. Background No previous applications have been reviewed by the Planning Department on this property. 2. VICINITY INFORMATION The subject property is surrounded by parcels that are all zoned R-2 (Residential) . 3. SITE INFORMATION AND PROPOSED DESCRIPTION There is a 6,000 square foot home on the property. The applicant is •proposing to use approximately 1400 square feet for Handicapped Residents. The applicant and his family will occupy the remainder of the home. 4. AGENCY AND NPO COMMENTS None B. ANALYSIS AND CONCLUSION The proposal appears to be in conformance with the provisions set forth in Chapter 18.142 of the Tigard Municipal Code. C. DECISION Home Occupation Permit HOP 4-84 is approved subject to the following conditions: 1. The square footage of the home used for occupancy by handicapped residents shall not be expanded. 2. There shall be no people employed at the home who are not residents of the home. 3. There shall be no signs or advertising visible from the exterior of the premises. la. 1 should institute such safeguards as may be appropriate to prevent 2 further or repeated violations . 3 23 . For reasons set forth in Paragraph Nos. 7, 9, 10, 11, 12, 4 13, 15, 18, 19, and 21, the building permit issued to Applicants on 5 November 29, 1983 should be cancelled (see Section 18.32. 390(A) (1) ) , 6 and an occupancy permit should be denied. 7 The Director' s decision in this case and his Notice of 8 Decision appear to be contained in the same document, which bears 9 the date "4/20/84" . The notice specifies that, unless appealed, 10 the decision will become final on April 30, 1984. The proposed 11 decision was filed on April 20, 1984; notice of the proposed decision 12 was "given" on April 20, 1984; notice of the proposed decision was ?, ii 13 published in the newspaper on April 19, 1984. 14 Petitioners did not receive notice of this decision until s; 15 April 23, 1984, and had limited time to secure legal counsel, prepare 16 this Notice, and file this Notice. There was not a proceeding in 17 which a record is made and kept, and there was, therefore, no such 18 record to examine. The grounds specified above are not exclusive; 19 additional grounds may be raised at the hearing in this matter. 20 Respectively submitted, 21 22 By Frank eselson 23 Of Atto 'neys for Petitioners 24 25 26 Page 5 - NOTICE OF APPEAL 1 under Chapter 18.43; • 2 16. Applicants have failed to describe their facilities or 3 proposed operation sufficiently to enable the City of Tigard to 4 ensure, by application of conditions or otherwise, the health and 5 safety of the proposed residential facility for its handicapped tenants; 6 17 . Applicants ' property is currently in violation of City and 7 DEQ noise standards. Approval of the application violated DEQ and 8 City noise standards and LCDC Goal 6; 9 18. Neighborhood streets are unable to accommodate the additional 10 traffic to be generated by the proposed use. Approval of the applica- 11 tion therefore violated LCDC Goal 12 and Tigard Comprehensive Plan 12 Volume 2, Chapter 55; 13 19. In the construction of the proposed facility, Applicants 14 have failed to comply with State Health Division and Uniform Building 15 Code standards designed to assure the healthfulness and safety of 16 such facilities; 17 20. Approval of this application violated LCDC Goal 1 inasmuch 18 as no citizen involvement was sought or had; 19 21. The conditions attached to this application are insufficient 20 to ensure that Applicants ' property will not remain and become an 21 even greater nuisance, annoyance, and disturbance to petitioners, 22 their properties, and other neighbors and neighboring properties, 23 and to the public. 24 22 . Before approving any use of Applicants ' property, the City 25 should require Applicants to abate existing nuisance conditions, and 26 Page 4 - NOTICE OF APPEAL 1 (Section 18. 142. 050( I ) ) ; 2 7 . The use would require parking other than that required for 3 the residence ( Section 18.142. 050(J) ) ; 4 8. The use will involve direct sales or service from the 5 property necessitating customer traffic to the residence (Section 6 18.142.050(G) ) ; 7 9. Applicants lack adequate off-street parking to accommodate 8 the proposed use (Section 18. 106.030(A) ; 18. 106. 020; 18.106.010; 9 18. 106.015) ; 10 10. Access to Applicants ' property is legally inadequate 11 (Ch. 18.108) ; 12 11. Applicants have failed to provide landscaping and screening 13 as required by Chapter 18. 100; 14 12. On or about November 29, 1984, Applicants applied for and 15 secured a building permit to construct an addition to their residence. 16 The building permit application specified it was for an 1159 square- 17 foot "addition to single family dwelling. " The building permit applica- 18 tion was false in that Applicants understated the number of square 19 feet to he constructed, and falsely stated the nature, purpose, and 20 proposed use of the addition. The addition is to be used for handi- 21 capped bedrooms and accommodations. 22 13. Applicants have failed to secure Site Development Review as 23 required by Chapter 18.120; 24 14. Applicants failed to secure approval for an Accessory Use as d 25 required by Chapter 18. 144; 26 15. Applicants failed to secure approval for an unlisted use Page 3 - NOTICE OF APPEAL FF 1 an attractive nuisance. Applicants ' property is unsightly, impairs 2 the view from Petitioners' homes, and diminishes their property 3 values. It is a vector breeding ground. Applicant fails to maintain 4 his structure and yard, which constitute a private nuisance as to 5 Petitioners, anu a public nuisance under Tigard Code Sections 6 7.04.010, 7.04.020, 7 .04.034, 7.04.050, and 7 .47.070. 7 The grounds for this appeal are: 8 1. The use proposed would be a primary, and not a secondary, 9 use of Applicants ' property (Section 18.142.010(A) ; 18. 142. 050(B) ) 10 (unless otherwise specified, all citations herein are to the Tigard 11 Municipal Code) ; 12 2. The use proposed would be disruptive to the residential 13 area, inconsistent and incompatible with surrounding residential uses, 14 and would have a detrimental effect on neighboring properties 15 (Section 18. 142.070(B) ) ; 16 3. The proposed use and the storage of material and products 17 would occupy more than 25 percent of the gross floor area (Section • 18 18.142.050(B) ); 19 4. There is and would be outdoor storage of materials, vehicles 20 or products on the premises, and indoor .storage of materials or 21 products will exceed the limitations imposed by the Building, Housing, 22 Fire, and Health Codes (Section 18.142 .050(E) ) ; 23 5. The proposed use would produce noise, obnoxious odors, 24 vibrations, glare, and fumes detectable to normal sensory perception 25 outside the structure (Section 18. 142.050(H) ) ; 26 6. There would be employees who are not permanent residents Page 2 - NOTICE OF APPEAL, P.Pw' III 1 BEFORE THE PLANNING DIRECTOR OF THE CITY OF TIGARD 2 NOTICE OF APPEAL AND REQUESTS TO CANCEL BUILDING PERMIT, TO DENY OCCUPANCY PERMIT, 3 AND TO ABATE A NUISANCE 4 In the Matter of the application ) of Ferd and Jean Moreno for a 5 Home Occupation Permit for a ) No. HOP 4-84 Residential Home For The 6 Handicapped 7 This is an appeal by Michael Smith and David Hopkins 8 ( "Petitioners" ) , of a Home Occupation Permit approved by Mr. William A. 9 Monahan, Director of Planning and Development ( "Director" ) . The 10 permit was approved on or about April 20, 1984 for Ferd and Jean 11 Moreno ( "Applicants" ) , who own property and reside at 14430 S .W. 12 McFarland in Tigard. Petitioners Smith and Hopkins own and reside 13 on S .W. Cloud Court, adjacent to and directly across the street, 14 15 respectively, from applicants' property. Applicants requested the 16 permit to enable themselves to establish and operate a Residential 17 Home For The Handicapped out of their residence. A copy of the 18 Director' s Notice of Decision is attached to this Notice of Appeal. 19 Petitioners each own a home and reside on properties located 20 within 100 feet of Applicants ' . Petitioners are within sight and 21 sound of Applicants' property, are adversely affected and aggrieved 22 by the decision of the Director, and are legally entitled to notice of 23 proceedings involving Applicants ' property. Applicants have installed 24 a heat pump, or heating and ventilation system, noise from which 25 interferes with Petitioners ' quiet enjoyment of their properties. 26 Petitions have minor children, to whom Applicants' property constitutes Page 1 - NOTICE OF APPEAL LAW OFFICES OF JOSSELSON & POTTER SUITE 430 THE DAYTON BUILDING TELEX 83B 5.W.FIRST AVENUE TELEPHONE 277352 PORTLAND, OREGON 97204 (503) 225-1455 April 30, 1984 R3/1 3 0 1984 12) CITY OF TIGARD Ciyt Recorder PLANNING DEPT. City of Tigard Enclosed for filing is a Notice of Appeal in case J' No. HOP 4-84. . Very truly yours, Frank J. _elson FJ/cb Encl . i .'; '--. 47 „--,-_ _,I.,--' ,-,_-7///-37r7/ / / 797h. /a,;,, 77,?"---24,dee-fei . ,2(9., 7 ,7.4--,,,K,..7- 7 , 7-4e(of „orr , 9( —al,4/1-4 r( 1411 ,c ai2,64c4L-- Gt-vi /1/71 . ee-f-J-d //---- -6( /4(4/e, ./..14. Al--",Le A. , , 4A-1 s2-?--1)g;1-1-e-r° Aid , t-74 ,e,60-e, fi-e,(r ,c44 .14-60-e4 ---&-t-Le--1/1/1741 ( I ) I 1 1 t /60-.04 r..t.e4 ...... __ , „. .. ..... , / /. ,r- ,57.",-.. ; 4 3 G rt ;, ' _G -E . / > - -- t, a ativ,,,,7 , /„:://f- , ,,,,,,„ , . , . reA.„4... „.tf,:i ,• , , Afr44e ,6 ' ,;.. ] �,4i.�i .5• yyyyNNNN//// ` t tt (l r' .; { 'y r ) � �.1 r P t Pi 1 -- . .. . . CITY OF TIGA RD WASHINGTON COUNTY,OREGON March 12, 1984 Mr. Ferd Moreno 14430 SW McFarland Tigard, OR 97223 RE: Home Occupation Permit Dear Mr. Moreno: In reviewing your application for a home occupation, I noted that the space which you will be devoting to the operation of your business is 1500 square feet. Please submit a drawing of your floor layout showing the areas to be devoted to the home occupation. Upon receipt of the drawing, we will consider your application. Sincerely, William A. Monahan Director of Planning and Development (WAM:pm/0354P) 12755 S.W.ASH P.O. BOX 23397 TIGARD, OREGON 97223 PH:639-4171 a s W ,. <k F. The use shall not include any retail sales other than telephone sales. G. The use shall not involve direct sales or service from the ( property necessitating customer traffic to the residence. i H. The Home Occupation shall not produce any noise or obnoxious odors, vibrations, glare, fumes, or electrical interference detectable to normal sensory perception outside the structure; !, I. There shall be no other employees on the premises other than s those who are permanent residents of the dwelling; 1 J. The use shall not require any additional parking other than that which is required for the residence. i 1 18.142.060 Approval and Compliance for a Business License i No business license will be issued for a home occupation until the home occupation application is approved and the applicant y certifies that the home occupation will be operated in strict compliance with the provisions of this Chapter and the conditions ,of approval. 18.142.070 Time Limit and Revocation r! A. The Director may approve a home occupation application subject +. to a specific time period at the termination of which there Y, shall be a renewal application to determine if all of the !. conditions and provisions of this Chapter have been satisfied. The permit shall be renewed if all of the conditions have been `+ satisfied. `'' B. The Director may revoke a home occupation approval if the conditions are not satisfied as provided by Section 18.32.250 i (F). 18. 142.080 Application Submission Requirements A. An application shall be made on forms provided by the Director >; and shall be accompanied by: 1. Three copies of the necessary data or narrative which explains how the proposal conforms to the standards in 1 18. 142.050. k 2. A list of names and addresses of all persons who are property owners of record within 100 feet of the site. 3. The required fee. r' r. Ii r h III — 277 t" 1 18. 142.040 Expiration of Approval — Extension of Time Revocation A. Approval of a home occupation by the Director shall be effective for a one—year period. B. The Director shall renew the permit upon: 1. Application and payment of a fee by the applicant; 2. Finding that: a. All of the conditions of approval have been satisfied; b. There has been no change in the original application approved by the Director; c. There have been no changes in the facts or applicable policies on which the approval was based; d. The applicable approval criteria in 18.142.050 are satisfied. C. The Director shall give notice of the renewal as provided by 18.32.120 and the decision may be appealed as provided by 18.32.310(A). D. The Director may revoke a home occupation approval if the conditions are not satisfied as provided by Section 18.32.250(F). E t 18.142.050 Approval Criteria EI A. The use shall be a lawful use which shall be carried on by the occupants of the dwellings; B. The Home Occupation shall be operated entirely within: 1. The dwelling unit and the use and the storage of material and products shall not occupy more than 25% of the gross floor area C. The use shall be a secondary use to the primary use of the house as a dwelling; D. There shall be no exterior indication of the home occupation; no exterior signs shall be used; no other on-site advertising visible from the exterior shall be used which informs the public of the use except of the address of the home occupation may be !. displaYed; t E. There shall be no outdoor storage of materials, vehicles or products on the premises. Indoor storage of material or is products shall not exceed the limitations imposed by the }' provisions of the Building, Fire, Health and Housing Codes. III — 276 • i Ammommommism 18. 142 HOME OCCUPATIONS 18.142.010 Purpose A. It is the purpose of this Chapter to regulate home occupations in residential zones in a manner that will ensure that the use is: 1. A secondary, lawful use to the primary residential use of the premises upon which they are found, and 2. Not disruptive on the residential area. B. The standards contained in this Chapter are intended to assure that home occupations will be compatible and consistent with the 4' residential uses and will not have a detrimental effect on the neighboring properties. 18.142.020 Exemptions Garage sales are exempt from the provisions of this Chapter. 18.142.030 Administration and Approval Process A. The applicant of a home occupation proposal shall be the occupant of the property. B. A Pre-Application Conference with City staff is required in accordance with Section 18.32.040. 1 C. Due to possible changes in State statutes, or regional or local policy, information given by staff to the applicant during the Pre-Application Conference is valid for not more than 6 months. 1. Another Pre-Application Conference is required if any variance application is submitted 6 months after the Pre-Application. 2. Failure of the Director to provide any of the information required by this Chapter shall not constitute a waiver of the standard, criteria or requirements of the application. D. The Director shall approve, approve with conditions or deny any application for a home occupation. The Director shall apply the standards set forth in Section 18.142.050 of this Chapter when reviewing an application for a home occupation. E. Notice of the Director's decision shall be given as provided by 18.32.120. The decision of the Director may be appealed in accordance with Section 18.32.310 (A). III - 275 t / ( L) / /1)4. 1(./27 / /17,9 v� / s /% n 1 �e G/rL e'7c � 4 r-a/ D 1 . 111 / 4 M AR 1 2 198 de A2 . 7-12t-slet/LeW CITY OF TIGARD PLANNING DEPT. /defejA.,e( „e(A-r:G. , ! ' ,atoP -� / . 4/2-2-dr. -4 g / ! -- �� Q / Lt-ya pi444& J-4-ydie-.770_ere. 2,72 -Le-free /71(-1' ara-i/ 7---z° 3 5 . ZL; ,u/a0. ,1- 3-7 --cGee 777 „. , , TO APPLY FOR A HOME OCCUPANCY PERMIT PLEASE ANSWER THE FOLLOWING QUESTIONS: 1. Will you have any employees at the residence? C-S 2. Will you have customers/clients coming to your residence? If so how many per day? o /gym 3. Will you have deliveries or pickups made of products or supplies to your residence? If so, how many and what type? 4/ 4. What will your hours and days of operation be? Co n vett S. Will the business generate any noise which can be heard outside of the structure? 4". 6. How many square feet is your residence and how many square feet will be devoted to the operation of your business, including storage areas? / ,Ort`e x-, 7e OIS or 'r D 00-5 tile- ss 7. What vehicles will be associated with the business that will be garaged at the residence? ,/ -7 a1- /r'��-zT i 11 y l7 ! �5 8. Will you store any materials, vehicles or products outdoors at the premises in conjunction with the business? /(//',J 9. Will you have any signs or advertising visible from the exterior of the premises? /4/I? (dmj(0257P) HOME OCCUPATION PERMIT APPLICATION This application shall include the following: G��4 }• ���� 1. The required fee as established by the City Council. ^wf M /�n n CITY'OF TI 2I R.D 2. Three (3) copies of the attached sheet of questions with responses. ✓ ((( 3. A list of names and addresses of i/�f all persons who are property p Y / owners of record within 100 feet of the site. No application will be accepted unless it is accompanied by all of the above. APPLICANT: �,. �` 'V / °( , d ADDRESS: /9%30 (J, P/ FirfLr c� Is applicant the occupant of residence on site? NAME: 'g I . HOME TELEPHONE NUMBER: AZO-R'1'a BUSINESS PHONE l' 1 —1-1/y0 EXPLLAIN Tq NATURE OF THE BUSINESS...BE SPECIFIC.. . / /`c-5 i n 7e1. a./ /90,777 r! • r 7`-h c /i/l c[.l C 8 ity7 This application shall be submitted to the Planning Department for review. Certain conditions may be added to the approval of this permit. Prior to commencement of business, you will obtain a Business Tax Receipt. g naturer (Dace) If approved, your Home Occupation Permit will be valid for one year and may be renewed anually. (0257P) • f --=2•ot. l e'-_ • .. 55%0" GA'o" t, L,.1" •ri #406 PRIMARY SIGN dleSel ►-�,� 1 �� _ -- ; . I -1—ic-• T 1 7 1 (ILLUMINATED) y �c BORDER. 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BEAvERTON, OREGON 97005 EANITARP SEWER SER/vE - TIAY or T/RAL W 626- 75/5 AREA ELECTRICAL SERVICE - PORTLAND GENERAL ELECI77/4 GAS SE/R V/GE - NORT3/WEST NATURAL GAS DEVELOPER /4:69 ACRES TELEPHONE SERV/GE - GENERAL TELEPNONC WEST AND ✓OHN.ON ZONE 29765 TOWN CENTER LOOP, W R-l2 MULTI-FAMILY p O W/LSONV/LLE, OREGON 97070 FIRE DISTRICT 1+1 (503) 682-3062 ARCHITECT WASHINGTON COUNT'( NO. / R• I1I W • ROBERT 8. MARTIN, FAIA P/�Q•K1tJG 11 11 p ARCHITECT, P,C, `2'BCCC'AIL�i • �1 0 29765 ToWN CENT ..S LoOP, W r, W1LSONV/LLE, OREGON 97070 �1 A (5o?,) ¢S2-3/0o TELL lIoB l I io �\ „ C � " 0 ao 8.v.„,...,.., I —_ \ \ \ I 1-- -- \ \ J rt.. 1.240 H F4 Id\, I \t WASNN6raN ril pp I WIN ,.G \1�\ \,,,, O�`\ H ——-A V- Ilf fir\ \ / '..,,, 0 ,!1' 1: 060{ ' / ----1 F--- \y-- of- L:i/:) \�,- '� 4` " R=20 N •1 :R ? rc.�ao/ I �\ 1f ( ! / _ „ 2 i / R-I2 p i.:',:`:..4.l `..I`" ,�I Ivor T77 sveALC / ice\\ \\ > j j MULTI-FAMILY l(L 1 / R-7 (--PD)...____________i 4 \ \ a� ...✓� \ \ tl rc,w� d .~4� s`I. 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