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Planning Commission Packet - 08/07/1984 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. TIGARD PLANNING COMMISSION August 7, 1984 - 7:30 P.M. TIGARD SCHOOL DISTRICT BLDG. - BOARD ROOM 13137 SW PACIFIC HWY. TIGARD, OREGON 97223 1. Call to Order 2. Roll Call 3. Approve Minutes from July 24, 1984, Planning Commission Meeting. 4. Planning Commission Communication 5. PUBLIC HEARINGS 5.1 APPEAL OF SITE DEVELOPMENT REVIEW SDR 8-84A PUGET CORPORATION NPO # 5 5.2 PLANNED DEVELOPMENT PD 3-84 TUALATIN DEVELOPMENT COMPANY NPO # 6 5.3 ZONE CHANGE ANNEXATION ZCA 11-84 ELTON C. & S. JEANNE PHILLIPS NPO # 6 6. OTHER BUSINESS o Final Order for Tigard West o Final Order for Sandlewood Park o Workshop 7. ADJOURNMENT A"" 0288P '1 TIGARD PLANNING COMMISSION REGULAR MEETING - AUGUST 7, 1984 1. Vice President Owens called the meeting to order at 7:38 P.M. The meeting was held at the Tigard School District - Board Room - 13137 SW Pacific Hwy. 2. ROLL CALL: PRESENT: Vice President Owens; Commissioners Fyre, Butler, Vanderwood, Bergmann and Peterson. ABSENT: President Moen; Commissioner Leverett. STAFF: Director of Planning and Development William A. Monahan; Associate Planners Keith S. Liden and Elizabeth A. Newton; Secretary Diane M. Jelderks. 3. APPROVAL OF MINUTES FROM JULY 24, 1984 o Commissioner Bergmann moved and Commissioner Fyre seconded to approve the minutes as submitted. Motion carried unanimously by Commissioner present. 5. PUBLIC HEARINGS 5.1 APPEAL OF SDR 8-84A PUGET CORPORATION NPO # 5 An appeal of the Planning Director's conditions one through four which require dedication and half-street improvements for approval of the Site Development Review. o Associate Planner Liden reviewed the Director's decision and conditions that were being appealed. APPLICANT'S PRESENTATION: o John Osborn, Attorney for the Puget Corporation requested that street improvements not be required at this time due to the economic factor. o Derek Hogarth, 7440 SW Bonita, Operations Manager for Puget Corporation read and submitted a letter into the record offering to sign and record a nonremonstrance agreement for the street improvements. o Jeff Levear, President-General Manager, supported the nonremonstrance agreement and explained how the project was being financed by a State 5, Economic Bond for 20 years. PUBLIC TESTIMONY o No one appeared to speak. { CROSS EXAMINATION AND REBUTTAL PLANNING COMMISSION MINUTES AUGUST 7, 1984 PAGE 1 o Commissioner Bergmann asked how staff determined to impose the condition. Associate Planner Liden explained that this was a City policy and also legal counsel had advised staff that a nonremonstrance may not be enforceable in the future. Discussion followed. o Director of Planning and Development explained that legal counsel stated they were not advisable, not non enforceable, and that improvements should be 100% bonded. Further Discussion. PUBLIC HEARING CLOSED: COMMISSION DISCUSSION AND ACTION o Commission Butler stated he had reviewed all the conditions and all are covered by Ct;.y policy, however, there is .uo provision for a nonremonstrance. o Commissions;-, Peterson, Vanderwood, Bergmann, Fyre, and Owens favored a nonremonstrance agreement. Discussion followed regarding land dedication. o Commissioner Vanderwood moved and Commissioner Peterson seconded to approve the appeal of SDR 8-84A, removing conditions one, two, and three and adding a condition requiring a nonremonstrance based on the following findings: 1. The Decision contains no findings that street improvements would be timely or that improvement would be supported by surrounding property owners. Community Development Code Section 18.164.030.A.3. 2. Condition 1 through 4 of the Decision require that Puget make unnecessary improvements at this time. Community Development Code Section 18.164.030. 3. Satisfactory guaranties by Puget that future improvements will be made when needed are available and should be accepted in lieu of present street improvements. Community Development Code Section 18.16,030.A.3. Motion carried by majority of Commissioners present. Commissioner Butler voting no. o Commission Butler made a minority report - He stated that there should be a City policy for nonremonstrance agreements, otherwise they were being inconsistent with the Code. 5.2 PLANNED DEVELOPMENT PD 3-84, The Fountains at Summerfield NPO # 6 A request by Tualatin Development Co. for conceptual plan approval for a 112 unit condominium development. PLANNING COMMISSION MINUTES AUGUST 7, 1984 PAGE 2 Associate Planner Liden made staff's recommendation for approval with 15 conditions. He also stated that there needed to be some discussion and interpretation regarding 20 foot setback from garages to property lines, since the project doesn't have property lines. Also, a 100 ft. setback between single family residences in an established area and mutli-family units within a Developing area. The Code would appear to apply, except that this application is part of the Summerfield Planned Development. He continued by reviewing concerns submitted in writing by adjoining property owners who were unable to attend the hearing. APPLICANT'S PRESENTATION o Vlad Voytilla, 15300 SW 116th, Tigard, clarified which streets were and were not dedicated. He stated the private streets would be maintained by the Fountains. The swimming pool will be maintained by the Summerfield Association. He showed pictures of a project which they had developed and is similar to the one that they are proposing. He reviewed changes which they had made from the existing plan. He asked that the condition to improve Naeve Road be clarified so that improvements be made when access is needed because of the phasing of the project. He also addressed concerns regarding several conditions. CCI-NPO COMMENTS o David Atkinson, 10460 SW Summerfield, representing NPO # 6, stated they had reviewed the project and were concerned with the construction of the units, location of the swimming pool, as well as the improvement of Naeve Road. They did not support having a bicycle path. PUBLIC TESTIMONY o Jack Biethan 15525 SW 109th read and submitted concerns regarding the development. The main concern being the location of the swimming pool. CROSS EXAMINATION AND REBUTTAL o Discussion followed regarding the 100 ft. setback between single family and multi-family development, necessity of a cul-de-sac, public and private streets, improvements of Naeve Road, Bike Path, and the 20 ft. setback for garages to property lines. PUBLIC HEARING CLOSED o Commissioner Fyre did not have a problem with not requiring the 20 foot set back for the garages. He did not feel a 100 foot buffering was necessary, however, he felt the swimming pool was too close to the single family development. The cul-de-sac requirement is not necessary. Naeve Road should be improved when necessary, but he was concerned with the width of the improvement. The bike path should be deleted. PLANNING COMMISSION MINUTES AUGUST 7, 1984 PAGE 3 o Commissioner Bergmann raised concerns regarding the width of Naeve Road, 114th being a private street versus a public street, and the cul-de-sac being mandatory. o Associate Planner Liden suggested having the applicant and Engineering Division work something out. o Commissioner Vanderwood was concerned about an adequate greenway between single-family and multi-family development. She did not support the location of the swimming pool and didn't feel the cul-de-sac made sense. o Commissioner Peterson felt that the City and applicant should be able to work out an agreement for the cul-de-sac. The swimming pool was in the wrong spot and he supported a 100 ft. buffer between single-family and multi-family. o Commissioner Butler agreed that Engineering staff and the developer should be able to work out a compromise for the cul-de-sac. He supported the Code for a greenway buffer. Either make abutting units duplexes or eliminate them. o Commissioner Owens felt the greenway should be honored and the pool needed relocating. o Discussion followed regarding greenway, recreation facilities being allowed in the greenway area, relocating the swimming pool, setting the item over to September 4th, and phasing the project. o Commissioner Fyre moved and Commissioner Vanderwood seconded to approve Phase I of PD 3-84, subject to the following conditions: 1. Seven (7) sets of plan-profile public improvement construction plans and one (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. 2. Construction of proposed public improvements shall not commence until after said 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 and also, the execution of a construction compliance agreement just prior to issuance of approved public improvement plans. 3. Vertical Datum shall be City of Tigard (N.C.S. 1929). All existing and established temporary bench marks in the vicinity of the project shall be shown on the construction drawing. 4. Compliance of 18.160.160 (all) with the following exceptions: 18.160.160 A.2 Capped 5/8" x 30" Iron Rods on surface of final lift will be acceptable. PLANNING COMMISSION MINUTES AUGUST 7, 1984 PAGE 4 5. The on-site sanitary and storm system shall be maintained by the homeowners association except for the main sewer line serving the project. 6. All sewer laterals serving more than one unit will require a joint maintenance agreement to be approved by the Engineering Division and recorded with the plat. 7. The storm and sanitary manholes at the north end of 114th Avenue shall be encompassed by public easements. 8. The on-site drainage ditch(s) shall be constructed to provide for ease of maintenance (wide & shallow, grass lined) and public safety. 9. The detailed plan shall be submitted for the Planning Director's approval prior to issuance of building permits. Said plan shall include the following modifications: a. Revised landscaping plan which is consistent with the Visual Clearance Chapter 18.102 of the Code. b. Buildings shall be relocated to meet the setback provisions of the R-20 zone. 10. Applicant will work with the NPO to address concerns for the location of the swimming pool and the 100 foot buffering strip. Applicant will work with Engineering staff to see if an alternative for the cul-de-sac is possible. 11. The project may be developed in phases for up to seven years from the date of detailed approval. A new application shall be required after seven years have passed. Also the additional phases are to be postponed until the September 4, 1984, Planning Commission meeting. Motion carried unanimously by Commissioners present. 5.3 ZONE CHANGE ANNEXATION ZCA 11-84 ELTON PHILLIPS NPO # 6 Request for recommendation to the City Council annexation of 4.5 acres into the City of Tigard and a Zone Change on the property from Washington County RS- to City of Tigard R-2. o Associate Planner Newton made staff's recommendation to forward the annexation to City Council and approve the Zone Change. Discussion followed regarding the zoning being requested. APPLICANT'S PRESENTATION o Elton Phillips 16565 SW 108th, stated he was not proposing any construction at this time He would be installing sewer service. PLANNING COMMISSION MINUTES AUGUST 7, 1984 PAGE 5 PUBLIC TESTIMONY o No one appeared to speak. PUBLIC HEARING CLOSED COMMISSION DISCUSSION AND ACTION o Commissioner Bergmann moved and Commissioner Fyre seconded to forward the annexation request to City Council with recommendation of approval and approve with the zone change from Washington County RS 1 to City of Tigard R-2 upon approval of the annexation by the Boundary Commission, based on staff's findings and the following conditions. 1. The annexation proposal shall be reviewed and approved by the Tigard Police Department. 2. All future development on the property shall be reviewed and approved by the City of Tigard. Motion carried unanimously by Commissioner present. 6. Other Business o Tigard West final order held over to August 22, 1984. o Sandlewood Park final order Commissioner Bergmann moved and Commissioner Peterson seconded to approve the final order as submitted by staff. Motion carried by majority of Commissioners present. Commissioner Vanderwood abstaining. 7. Meeting adjourned 10:20 PM Workshop followed until 11:15 PM. 110" 4111' Aril Diane M. Jeiderks T cretary ATTEST: Bonnie Owens, Vice-President 0598P PLANNING COMMISSION MINUTES AUGUST 7, 1984 PAGE 6 T I G A R D P L A N N I N G C O M M I S S I O N 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: 4n/`JE4`.. Sna t5V/'9 { i PROPONENT (For) OPPONENT (against) ,dye, Add`,s and Affiliation Name, Address and Affiliation Ablisrsze:imil ii77/jAr P'=" _ y- • I G A R D P L A N N I N G C O M M I S S I O N .F// ; `� _ 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/DESCRIPTION: D 3 5 / _' _ Alt LA. .0"di •, t i OPPONENT (against) PROPONENT (For) Name, Address and Affiliation Name, Address and Affiliation s t t to ( /°-a3 c.., �(� I 1W, ,r f ^, G 'i r l o� t 1/ lib rt.� /I/ �� l•J _ k r DATE 12' =adigiuk1RD PLANNING COMMI SS ION NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (Please Print your name) 3 ITEM/DESCRIPTION: 1 L7VAi PI 1 L,L. t P.S ORD 4, PROPONENT (For) • OPPONENT (against) Name, Address and Affiliation Name, Address and Affiliation 1 V 1 d AGENDA ITEM 5. 1 August 7, 1984 MEMO TO: Planning Commission FROM: Keith Liden, Planning Department ,L L_ RE: SDR 8-84 Puget Corporation On June 24, 1984, the Planning Director approved SDR 8-84 subject to conditions including additional right-of-way dedication and half-street improvements. The applicant objections to conditions one through four which require the dedication and improvements. Enclosed is a copy of the Planning Department decision and the applicant's appeal letter. fr i riti¢( p : ':- 7CEIVED:,,,Milleaw: . MILLER, NASH,WIENER, HAGER & CARLSEN ATTORNEYS AND COUNSELORS AT LAW III S. W. FIFTH AVENUE PORTLAND, OREGON 97204-3699 ROBERT S.MILLER J.FRANKLIN CABLE TELEPHONE(503)224-5858 THOMAS C.SAND P.CONOVER MICKIEWICZ FRANK E.NASH RICHARD A.EDWARDS MICHAEL E.ARTHUR JONATHON L.DOODLING NORMAN J.WIENER DAVID M.MUNRO TELEX 364462 KING MAR PTL JOHN A.LUSKY DAVID W.HERCHER ORVAL 0.HAGER JOHN R.BAKKENSEN STEVEN 0.ROSEN LOUIS G.HENRY CLIFFORD N.CARLSEN,JR. LOUIS B.LIVINGSTON EVERETT R.MORELAND VALERIE VETTERICK JOHN W.HILL G.TODD NORVELL JOHN F.NEUPERT KURT A.KRIEGER CURTIS W.CUTSFORTH PETER C.RICHTER MARY ANN FRANTZ JAMES F.DULCICH MAURICE 0.GEORGES DONALD A.BURNS COUNSEL DONALD P.BOURGEOIS WILLIAM H.WALTERS MARK C.MCCLANAHAN RICHARD A.CANADAY JOHN W.OSBURN BRIAN B.DOHERTY MARK A.ANDERSON I, DONALD R.HOLMAN RICHARD A.CANTLIN KEVIN D.PADRICK MELINDA S.EDEN KENNETH W.HERGENHAN M.CHRISTIE HELMER JEFFREY J.DRUCKMAN PAUL A.PAVLICH WILLIAM B.CROW GRAHAM M.HICKS OF COUNSEL JANETTE M.AALBREGTSE GREGORY A.CHAIMOV HARVEY C.BARRAGAR DAVID C.CULPEPPER GRANT T.ANDERSON JEFFREY C.THEDE MARGARET FIORINO GERALD A.FROEBE JAMES N.WESTWOOD JOHN F.PURCELL LINDA L.MARSHALL FREDRIC A.YERKE RECE BLY W.WELLS TALMADGE CONRAD L.MOORE J.BARRETT MARKS DAVID W.BROWN JEFFREY D.AUSTIN DEAN D.DECHAINE DENNIS P.RAWLINSON ti R.ALAN WIGHT DONNA M.CAMERON JEFFREY B.MILLNER ERICH W.MERRILL,JR. DAVID W.NORTHLAND JOHN J.DEMOTT June 29, 19 8 4 D.CRAIG MIKKELSEN REBECCA S.WILSON DOUGLAS M.RAGEN BRUCE A.RUBIN I i'' I ■ Ms. Lorraine Wilson Deputy City Recorder 1 12755 S.W. Ash Street 1' Tigard, Oregon 97223 D Subject: Appeal of Puget Corporation of Oregon from SDR 8-84 Dear Ms. Wilson: Enclosed is notice that Puget Corporation of Oregon ( "Puget" ) is appealing from decision SDR 8-84 . We understand that there is no fee for filing this notice. Puget hopes to undertake and complete construction of the facilities that are the subject of its original application during the summer months. We therefore request that the Planning Commission hold a hearing on this matter as early as possible. Ver truly yours,Ii• errt—.............),„>. ich\!!aa__wr///d A. Edwards NOTICE OF APPEAL OF PUGET CORPORATION OF OREGON Puget Corporation of Oregon ( "Puget" ) hereby gives notice that it is appealing site development review decision SDR 8-84 ( "Decision" ) . The Decision was filed and notice given by the Director of Planning and Development ( "Director" ) on June 19, 1984. Puget is the party that filed the application to which the Decision is directed. Puget appeals from the Decision on the grounds that: (1 ) no findings were made as to timeliness of street improvements or as to support by surrounding property owners for such improvements, (2 ) the improvements required by the Decision are unnecessary, and (3 ) satisfactory guaranties that improvements will be made when needed are available and should be accepted in lieu of present street improvements. 1. The Decision contains no findings that street improvement would be timely or that improvement would be supported by surroundin pro erty owners. The Tigard Community Development Code ( "CDC" or "Code" ) imposes street improvement obligations on property owners planning a development. CDC § 18 .164.030. Those obligations include the construction of standard half-street improvements and dedication of rights-of-way. The Code contains an exception to the requirement that a property owner meet those obligations at the time development takes place. Immediate improvements need not be required if - 1 _ ' A "the City Engineer determines that a required street improvement would not be timely, or [if] lack of support by the other property owners would prevent a complete street improvement. " CDC § 18.164 . 030 .A. 3. If a property owner requests that immediate compliance with the improvement standards of the Code not be required, CDC § 18 . 164 . 030 .A. 3 thus suggests that findings should be made as to timeliness of and support for improvements. Without such findings, it is impossible to determine whether the request may be granted. Puget has requested that it be allowed to give a guaranty of future improvements in lieu of present improvements. Findings as to timeliness and support therefore should have been, but were not, set forth in the Decision. 2 . Conditions 1 through 4 of the Decision require that Puget make unnecessar improvements. CDC § 18 .164 . 030 clearly contemplates that street improvements should not be required when unnecessary. The Decision requires that Puget make improvements that are completely unnecessary in light of the absence of any similar improvements in the area, the high probability that such improvements would not benefit anyone and the fact that no similar improvements will be made near Puget's property in the foreseeable future. Curbs, gutters and lights are almost completely absent along both Bonita Road and 74th Avenue. Bonita Road extends approximately from Lake Oswego through Tigard-. Along its entire length, there exist only about 125 feet of sidewalk. - 2 - The roadway has curbs in only a very limited number of locations . 74th Avenue is not flanked by sidewalks or curbs at any point. Additionally, street improvement in the form of widening Bonita Road or dedicating additional right-of-way would benefit no one. The bridge which carries Bonita Road across Fanno Creek near the west side of Puget' s property is narrower than the existing roadway. According to information available to Puget, there are no plans to widen this bridge. Any widening seems extremely unlikely in light of the fact that the bridge is the only one crossing Fanno Creek which meets existing construction standards. This bridge will therefore likely be the last of those bridges crossing the creek to be widened. There is no sign that similar improvements, which might make improvements by Puget sensible, will soon be made in the area. The land across the street from Puget' s property is vacant, and there is no indication that it will soon be developed. Adjoining properties on both Bonita Road and 74th Avenue contain no improved frontage. There are no sidewalks, curbs or street lights near Puget' s property, and the construction of such facilities in the foreseeable future is unlikely. Therefore, the improvements required by conditions 1 through 4 of the Decision are unnecessary. The burden of constructing those improvements should not be placed on Puget at this time. Fp - 3 3. Satisfactory guaranties by Puget that future improvements will be made when needed are available and should be accepted in lieu of present street improvements. CDC § 18 .164. 030 .A. 3 provides that the City Engineer may accept a guaranty of future improvements in lieu of present improvements. Puget is willing to give the City of Tigard a promise, agreement, or covenant running with the land that will provide such a guaranty. Puget's offer should be accepted by the City in lieu of present street improvements. PUGET THEREFORE APPEALS from Decision SDR 8-84 on the grounds stated herein and requests a hearing de novo by the Planning Commission pursuant to CDC § 18 .32.320 .A. MILLER, NASH, WIENER, HAGER & CARLSEN A' . ...!_(-.:7:-___. Ri hard A. Edwards John . Osburn Attorneys for Puget Corporation of Oregon 1 4 - NOTICE OF DECISION SITE DEVELOPMENT REVIEW SDR 8-84 APPLICATION: By Puget Corporation for Site Development Review approval to expand an industrial facility and to obtain Sensitive Lands Permit to allow excavation and fill in the 100-year floodplain. The property is zoned I-P (Industrial Park), 7440 SW Bonita, Tigard (Wash. Co. Tax Map 2S1 12A, Tax Lot 800). DECISION: Notice is hereby given that the Planning Director for the City of Tigard has APPROVED the above described 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 A Site Development Review (SDR 17-73) was granted in 1973 which allowed the expansion of an existing building. A loading area was provided with a driveway onto 74th Avenue. A parking area and landscaping was also installed on the north and east side of the building. The applicant originally applied for a Sensitive Lands Permit (SL 4-84) to allow excavation and fill within the 100-year floodplain. However, after discussing the proposal further with the City Engineer, it was determined that the building expansion could occur without encroaching upon the Fanno Creek floodplain. As a result, the applicant withdrew the Sensitive Lands application (see June 13, 1984 letter from Derek Hogarth). 2. Vicinity Information The I-L (Light Industrial) zone applies to the north and east. The I-P (Industrial park) zone includes the property to the south. The only other industrial use in the immediate vicinity lies to the east. Apartment buildings zoned R-12 (Residential, 12 units/acre) are located on the western side of Fanno Creek. 3. Site Information and Proposal Description 1' The northeastern portion of the property is developed with an industrial building and the remainder is vacant. Fanno Creek and the 100-year floodplain occupy the western section of the parcel. 1! The applicant is requesting approval for a 23,000 square foot , addition to the existing industrial building. A supplemental 1,500 square feet of office space may be installed in conjunction with this project or at a later date. s i NOTICE OF DECISION - SDR 8-84 - PAGE 1 4 4. Agency and NPO Comments The Engineering Division has the following comments: a. An additional 5 feet of right-of-way should be required along the entire property frontage. Bonita Road is a collector route and 74th Avenue is a local street which require right-of-way widths from centerline of 30 and 25 feet respectively. b. Half-street improvements including curbs and sidewalks which meet City standards should be required for the frontage for Bonita Road and 74th Avenue. The Tualatin Rural Fire Protection District indicates the fire hydrants must be provided within 250 feet of all portions of the structure and automatic sprinkler protection or fire separation walls will be required. The NPO #5 Chairman met informally with the applicant and it was mutually agreed that three or four additional willow trees should be added to the landscaping plan between the building and the apartments to the west. B. ANALYSIS AND CONCLUSION The reivsed site plan was submitted reflecting the right-of-way dedication and half-street improvements noted above. The expansion is consistent with the use, setback, lot coverage, and height requirements of the I-P zone. The parking area with driveways onto Bonita Road is proposed to include a one-way drive with 24 parking stalls angled at 45 degrees on both sides. Six additional spaces are shown on the eastern side of the property. The applicant estimates that the largest shift will contain 30 people. The Code requires one parking space per employee for the largest shift and therefore the parking will be adequate. A portion of the necessary landscaping was installed as required by the SDR 17-73 approval. Supplemental landscaping work is proposed along the north and west side of the new addition. The street trees and other plantings shown on the north side of the building conform with the Code requirements. The landscaping and screening chapter of the Code (18.100) requires development in an I-P zone to provide a 20-foot wide landscaped buffer area with screening when adjacent to an R-12 zone. The Fanno Creek floodplain will provide a natural buffer greater than 40 feet in width. A sight obscuring fence or hedge is required by the Code to fulfill the screening requirements. However, Section 18.100.080 A. 4. f. allows for alternative solutions to comply with the screening requirements. The amendment to the landscaping plan (to provide additional willow trees) suggested by the NPO and the applicant appears to be a suitable approach. NOTICE OF DECISION - SDR 8-84 - PAGE 2 C. DECISION Site Development Review SDR 8-84 is approved subject to the following conditions: 1. Standard half-street improvements including sidewalks, curbs, street lights, and driveway aprons shall be provided along the 74th Avenue and Bonita Road frontage. 2. Seven (7) sets of plan-profile public improvement construction plans and one (1) itemized construction cost estimate, stamped by a registered civil engineer, detailing all proposed public improvement 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. A street right-of-way dedication of 30 feet from the Bonita Road centerline and a 25-foot right-of-way dedication from the 74th Avenue centerline shall be provided. The description for said dedication shall be tied to the centerline as established by County Survey #20,593 and #20,387. In lieu of the additional 5-foot right-of-way dedication along Bonita Road, a 25-foot right-of-way from centerline and a 5-foot wide public easement will be acceptable. The legal descriptions shall be approved by the Engineering Division and recorded with Washington County prior to issuance of building permits. 5. Prior to issuance of building permits, a revised landscaping site plan shall be submitted for Planning Director's approval showing a minimum of three additional willow trees on the west side of the building located in such a manner as to prevent future problems with the USA sewer line. 6. This approval shall be valid for the period of one year from the }' final approval date. D. PROCEDURE 1. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant & owners XX Owners of record within the required distance 1 $'. NOTICE OF DECISION SDR 8-84 - PAGE 3 XX The affected Neighborhood Planning Organization xx Affected governmental agencies 2. Final Decision: THE DECISION SHALL BE FINAL ON June 29, 1984 UNLESS AN APPEAL IS FILED. 3. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing of an appeal is June 29, 1984 fi 4. 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. �I. Witham . Monahan, Director of Planning& Development ATE PPROVED (KSL:pm/0480P) !, —�•�' ` /oNITA Ark \ I I I I NOAD T . IJEC CO 6 IT��•��-- 1 � w NOTICE OF DECISION - SDR 8-84 - PAGE 4 General Chain Bar Co. ""••I', P.O. Box 23333 • SDR 8-84 SL 4-84 Tigard, OR 97223 PUGET CORPORATION GRANUM Geotfrey Levear P.O. Box 1530 7440 SW Bonita Road Portland, OR 97207 Tigard, Oregon 97223 Puget Corporation DAVIS/STARKWEATHER George Lund 7415 SW Bonita Road 2101 So. Mildred Tigard, OR 97223 Tacoma, Washington 98466 NPO # 5 Mercer Industries Debra Naubert P.O. Box 10166 14365 SW 80th Place Portland, OR 97210 Tigard, Oregon 97223 BROWN/KITTLESON National Safety Co. 301 NW MUKRAY ROAD P.O. Box 23398 Portland, OR 97229 Tigard, OR 97223 • WARLICK/HARRINGTON HARRINGTON 9221 SW Barbur Blvd. 7205 East Lake Court Portland, OR 97219 Wilsonville, OR 97070 Columbia Sunday School 7455 SW Bonita Road •• Tualatin, OR 97223 DOBSON 10205 SW Highland Dr. ' Tigard, OR 97223 LOUIS/KOEBER 9320 SW 74th Portland, OR 97223 TENNANT P.O. Box 1658 Portland, OR 97207 ,; x p PUGET CORPORATION OF OREGON 7440 S.W.I3ONITA ROAD • PORTLAND,OREGON 97223 PORTLAND PHONE:(503)639-3139 TOLL FREE:(800)547-9690 August 6, 1984 Planning Director City of Tigard Burnham & Ash Avenue Tigard, Oregon 97223 1 Dear Planning Committee Member: We at Puget of Oregon understand the intentions and desires of the City Council in regards to street improvement within the City of Tigard. Puget does, however, feel that there is a marked difference between residential and industrial land use. We also feel that there is a certain rule of reason that should be applied when asking for these improvements. One of our concerns is that Puget is being asked to improve a portion of Bonita Road and 74th Avenue in a manner that is quite inconsistent with the rest of the 72nd, Bonita Road, Carmen Drive industrial core. The pictures show the surround- ing roadsides. Our property would be like a little island in a sea stretching from Carmen Drive in Lake Oswego to Hall Boulevard in Tigard. In fact, to our knowledge, we would have the only sidewalks in our entire area. It seems that the monies involved could be better spent buying a machine that would add additional payroll and tax revenue to the City rather than on one small stretch of sidewalk and curb. r i Again, we recognize that the overall goal of the Council is to provide e a nice city of which we will all be proud. Puget is more than willing to improve the streets in conjunction with other property owners or as a part of an entire street improve- ment project. As an act of good faith we have a signed Non-Remonstrative agreement ready for filing with the County. We certainly do not like the adversary role that this appeal process places us in and wish to cooperate to the fullest. We would, however, like the Planning Commis- sion to find in our behalf on the current improvement of Bonita and 74th with the knowledge that the Non-Remonstrance will be filed immediately. Yours truly, ' \ JLAI&A _ ,v, Derek Hogarth DH/r STAFF REPORT AGENDA ITEM 5.2 AUGUST 7, 1984 - 7:30 P.M. TIGARD PLANNING COMMISSION TIGARD SCHOOL DISTRICT - BOARD ROOM 13137 SW Pacific Highway TIGAARD, OREGON 97223 A. FINDING OF FACT 1. General Information CASE: Planned Development PD 3-84, The Fountains at Summerfield REQUEST: For conceptual plan approval for a 112 unit condominium, development. COMPREHENSIVE PLAN DESIGNATION: Medium High Density Residential. ZONING DESIGNATION: R-20 (PD) (Residential, 20 units/acre, planned development). APPLICANT: Tualatin Development Co. OWNER: Same 15300 SW 116th Ave. Tigard, Oregon 97224 2. Background The Summerfield development received its first City approval in 1972 and it has been developed in a series of phases since that time. 3. Vicinity Information Naeve Road and one separate parcel abut the property on the north. The area north of the road is primarily undeveloped and is zoned R-12 (PD) (Residential 12 units/acre, Planned Development). Previous phases of the Summerfield Development are to the east (single family residences) and south (apartments). Vacant land zoned C-G (PD) Commercial General, Planned Development lies to the west. 4. Site Information The site contains 9.8 acres and represents the last undeveloped portion of the Summerfield project. A 112 unit condominium project is proposed with access provided via Summerfield Drive, 109th Avenue and Naeve Road. A system of private streets is intended for internal traffic STAFF REPORT - PD 3-84 - PAGE 1 1+,, 1, The residential units will all be attached in groups of four, six and eight units. A neighborhood recreational facility including a swimming pool and parking is proposed in the southeast corner of the project. This development is to be constructed in five phases beginning this fall and continuing over the next three to five years. 4. Agency and NPO Comments The Washington County Department of Land Use and Transportation has the following comments: a. Naeve Road is under County jurisdiction and is designated as a collector route. b. Additional right-of-way should be dedicated to provide a 30 foot with from centerline. c. The road presently has a gravel surface. Half-street improvements, including sidewalks, should be installed along the property frontage. d. A minimum sight distance of 300 feet should be provided at the Naeve Road entrance. The Engineering Division has the following comments: a. A 30 foot wide right-of-way from centerline is required. r'. b. The ultimate improvement of Naeve Road should include two 11 foot 1 and one 12 foot lanes and a 6 foot bike lane on each side. The need for a bike lane should be reviewed by the Park Board prior to issuance of any permits. Half street improvements along the property frontage should be required. The total pavement width will be 30 feet. c. The Naeve Road entrance should have a driveway apron. 4i I'. d. The segment of 114th Avenue that presently extends north from Summerfield Drive should be dedicated and a standard cul-de-sac be 1' provided at the end of the dedicated portion. A cul-de-sac shall also be required for the stub street off of 109th Avenue. These public streets could be made private and the cul-de-sac requirements would not be necessary. . e. The on-site sanitary and storm sewer system should be maintained by the homeowners association except for the main line extending , north from 114th Avenue which should be public. All sewer laterals serving more than one unit will require a joint maintenance agreement to be recorded with the plat. STAFF REPORT - PD 3-84 - PAGE 2 f. The storm and sanitary manholes at the north end of 114th Avenue should be encompassed by a public easement to facilitate public maintenance of the lines within 114th Avenue. g. The on-site drainage ditches should be constructed to provide for ease of maintenance. h. Solid waste facilities should be addressed. i. The landscaping plan conflicts with visual clearance and should be modified. j. Public improvements should coincide with the phasing of the project. Care should be taken to insure that the storm runoff system operated properly. The Tualatin Rural Fire Protection District notes that a fire fighting that includes water storage,water supply t $ : P umps and hydrants must be PP provided. Inside and outside turning radii should be a minimum of 30 and 52 feet respectively. NPO # 6 has not submitted written comments. B. ANALYSIS AND CONCLUSION The proposed condominium project is consistent with the requirements of the Code requirements for the R-20 zone and Planned Development including lot coverage, density, landscaping, and buffering, access/egress, and parking. The proposed phasing of the development is allowed by the Code with a time limit of seven years. Although the conceptual plan is basically in conformance with the Code, the following modifications should be made as part of the detailed plan: 1. Setbacks The single family development to the east is identified as an 'Established Area in the Comprehensive Plan. The Plan and the Code require a 100 foot setback between existing single family units and multiple family residences. Building BW/O on the east side of the project should be moved or changed to a duplex unit. The rear and front yard setback requirement is 20 feet. Decks that are greater than 36 inches in height are also subject to this standard. The buildings to the north of Willowbrook Apartments appear to have a rear yard setback of less than 20 feet. The building at the corner o2 Summerfield Drive and 114th Avenue is required to maintain a 20 foot setback from both streets. Garages are required to maintain a 20 foot setback from the street. The majority of the garages on the through streets within the project have setbacks less than 20 feet from the street. STAFF REPORT - PD 3-84 - PAGE 3 2. Right-of-way Naeve Road is a collector routes which requires a 60 foot right-of-way. The site plan indicates a right-of-way width of 25 feet from centerline. Right-of-way dedication totaling 30 feet from centerline should be required and buildings should be relocated accordingly. 3. Street Improvments The applicant does not indicate any improvements to Naeve road. Half street improvements exist along the previous phase of Summerfield and the separate ownership on the south side of the street has pavement along its frontage . Half street improvements would provide an extension of the paved section of Naeve Road. 4. Vision Clearance The landscaping plan indicates evergreen trees in close proximity to several intersections. These should be removed in order to meet Code requirements which specify a maximum height of three feet for obstructions in the vision clearance area. C. RECOMMENDATION The Planning staff recommends approval of PD 3-84 subject to the following conditions : 1. Standard half-street improvements including sidewalks, bike lane, curbs, streetlights, and driveway aprons shall be provided as necessary along the Naeve Road, Summerfield Drive and 114th Avenue frontage. 2. Seven (7) sets of plan-profile public improvement construction plans and one (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 said Division has issued approved public improvement plans (the Division will require posting of a 1006 performance bond), the payment of a permit fee and a sign installation/streetlight deposit and also, the execution of a construction compliance agreement just prior to issuance of approved public improvement plans. 4. Vertical Datum shall be City of Tigard (N.G.S. 1929). All existing and established temporary bench marks in the vicinity of the project shall be shown on the construction drawing. STAFF REPORT - PD 3-84 - PAGE 4 5. Compliance of 18.160.160 (all) with the following exceptions: 18.160.160 A.2 Capped 5/8" x 30" Iron Rods on surface of final lift will be acceptable. 6. Additional right-of-way shall be dedicated as necessary along the Naeve Road frontage to produce a 30 foot width from centerline. Legal descriptions and other necessary documents shall be approved by the Engineering Division and recorded with Washington County prior to issuance of building permits. 7. The Naeve Road entrance shall feature a standard driveway apron. 8. 114th Avenue shall be dedicated to the public. 9. Cul-de-sacs shall be provided at the terminum of the public portion of 114th Avneue and the stub street of 109th Avenue or if cul-de-sacs are not desired, 114th Avenue and the stub street shall be vacated and utilized as private streets maintained by the homeowners association. 10. The on-site sanitary and storm system shall be maintained by the homeowners association except for the main sewer line serving the project. 11. All sewer laterals serving more than one unit will require a joint maintenance agreement to be approved by the Engineering Division and recorded with the plat. 12. The storm and sanitary manholes at the north end of 114th Avenue shall be encompassed by public easements. 13. The on-site drainage ditch(s) shall be constructed to provide for ease of maintenance (wide & shallow, grass lined) and public safety. 14. The detailed plan shall be submitted for Planning Directors approval prior to issuance of building permits. Said plan shall . include the following modifications: a. Revised landscaping plan which is consistent with the Visual Clearance Chapter 18.102 of the Code. b. Buildings shall be relocated to meet the setback provisions of the R-20 zone. c. Garages with frontage on through streets shall maintain a 20 foot setback from the street. STAFF REPORT PD 3-84 - PAGE 5 :011. Building BW/0 shall maintain a 100 foot setback from the eastern property line or be converted into two unit building. 15. e project may be developed in phases for up to seven years from e date of detailed approval. A new application shall be quired after seven years have passed. -- ......, :-2' '''i ;l0.--(1/ 1 PREP. 'ED B : Keith Liden APP°OVED BY: William A. Monahan Associate Planner Director of Planning & Development (0561Pdmj) • STAFF REPORT , PD 3-84 PAGE 6 August 7, 1984 We have no objections to the development as a whole. We are apposed to the proposed use of the land west of our property where it joins our property at the estern end of the new addition for the following reasons : 1. Recreation and parking area too close to private property. Noise associated with swimming during youth hours. 10:00 a.m. - 2:00 p.m. Lights, noise, traffic and conversation from parking area, all hours. Loss of privacy. Effect on property values. 2. Not what was represented to us when we purchased our property in 1981. We were told there would ba a very adequate greenway, approximately 801 between our property and the first site of new development. [' (drawing enclosed that we were given) In June of 1982 when we wrote a letter to T.D.O. regarding this and other matters we each received a letter saying this would be taken care of when the economy improved and they started the next phase of development. (letter attached) 3. We also question the need for an additional swimming facility within four blocks of the existing one. Except during the youth swimming hours the existing pool is rarely crowded and seldom used except during extremely hot weather. ', Sincerely, V M Jack D. Biethan and Jacqueline Biethan 15525 S. W. 109th Tigard, Oregon 97224 • (503) 639-3101 '46411, TUALATIN DEVELOPMENT CO., INC. 15300 S. W. 116th Avenue TIGARD, OREGON 97223 June 16, 1982 Mr. and Mrs. Biethan 15525 S. W. 109th Tigard, Oregon 97223 Dear Mr. and Mrs. Biethan, We recgonize your concern for the area to the rear of your porperty. However, you must realize that Summer- field has been a long term project and that each area has been developed in phases. The economy has a large influence on the development of each individual phase. The green way area in question is part of the Condominium phase and will be developed as planned with the Condo minium Construction. In the interim we will mow this area in the summer months to reduce the spread of weeds. Your comments on the post lighting is correct, we did not use post lighting in plat 14, due to our use of Summerplace specifications, which call for a garage mounted light box with address plate. We felt this was a plus as many customers have not been pleased with the post lighting system. We hope that your questions have been answered and that you are enjoying the many recreational facilities in Summerfield. Sincerely TUALATIN DEVELOPMENT CO. ,- INC. 1 % R y Brown Director of Construction 4 1f16OIAV H1601 'WS ' '.•••'' J • • • • ��! 11 a • •• \ • / ...: .: ••• • ' It•11-1:1. 7:_. : . :„.•-3 ,..,ay. . • .. .. t . . • . • . . ... .. .... . . • • . /....,..,..:.A. _ • : .. • • • E--- ..]. . . • . ..................i j....... • e • .. 3 �,� l� sJ' .. ••� .. . e ,. . 4, • ' LL\ . . , I C.' • . • . •••.......• / l''', 0 4] illi4.1 '�-- • • • ( , f . .��. [ .. .... .4_ .. ___, • i ":.i i I• a ••. • ..ni C . ro. . • Z .° 0 ] . 1 l* w. . .. 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''.,,',„•, , •,!;,,,,,,,,,,4,;:r..,,,,;,,,,,A)$::::■%,...',•.,,,ti,..e..L.',.,,,,E,,o,f•,:, ., ./. i, • ,., ,,.:. ,.„ ,: - ' 2: , ,, • • - ..1,0 ., • 4,„ 0•.••of:.„,,,;..3.„, ay,N•, ,,,,,,,, •,,,, .4,,), , .• •• .. , .. ., I .- . ....... .: F I I 1 1.1 ,,,,,i,i 1/4,4 q. .1 Li I i ,i w i 1 i 1,_ t I Hayden Corporation Tualatin Development Company [ . a 4 THE • the Fountains at &ummerfield f�_., A PROPOSED CONDOMINIUM PROJECT ( `r fC LOCATED WITHIN THE UVvJuDu:IET.f PLANNED UNIT DEVELOPMENT TIGARD, OREGON PRESENTED TO THE TIGARD PLANNING COMMISSION FOR PUBLIC HEARING • AUGUST 7 , 1984 APPLICANT AND DEVELOPER • TUALATIN DEVELOPMENT COMPANY A DIVISION OF HAYDEN CORPORATION 15300 SW 116th AVENUE TIGARD, OREGON 97224 (503) 639-3101 ATTENTION: VLAD VOYTILLA, MANAGER DEPARTMENT OF PLANNING AND DESIGN • THE FOUNTAINS AT SUMMERFIELD SECTION I - INTRODUCTION 1 A. PURPOSE - The purpose of the narrative is to provide the City of Tigard Planning Department staff, the City of Tigard Planning Commission, and interested members of the public with necessary information so a determination that this project is in compliance with the provisions of the Tigard Comprehensive Plan and the Community Development Code can be made. This narrative intends to satisfy the application sub- mission requirements as outlined in Section 18 .80 . 110 of the Community Development Code. All numbered section references used through out this narrative correspond to those in the Community Development Code for the City of Tigard as adopted by the Tigard City Council on November 9, 1983 , as ordinance Number 83-52. In conjunction with this narrative, this application con- sists of the following exhibits : Exhibit A - Vicinity Map Exhibit B - Existing Site Conditions Exhibit C - Master Site Plan Exhibit D - Phasing Plan Exhibit E - Conceptual Landscape Plan Exhibit F - Conceptual Signing Plan Exhibit G Conceptual Master Utility Plan Exhibit H - Unit Floor Plans Exhibit I - Proposed Covenants , Restrictions and Bylaws B. PROJECT DESCRIPTION - The Fountains at Summerfield is a 112 unit condominium project to be constructed on the last remaining p iece of undeveloped ed land within Summerfield. The site contains 9.8 acres and is bordered by SW Naeve Road and a privately owned tract to the North, Summerfield Phase 14 to the East , Willowbrook Apartment complex and SW Summer- field Drive to the South, and several undeveloped commercial tracts to the West (Exhibit A - Vicinity Map) . The property slopes to the South and has no structures or any significant vegetation (Exhibit B - Existing Site Conditions) . The applicant , Tualatin Development Company, is the sole owner of the parcel. The project has four points of entry located around the premimeter of the complex (Exhibit C - Master Site Plan) . All streets within the project are twenty-four feet in width and will be maintained by the condominium homeowner 's -1- 1 I w Y I the Fountains to tns v at Summerfield 4 ,....if. . v 1 1. ( I vi /----------- ""*- 1 . //i - ..0- /// : 0 ' 5.W. DuRNAM ROf.p el° , I NORTH' VICINITY MAP I . ._ C 4 EXHIBIT A II f iassociation. Guest parking and resident garages are dispursed throughout the project so as to provide adequate parking in close proximity of each unit. Condominium units are arranged in groups of four, six, or a maximum of eight units in a building. The buildings each contain two floors with units of the same floor plan stacked one atop of the other. A fully enclosed common entry stairway provides access to a maximum of four units . tt & Site planning for this project has maximized the use of the natural topography of the site. Units have been a arranged so that deck and patio spaces orient downhill and 1 the opposite end of the unit where the bedrooms are located is set into the grade approximately one-half story (See Diagram 1 - Typical Building Cross Section) . 1 t I t '. snu �t L 0∎1144 4 1 i DEA 1 I fxw.tvlJy CFrxd II ray II MVPi III. I +r I. rmulrJJ — r�lblytzcnr4 ; PE4J , ,Z — Z a TdPIA6L. Cu1Ll4,CR0s sicG?',2t f 1 Wherever possible, units have been placed to maximize Southern exposure and solar gain into the main living space of the units . The orientation of the units virtually eliminates the occurance of the deck/patio areas of one unit looking directly into the corresponding areas of the adjacent unit and thereby increases privacy rr f� -2- :.. 1 1 An additional feature of the site plan is the high I percentage of land area that is utilized by open space and landscaping--nearly 60% of the project. Again, the orientation of the units provides excellent exposure for Ieach residence to the landscaped open space areas . The exterior of the buildings will be brick veneer with cedar trim. Roofing will be asphalt composition shingles. Because of the condominium living concept, all exterior materials have been selected to minimize maintenance responsibilities of the homeowner's association. 1 Condominium units will average approximately 1000 square feet of living area. There are eight different floor plans available that comprise four basic types of unit styles that vary with the arrangement of bedrooms and bathrooms as illustrated in Table I. TABLE I - FLOOR PLAN TYPES i Floor Plan Percentage Representive Type Bedroom Bathroom of Project Floor Plan I 1 1 7% Winfield II 1 BR;1 Den 2 30% Del Monte, La Costa I III 2 1 1/2 16% Oakmont IV 2 2 47% Vintage, Augusta, Brentwood, Barrington Each plan has formal living room, formal dining room, kitchen, entry , laundry closet complete with washer and dryer, and a deck or patio space (Exhibit H - Unit Floor Plans) . In addition, each unit has a permanently assigned twelve foot wide by twenty-two foot long (exterior dimensions) fully , enclosed garage space. C. EXISTING ZONING AND LAND USE - The subject site is desig- nated R-20 on the City of Tigard Comprehensive Plan Map f with an existing Planned Development overlay. I The proposed development has been designed in accordance with the Tigard Community Development Code guidelines out- lined in Chapter 18 .56 with no exceptions or modifications through the Planned Development overlay. There are no existing structures on the site. There is no significant vegetation within the project boundries . D. RECREATIONAL FACILITIES - A neighborhood recreational facility consisting of swimming pool , patio area, restroom with shower facility, and twenty parking spaces will occupy l -3- 1, 1 a portion of the site in the Northeast corner. This I facility will not only be utilized by the condominium residents of the Fountains at Summerfield but will also be for the use of all the residents within the Summer- field project. The facility will be constructed by the applicant and upon completion be deeded to the Summer- , field Civic Association. The residents of the Fountains at Summerfield will be required to become members of the Summerfield Civic Association. As members of the association, residents will be allowed use of all social and recreational facil- ities of the Summerfield project. They will be required to pay the annual membership fee and any assessments of . the association. E. PROJECT PHASING - The applicant intends to phase the land development portion of this project into phases as depicted on Exhibit D - Phasing Plan. The phases shown are intended to show a logical and systematic develop- mental process of the project in a manner as to minimize impact on the residents of the Fountains at Summerfield. 1 Development will start in Fall of 1984 , with completion of ( the project expected within 3 to 5 years , depending on I the economy of the area. i Numbers on the phasing plan do not necessarily reflect the order in which the phase construction will occur. I I -4- 1 SECTION II - APPROVAL STANDARDS 1 In accordance with Section 18 .80 . 120 of the Development Code, each of the following chapters of the code are discussed as ,' they pertain to this application. A. CHAPTER 18 . 92, DENSITY COMPUTATION AND LIMITATIONS - The f code uses the following formula for determining the number k of dwelling units permitted: Net Development Area Minimum Number of sq. ft . = Net Units per acre per lot in zone Net development area, by definition, is the remaining por- tion of the site after sensitive land areas , public park dedication (if any) , public right-of-way dedication, pri- i vate street area, and lots created for existing structures are subtracted. The site has no sensitive land areas , public park dedica- tion, or lots created for existing structures . The land areas contained in public right-of-way dedication and public streets are: 1 Public right-of-way area 11 ,800 sq . ft . Private Street area 93, 374 sq . ft . The gross area for this site is 9 .82 acres or 427 , 759 square feet. Subtracting area for streets from the gross land area yields a net site area of 322 ,585 square feet . The minimum lot size for multi-family units in an R-20 @ zone is 1 ,850 square feet. Dividing the net site area by the minimum lot size determins the maximum number of dwelling units for this site : Net Development Area 322 ,585 sq. ft . Minimum sq. ft. per lot = 1 ,850 sq. ft . = 174 Units Iin 12.20 zone Although 174 units would be allowed on this site , only 112 units or 647 of the maximum allowable number of units are proposed. The project density is 11.43 units/acre. B. CHAPTER 18.144 , ACCESSORY USES AND STRUCTURES - There are two types of accessory structures , by definition, in this project : 1) garage units ; and, 2) swimming pool facility. I Garage structures are distributed throughout the project within convenient access to residential units. Each garage -5- 1 structure is fully enclosed and has one nine foot wide garage door per stall . The minimum setback shown for a garage structure to a project property line is ten feet ( as measured from the rear of the structure. The structure for the swimming pool facility will house pool equipment , men's restroom with shower , and women's restroom with shower. Although specific plans for this structure are not complete, the applicant anticipates ( the area of the structure to be no more than 900 square !! feet. The minimum setback to the property line for this structure will be 20 feet. C. CHAPTER 18. 96 , ADDITIONAL YARD AREA REQUIREMENTS - SW Summerfield Drive is designated in the Community Develop- ment Code as a collector street . As such, the required setback of structures abutting SW Summerfield Drive is 30 feet measured from the center line of the street plus the required setback for the R-20 zone which is 20 feet. The two buildings located along SW Summerfield Drive are a minimum of 50 feet from the street center line. D. CHAPTER 19.89 , BUILDING HEIGHT LIMITATIONS , EXCEPTIONS - Maximum height of structures will be 25 feet and 2 stories . This height is allowable under the provisions of the code since it will not impact adjacent properties . E. CHAPTER 18. 102 , VISUAL CLEARANCE AREAS - All provisions of this chapter have been incorporated into the proposed ( master site plan. F. CHAPTER 18. 100 , LANDSCAPING AND SCREENING - A conceptual landscape plan (Exhibit E) has been prepared for the pro- ject showing all proposed landscaped areas . There is no significant existing landscaping on site . Landscaping will be maintained by the condominium homeowner 's associ- 1 ation. In addition to landscape screening at the perimeter of 1 the project , a continuous brick wall three feet high will be placed adjacent to all public streets . A six foot high screen fence will run along all other project boundary lines, G. CHAPTER 18. 106, OFF STREET PARKING AND LOADING REQUIRE- MENTS - There is one fully enclosed assigned garage space for each of the 112 condominium units in the pro- ject. Additionally, there is a total of 86 guest parking spaces distributed throughout the project . This provides a total of 198 off street parking spaces or a ratio of 1. 77 spaces of parking for each unit. The Development Code requires a minimum ratio of 1.5 spaces of parking for each unit. -6- 1 All open parking spaces are 9 feet in width and 18 feet P P g P in length. There are no compact designated spaces in fthe project. Curbs will be placed at the head of each 1 stall rather then wheel stops which pose an obvious pedestrian hazard. 1 The applicant intends to maintain the same restrictions for parking of recreational vehicles , trailers , boats and campers as those established for the rest of Summer- field. (Exhibit I - Proposed Covenants , Restrictions , and Bylaws) ( H. CHAPTER 18 . 108, ACCESS AND EGRESS - The Development E Code provides that a minimum of three access and egress driveways be required for a project of this size. This I proposal provides for four driveway access and egress points located around the perimeter of the project . Each driveway connects to a public right-of-way. ITo minimize the tendency of off site traffic to use the private streets as a short cut such as the street con- necting SW Summerfield Drive to SW Naeve Road, two land- I scaped and fountain accented turn-around structures have been created. The primary functions of these struc- tures is to slow vehicles down and discourage thru traffic . i Additionally, these structures will add to the unique character of the project by providing a main community focal point for all people entering the project. IAll sidewalks throughout the project are four feet in width and are located on one side of the roadway only. i I . CHAPTER 18.114 , SIGNS - At each project entrance there will be one externally illuminated sign displaying the name of the project . Each sign size will not exceed two ifeet in height and eight feet in length. Other on-site signs will be those for real estate sales use and building address identification. 1 } Specific plans for project signage and graphics will be submitted prior to final design review. } G` i i I Is 1 a i I -7- 1 J. f . SECTION III - PROPOSED COVENANTS, RESTRICTIONS AND BYLAWS fOF HOMEOWNER' S ASSOCIATION 1 A sample copy of condominium homeowner's association documents that will be used for this project is contained in Exhibit H. Homeowner 's Association documents are prepared in accordance with the Oregon Revised Statutes , Chapter 94 -- Condominiums . Final documents specific for this project will be submitted to the city of Tigard prior to bwi1ding permit application for first structure. i 1 i I i f 3 C t -8_ IANINImmos EXHIBIT H UNIT FLOOR PLANS � r 7 ,.______.. DICK/PATIO H 1Nx M 1 !IIIIPLACI I 1 t j LIVING ROOM _•1 174x 124 I i DINING 13x7' 1 ( s -ME, I l' KITCHEN • i ENTRY ......• .ma. • I as , ,1 r; BATH „........,, .,. LI I I . 4 i COMMON FOYER f • , BEDROOM ...'. 14e x 11' j i ' { i. 1 i a` ti ,, , WINFIELD , ,,, 717SQ. FT. i "-,-- ` ■ PATIO/DECK 1 D I EN/BEDROOM I 11'x 1 o° sa ®V I LIVING ROOM 11iox 16S I DINING ROOM 109x 0/1 i ii.".%* tl I ir i 1119 ( ) 1 I;1 KITCHEN BATH j Le "._ PI F. 1 1:113 1 ir ENTRY MASTER BATH 1 `a" r ®®' ■ice MASTER BEDROOM ILIUM BIN ,31,.„6 COMMON :,:,ii:I''''''','''''''''''''' FOYER i1,,,,, DEL MONTE ,,. 910 110.VT.., DECK/ PATIO le it 5 DEN 114 X 1.21 DOUw DOOR! ,. :\•••=.11:1\.4000, ..._- LIVING ROOM ! NI DINING ROOM 116 x 16' • 11• x 10° DECK/PATIO !°x10° ... 1111111111 wring I IH .4 11111111 1 m 1 1 KITCHEN HALL BATH .1.Q._ ' ;S . ' LINEN o 1 0 ENTRY HMcTE1RATH ' :MI 111111111111111•11111111111 -=----m■ : S; i I MASTER BEDROOM I 10° x12 I COMMON 1 FOYER K LA COSTA 1001 SQ. FT. 1.1 I I DECK/PATIO 1o• x a• s - fc= y LIVING ROOM e g 1� x C7 o DINING ROOM 98it11' f I IF—--I I r--J I I ' DEN �I� •' III ill 1®'x 10' Is 1 I 41 —lif ENTRY W a r� uMtw *tie 0 ° ® wie I MASTER BEDROOM I 1 1351 1r' COMMON `' I r COYER �.;. 1 A F' s r. OAKMONT 11 [ 1013 S®. E °� r e ....... z. I PATIO/DECK 1 • DINING ROOM tt'z toy 1 el la LIVING ROOM . -1-- KITCHE 1 ,",154 � III ! MAMMY \ FIIIP(AG ENTRY i .",. 0.....--..2...—. I hi_ = m, tio BATH / DIM 0 1:1' . t ' - BATH COMMON 3 1 I IFOYER O I I i awl ill BEDROOM BEDROOM 14:19.115 ii x 129 I 1 AUGUSTA I 1064 SG. FT. 1 • DECK/PATIO DINING ROOM 114 X is X --- z L—_-1 Ira t w' V i LIVING ROOM _ lei&I •...‘ T 134 X Its M 11i PPP O ENTRY Ian' .) 0 ri . Imo INII ,ate Lo rti Lfl I mr lam Mrs BEDROOM 2 11.1,ii-;I .. all •s X 184 COMMON FOYER O' = (OPTIONAL PATIO) `---- Ali BEDROOM I 15 X I14 f i 1 I WALK-IN I 4. / CLOSET I, _ _J k . y PY f1 E li 1 064 SQ.#T. 11 PATIO/ DECK DINING ROOM 114 a 97 a I. r I +,I KITCHEN -- LIVING ROOM • 0I0 o1 157= 174 I is A 4 HALL BEDROOM 2 BATH 117 = 114 fYOt. CAL IOW • 2 _Z J O ` BATH MASTER BEDROOM J W 153 = 117 A►K-IN ti i7 BRENTWOOD 1140 SQ. FT. 1 1 I DEECK/PATIO 24s'x 100 r-CO — —1 CROWNS (-` .., I I FIREPLACE I DINING ROOM 94 x038 I I i !mom I LIVING ROOM 23°x 1s' r __J, 4 _1 , , f r� I 1 1s :, d i ° c----NI Qn. o KITCHEN Qr, ! . . 4 Q� --_- :II= W �� ENTRY 1 a 0 /1, q 1 I __ _ i . V 1 MASTER BEDROOM BEDROOM 2 :, 12.x 11' 11'x 11' I BARRINGToN ,,., ,:, ,...,, rii h 1 1 1266 SQ. FT. I� I STAFF REPORT AGENDA ITEM 5.3 AUGUST 7, 1984 -- 7:30 P.M. 13137 SW PACIFIC HIGHWAY TIGARD PLANNING COMMISSION TIGARD SCHOOL DISTRICT ADMINISTRATION BLDG. A. FINDING OF FACT 1. General Information CASE: Zone Change and Annexation ZCA 11-84 NPO #6 REQUEST: For consideration and recommendation to the City Council on annexation of 4.5 acres into the Cit. of Tigard and a Zone Change on the property from Washington County RS-1 to City of Tigard R--•2. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential ZONING DESIGNATION: Washington County RS-1 RECOMMENDATION: The Planning staff recommends approval of the annexation request with R-1 zoning designation. APPLICANT: Elton Phillips OWNER: same 16565 SW 108th Tigard, Oregon 97223 LOCATION: 16565 SW 108th (Wash. Co. Tax Map 2S1 15A Tax Lots 1100 & 1102) . LOT AREA: 4.5 acres NPO COMMENT: No written comments had been received from NPO #6 at the writing of this report. 2. Background No previous land use actions have been taken by the City on this parcel. 3. Vicinitx,,.,Information The property involved in this request is surrounded by large lot homesites. 4. Site Information There is a single family residence on the property which the applicant lives in with his family. There is an out building in the northeast corner which is used as a work shop. There are several large fir trees around the house and work shop and some seedling fir trees planted south of the house. The property slopes to the southwest toward a drainage swale. There are large firs and alders along the drainage area. STAFF REPORT w. ZCA 11--84 -•• PAGE 1 5. Agency Comments No agency comments had been received at the writing of this report. B. ANALYSIS AND CONCLUSION Mr. Phillips has requested annexation into the City to obtain sewer service. Mr. Phillips would like to increase lot 1100 from 1 .61 acres to 2.27 acres and divide this equally into two lots. He is also proposing to improve the roadway and build one house on each lot. In the future, Mr. Phillips would like to develop the property into 10,000-20,000 square foot lots. In addition, Mr. Phillips would like to obtain sewer service for the property. The City has adopted policies relative to annexation and extension of City services outside the City limits. The following policies apply to this annexation request: 10.1.1 PRIOR TO ANNEXATION OF LAND TO THE CITY OF TIGARD: a. THE CITY SHALL REVIEW EACH OF THE FOLLOWING SERVICES AS TO ADEQUATE CAPACITY, OR SUCH SERVICES TO BE MADE AVAILABLE, TO SERVE THE PARCEL IF DEVELOPED TO THE MOST INTENSE USE ALLOWED*, AND WILL, NOT SIGNIFICANTLY REDUCE THE LEVEL OF SERVICES AVAILABLE TO DEVELOPED AND UNDEVELOPED LAND WITHIN THE CITY OF TIGARD. THE SERVICES ARE: 1 . WATER; 2. SEWER; 3 . DRAINAGE; 4. STREETS; 5. POLICE; AND 6. FIRE PROTECTION *Most intense use allowed by the conditions of approval, the zone or the Comprehensive Plan. 10.1.2 APPROVAL OF PROPOSED ANNEXATIONS OF LAND BY THE CITY SHALL BE BASED ON FINDINGS WITH RESPECT TO THE FOLLOWING: a. THE ANNEXATION ELIMINATES AN EXISTING "POCKET" OR "ISLAND" OF UNINCORPORATED TERRITORY; OR b. THE ANNEXATION WILL NOT CREATE AN IRREGULAR BOUNDARY THAT MAKES IT DIFFICULT FOR THE. POLICE IN AN EMERGENCY SITUATION TO DETERMINE WHETHER THE PARCEL IS WITHIN OR OUTSIDE THE CITY; STAFF REPORT ZCA 11-84 - PAGE 2 c. THE POLICE DEPARTMENT' HAS COMMENTED UPON THE ANNEXATION; d. THE LAND IS LOCATED WITHIN THE TIGARD URBAN PLANNING AREA AND IS CONTIGUOUS TO THE CITY BOUNDARY; e. THE ANNEXATION CAN BE ACCOMMODATED BY THE SERVICES LISTED IN 10, 1 , 1(a) . 10,2.1 THE CITY SHALL. NOT APPROVE THE EXTENSION OF CITY OR UNIFIED SEWERAGE AGENCY (USA) LINES EXCEPT: a. WHERE APPLICATIONS FOR ANNEXATION FOR THOSE PROPERTIES HAVE BEEN SUBMITTED TO THE CITY; OR b. WHERE A NONREMONSTRANCE AGREEMENT TO ANNEX THOSE PROPERTIES HAS BEEN SIGNED AND RECORDED WITH WASHINGTON COUNTY AND SUBMITTED TO THE CITY; OR c. WHERE THE APPLICABLE STATE OR COUNTY HEALTH AGENCY HAS DECLARED THAT THERE IS A POTENTIAL. OR IMMINENT HEALTH HAZARD. 10.2.2 IN ADDITION TO THE REQUIREMENTS OF POLICY 10,2. 1, THE • EXTENSION OF SEWER LINES OUTSIDE OF THE CITY LIMITS SHALL NOT REDUCE THE CAPACITY BELOW THE REQUIRED LEVEL FOR AREA WITHIN THE CITY. The property is presently served by the Tigard Water District by an 8" water main. The property drains to the southwest into the 108th/113th ravine, The Tualatin Rural Fire Protection District serves the property. There is a fire hydrant within 300 feet of the property. The City of Tigard Police Department should not be adversely affected by the annexation of the property since there is only one home on the site with plans for only one additional unit in the near future, 108th Avenue has • been annexed into the City, however, it is still under the jurisdiction of Washington County. 108th Avenue is designated as a local street under the City's Comprehensive Plan. The standard right-of-way width for local streets required by the City's Comprehensive Plan is 50 feet, 25 feet from centerline. Currently, the right-of.--way on SW 108th is 40 feet. The applicant stated in his application for annexation that he would like k . to develop the property sometime in the future into 10,000--20,O00 square foot lots. The present County zoning on the property is RS-1 which allow one unit per acre. On April 30, 1984, the City Council passed an ordinance relating to zoning designations on newly annexed parcels. The policy is as follows: "10.1 .3 Upon annexation of land into the City which carries a Washington County zoning designation, the City of Tigard shall assign the City of Tigard zoning district designation which most closely conforms to the County zoning designation." STAFF REPORT •- ZCA 11-84 - PAGE 3 The City zoning designation which most closely corresponds to the County RS-1 zoning is R-1 which is single family, one unit per acre, with a minimum lot size of 30,000 square feet. The subject property is designated as a developing area on the Established/Developing areas map which is a part of the City's adopted Comprehensive Plan. The standards for approval for annexation into the City of Tigard are set forth in Section 18. 136.030 of the Conununit De f y Development Cody. as ollows: A, The decision to approve, approve with modifications or deny an application to annex property to the City shall be based on the followin g �a:criteria . 1. All services and facilities are available to the area and have sufficient capacity to provide service for the proposed annexation area; and 2. The applicable Comprehensive Plan policies and implementing ordinance provisions have been satisfied. B. The plan designation and the zoning designation placed on the property shall be the City's zoning district which most closely implements the 'ity's or County's Comprehensive Plan map designation. C. The determination of whether the property is an Established Area or a Developing Area will be based on the standards contained in 18 . 138. All services and facilities are available to the site and have sufficient capacity to provide service as discussed on page 3 of this staff report, The applicable Plan policies pertinent to this application are discussed on pages 2 •••• 4 of this staff report. Staff is recommending the City's R-1 zoning designation which most closely conforms to the County's RS-1 designation. As stated above, the property is designated as a developing area on the City's Established and Developing Areas map. C. RECOMMENDATION The Planning staff recommends that the Planning Commission recommend approval of the annexation request to the Tigard City Council and approve the zone change to R-1 subject to annexation of the ert ,ro o p p- y based on the following findings: 1, The applicant's request conforms to applicable Statewide Planning Goals 1, 2, 5, 11 and 14. 2. The applicant's proposal conforms to applicable City of Tigard Plan policies 1, 1. 1, 2. 1.1, 3.4. 1, 6.4, 1, 10. 1.1, 10,1.2, and 10.2. 1 . STAFF REPORT - 7,CA 11--84 - PAGE 4 3. The applicant's proposal conforms to applicable sections of the Tigard Community Development Code: 18.136.030 and 18.38.030. D. CONDITIONS Staff recommends that the following conditions be attached to approval of ZCA 11-84. 1. The annexation proposal shall be reviewed and approved by the Tigard Police Department. 2. All future development on the property shall be reviewed and approved by the City of Tigard. r_ PREPARED BY: Elizabet . Newton PPROVED BY: William A. Monahan Associate Planner Director of Planning & Development (EAN:pm/0558P) STAFF REPORT — ZCA 11-84 -- PAGE 5 PMAL(;RC FORM #6 BOUNDARY CHANGE DATA SHEET 1. EXISTING CONDITIONS TN AREA TO BE ANNEXED A. Land Area: Acres As�__J� _ or Square Miles B. General description of territory. ( Include topographic features such as slopes, vegetation, drainage basins, floo.lplain areas, which arc pertinent to this proposal) . — _SFIF ATTACHED-EX#11EI�S �!At �rgla AND u£a, --- __----- ---- C. Describe land uses on surrounding parcels. Use tax lots as reference points. North: TAX LOT - 11.01 _RESTnFNTIAL-- __2..29-AC, East: TAX LOT. - 401 RESIDENTIAL .45 AC _. EAST TAX WI' - 4O1F STDENTIAL South: South: TAX LOT - 600 OPEN FIELD - 3.89 Ac. West: TAy LoT T__2100 nPEN FIELD-3169-AC. - D. Existing Land Use: Number of single fami ly uni ts_i Number of multi-family units 0 Number connnercial structures 0 Number industrial structures 0 Public facilities or other uses _ What is the current use of the land pro-posed to be annexed: _RESTDENNTIAT.,STMLF _FAMILY E. Total current year Assessed Valuation $__139,900 -- ---------------- F. Total existing population II. REASON FOR BOUNDARY CHANGE A. ORS 199.462 of the Boundary Commission Act states: "When reviewing a boundary change, a boundary commission shall consider economic, demographic, and socio- logical projections pertinent to the proposal , and past and prospective physical developments of land that would directly or indirectly he affected by the pro- posed boundary change." Considering these points, please provide the reasons the proposed boundary change should be made. Please be very specific. We additional puts if necessary. (This information is often quoted in the Staff Report, so be thorough and complete) SEE EXHIBIT "D" 1 B. If the property to be served is entirely or substantially undeveloped, what are the plans for future development? Be specific. Describe type (residential, industrial, commercial, etc.) , density, etc. .—DE`ELAPMENT (P-RESENTT)---1-4 3SE--AND. 1--OUT-HOUR-- — — FUTURE - SINGLE FAMILY RESIDENTIAL (PROPOSED) rT. PER LOTS. --— I11. LAND USE AND PLANNING A. Is the subject territory to be developed at this time? B. Generally describe the anticipated development (building types, facilities, number of units) . INCREASE LOT #1100 FROM 1.61 AC. TO 2.27 AC. and divide equally into 2 LOTS, IMPROVE ROAD WAY AND BUILD ONE HOUSE ON EACH LOT. C. If no development is planned at this time, will approval of this proposal increase the development potential of the property? If so, please indicate in terms of allowable uses, number of units). D. Does the proposed development comply with applicable regional, county or city comprehensive plans? Please describe. YES -- AS REQUIRED BY CITY OF TIGARD. E. What is the zoning on the territory to be served? PRESENT IS WASHINGTON COUNTY RS-1 40,000 SQ. FT PER LOT _---,— F. Please indicate all permits and/or approvals from a City, County, or Regional Government which will be needed for the proposed development. If already granted, please indicate date of approval and identifying number: Approval Project File # Date of Approval Future Requirement Metro UGB Amendment City or County Plan Amendment Pre-Application Hearing (City or County) ---XX--- _--Zone Change (City or County) XX _—_ —�� Preliminary Subdivision Approval XX — Final Plat Approval Land Partition Conditional Use __- Var.ionce Sub-Surface Sewage I)i±;posa 1 _ Bui ldilil; I'et�nit ----- _ _ _i — ----- _—. - - - - t- t', Please submit copies of proceedings relating to any of the above pennits or approvals which are pertinent to the annexation. G. Can the proposed development be accomplished under current county zoning? Yes No If No,---has a zone change been sought from the county either formally or informally. Yes XX No!„--------- Please describe outcome of zone change request if answer to previous question was Yes. O-GI-T-Y-0E- IGARD--IZS----RRO E:D- CITY OF TIGARD H. Is the proposed development compatible with the city's comprehensive land use plan for the area? Yes_ ix No City has no Plan for the area as the proposed development been discussed either formally or informally with any of the following? (Please indicate) City Planning Commniss i on City Planning Staff XX City Council City Manager Please describe the reaction to the proposed development from the persons or agencies indicated above. POSITIVE I. If a city and/or county-sanctioned citizens' group exists in the area of the annexa- tion, please list its name and the name and address of a contact person. IV. SERVICES AND UTILITIES A. If the reason for the annexation is to obtain specific municipal services such as water service, sewerage service, fire protection, etc. , please indicate the following: 1. Proximity of facilities (such as water mains , sewer laterals, storm drains, etc.) to the territory to be annexed. (Please indicate location of facilities--for example: 8” water main in ihirh m Rd. 500' from east edge of territory) . Please indicate whose facilities they arc and whether in fact these facilities will be the ones actually providing service to the area. If the facilities belong to another governmental entity, explain the agreement by which they will provide the service and what the city's policy is on subsequent withdrawal and/or com- pensation to the other unit. " /S of PPOPFPTY (TIGARD :WATE nTSTRTIT) 2. SEWER MAN HOLE NEAR S/W CORNER OF PROPERTY (L)T #1100). SEWER APPROVAL LETTE1 FROM UNIFIED SEWER AGENCY FOR CONNECTION ATTACHED.-3. _YORE PROTECTION T ALATIN RURAL FIRE DISTRICT-(FIRE HYDRANT WITHIN 300' OF PROPERTY) 2. the time at which services can he reasonably provided by the city or district. _JfITIiIN. 30 - 45 DAYS Of APPLICATION 3. The estimated cost of extending such facilities and/or services and what is to be the method of Financing. (Attach any supporting documents.) WATER COST - $1000 PLUS HOOK-UP. FINANCING - CASH. SEWER-SST - fl00----$8090-PLUS-HOOKER,—RI-NANC +IG. -CASH. 4. Availability of the desired service from any other unit of local govern- ment. (Please indicate the government. ) B. If the territory described in the proposal is presently included within the boundaries of any of the following types of governmental units, please so indicate by stating the name or names of the governmental units involved: City ..... - ---V— Rural Fire Dist, TttALATTN County Service D.ist.WASH. CTY Sanitary District UNIFIED SEWER AGENCY Hwy. Lighting Dist. Water District TIGARD Grade School Dist. 23J Drainage District ? High School Dist. 23J Diking District — Park t; Rec. Dist. ? C. If any of the above units are presently servicing the territory (for instance, are residences in the territory hooked up to a public sewer or water system) , please so describe. ALL PRQPERTIES AD6IOINING LOTS 1100 and 1102 ARE ON TIGARD WATE DISTRICT LINES. LOT 1102 HAS 500' ARTESIAN WELL. APPLICANT'S NAME ELTON C. PHILLIPS MAILING ADDRESS 16565 S.W. 108TH AVE. TIGARD, OR. 97224 TELEPHONE NUMBER RETIRED (MX) (5.04-639.--9215 _ (Res.) REPRESENTING: DATE: STATEMENT OF SEWER SERVICE AVAILABILITY This statement is supplied at the request of Elton Phillips dated 7/5/84 . A copy of the request is attached. The property here- inafter referred to is the property described in the request. 1. The Unified Sewerage Agency has authority to and will supply sanitary sewer service to the property subject to compliance by the property owner, his agents and employees with all applicable rules, regulations and laws related to sanitary sewer service. If construction of sewer lines other than those designated for public con- struction on the Washington County Master Plan for Sewerage Works is necessary, such construction will be the responsibility of the property owner except to the extent that the Agency may agree to participate in the cost. 2. Treatment plant capacity adequate for the proposed use of the property (is) ONAUK4 presently available and (will) *WNW be available during a period of one year following the date of this statement. If adequate capacity is not and/or will not during the ensuing year be available, future capacity is projected as follows: 3. A sanitary sewer line(s) adequate for the proposed use (is) (l(4iXINK) avail- able to the property. If the property is in a city that has immediate control of local collection sewer lines, no line information is available from the Agency. If an adequate sanitary sewer line(s) is not available, the nearest adequate line is from the property. The property can be served in the following manner: By connection to the manhole at the southwest corner of this lot or by construction of public sewer from this manhole. 4. The property ( (is not) presently connected to a public sewer. 5. Additional remarks: A facilities development fee of $4,000.00 will be (Public line to be constructed) due if public line is not constructed. The foregoing statement is furnished to the person requesting it with the under- standing of the said person that it is based in part on ESTIMATES AND PROJECTIONS and DOES NOT CONSTITUTE A GUARANTEE OR COMMITMENT that adequate sewer service will be available to the property at any specific time. UNIFIED SEWERAGE AGEN OF WASHINGTON CO TAX MAP NO. 2S1 1SA 1100 By: �( DRIC._ JE E HEDRICK corrected 2S 1 1SA 1100 Date: /12/84 75-52A EXHIBIT "D" REASON FOR BOUNDARY CHANGE 1. To secure sewer to lot 01100. a. Unified Sewer Agency System dead-ends approximately 30' from my S/W corner of lot 01100. This was to be extended to lot 01100 by Tualatin Development Corp. (see Exhibit "E") and therefore I gave them an easement to cross my property so they could complete the sewer to Summerfield Housing Development. This was never done and at present is in litigation in Washington County courts between Unified Sewer. Agency and Tualatin Developement Corp. b. If this is not clarified between these two organizations, I am proposing to tie onto USA's sewer and complete sewer to lot 01200 for connection to two proposed houses, with permission of City of Tigard. 2. Secure annexation to City of Tigard a. It is understood that before I may proceed as to item #1 I must secure approval for annexation to City of Tigard, but before I can receive this approval I must verify item 01. Thus, item #1 is of primary importance before securing item 02, 3. Present use of land. a. I have approximatly 1500 Christmas trees - 2 years and older planted on 1 acre plus on lot #1102. The remainder of this lot contains my home and out building (work shop) with several larger fir and cedar trees (see Exhibit "B ") b. Lot 01100 contains dam, pimp house and pond approximately 12' deep(see Exhibit "b"). This pond was at one time used as irrigation and domestic water supply to surrounding farm dwellings (approx. 1930 plus). The adjoining area to pond is relatively flat and I now have garlic and approxi- mately 400 Christmas trees planted. These trees are to be replanted in S/W area of property aflter laying of sewer. 4. Future use of Land a. Improve road way to lot 01100 as per City of Tigard require ments. Increase lot size #1100 from 1.61 to 2.27 Ac. by using land from Lot #1102 which is 2.91 Ac and decreasing it to 2.24 Ac., therefore dividing lot 01100 into two equal parcels approximately 4b,&b sq. ft each and construct a house on each parcel. • EXHIBIT "D" CONTINUED 40 a, The reason for keeping lots this size is to eliminate the need for cutting and 1st growth and larger 2nd growth trees (fir and cedar) which are 6" diameter or larger). b. As to future of lot 01102 it is proposed to subdivide it into 10,000 to 20,000 sq. ft. lots in 3 to 5 years. 5. Best Use of Land I believe the above proposal as to the future use of this land would fall into general plan of expanding Tigard. With all utilities relatively available, it can go only one way and that is from open fields to residential areas and some multiple dwellings. It is all around us, thus, I am falling into the so called "plan of progress." S • }'S ----- , 10 S C A L c 11.2001 _ . SE MAP 2S I IODD , 1 r . - •- a C 9 429 0 - i .111•11111111111111111111r - a 594' 7.. • 1500 . 10 0 6 6 7.06. 1600 I Ac. 5.50 A y I.9lAc. ES.!Ae 15 I _ i l't)I In ■ 25 . 0 ....,, 2 6„ . i23..74 ; 36 ; m — ft, m (343.2 1 1501 7' 0 - S e. o 343.2 6 3 7.0 6' 3 . 74 342 AS 34 4.35' - 337,06 : 14010 0 2 6 00 .63.4c. • o o .292A5 .715.4c bU 1300 1401 i' 350 - ' 2.20Ac. Z 93 201 .t. ,41c. , :11 i 954c. 1,'..:.::-''',.• . . ".. - . - o Zr 1,.. ...-r in ---•• 35 4--....5.e; -',-... . • -,' • 370 202 sei.o 4 it Ae. oi ov ;:•., .- 904 • < ,• , ; ,,.•:t . .. MOO. II 300 im 5,se Ay • •. " 0 W ..„ • r) 0 I A!, , . . „ii, • _1" 4 - -- 0' 28 ' • 3 4 . .......? . 23 78 ' • , se _ , 9654 , Se 7.06. mei 1101 - 4 ., ... 400 5.69 Ae. 3 . • . 5.56 Ae. $ •: Ma 13134 ' - •• _ -- • - 1100 • . . 1 2 2 r - -2-50 - 1_102 .1 1 r's \...., :...,, 1 /1 . Z.9/Ae. . gl & ... ----• ■• z ' - 44. ' . '.. ' '.: . (CS.N0,.1.(594) 401 so • Ct43 As, o 1 T1.7 ` ---"*.' --.43-a# a — 4)., 250' 500.41 .• i I . , • • , - \1 • ...1 . •i 300.41 . 1 04 . 05 /' . . . \ 27* 2. .S• i ../ SA I ' ............ AGENDA ITEM 6. OTHER BUSINESS TO: Members of the Planning Commission 1/140 ‘----- FROM: William A. Monahan, Director of Planning and Development DATE: August 2, 1984 RE: Workshop - August 7, 1984 Attorney Adrianne Brockman will be present at the August 7th meeting to discuss findings, final orders, rebuttal, and other hearing issues. Attached are the five pages of her paper, "Legal Issues for the Uninitiated" which will be the basis of her discussion. CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 84-01 (G A FINAL ORDER IN THE MATTER OF THE APPLICATION FOR A COMPREHENSIVE PLAN AMENDMENT AND A ZONE CHANGE REQUESTED BY TIGARD WEST DEVELOPMENT, JB BISHOP, GI JOES, AND ALICE TREFFINGER, FILE NO. CPA 11-84 AND ZC 8-84, DENYING THE APPLICATION REQUESTS, ENTERING FINDINGS AND CONCLUSIONS. The Tigard Planning Commission heard the above application at its regular meeting of July 10, 1984. The applicants appeared along with their attorney and architect. Appearing for the opposition were a number of interested property owners, represented by legal counsel and the Neighborhood Planning Organization (NPO # 3).� The Commission finds thekfollowing FACTS in this matter: 1. The applicants for this matter, Tigard West Development, JB Bishop, GI Joes and Alice Treffinger, requested a reclassification from R 3.5 zoning and low density designation, which would allow for single family residential units to a (C-G), General Commercial designation on a parcel of land designated as Washington County Tax Map 2S1 3DA Tax Lots 4700, 4800, 6100 and 6200 and Washington County Tax Map 2S1 3DD lot 200. The information supporting the request is found in File No. CPA 11-84. 2. The applicant's justification is presented in the minutes for the July 10, 1984, Planning Commission meeting. The applicants at that time, represented by Attorney Stephen Janik, spoke to issues relating to squaring off a parcel that is 80% committed to commercial, potential negligible traffic impact on neighboring streets, a change to a commercial designation which would be better for the existing residences, the conformance of the application to the plan policies, whether the residential zoning on the 5 residential lots in question was a mistake, and the increase in jobs for local residents and the conformance of the application to locational criteria. 3. The relevant approval criteria in this case are the State-wide Planning Goals 1, 2, 5, 6, 7, 8, 9, 10, 11, 12, 13, & 14. Goals 3, 4, and 15 - 19 do not apply. In addition, the City of Tigard Comprehensive Plan Policies 2.1.1, 5.1.4, 6.3.3 and 12.2.1. The Commission make the following FINDINGS in this matter: 1. State-wide Planning Goal # 1 is met because the City has adopted a Citizens Involvement program including review of all development applications by the Neighborhood Planning Organization (NPO). In addition all public notice requirements were met 2. State-wide Planning Goal # 2 is met because the City applied all applicable State-wide Planning Goals, City Comprehensive Plan Policies and Development Code requirements to the application- 3. State-wide Planning Goal # 5 does not apply because no open space would be created or removed by this application proposal. 4. State-wide Planning Goal # 6 does not apply because water, air and land resources quality would not be affected by this application proposal. 5. State-wide Planning Goal # 7 does not apply because there are no natural hazard areas on the property. 6. State-T.ide Planning Goal # 8 does not apply because there would be no recreational facilities being constructed or removed as a result of this proposal. 7. State-wide Planning Goal # 9 does not apply because the portion of land being proposed for the change from residential to commercial is too small to impact the City's employment picture. 8. State-wide Planning Goal # 10 does not apply because the removal of 5 homes from the City's housing stock would not have a great impact City-wide. 9. State-wide Planning Goal # 11 is met because public facilities are available to the site. 10. State-wide Planning Goal # 12 is not satisfied because SW Watkins Street is not improved to City standards and is inadequate to carry heavier volumes of traffic at the present time. 11. State-wide Planning Goal # 13 does not apply because there are no great energy savings to be gained by changing the five residential properties to commercial. 12. State-wide Planning Goal # 14 does not apply because the proposed change does not affect rural land. 13. City of Tigard Comprehensive Plan Policy 2.1.1 is satisfied because the Neighborhood Planning Organization and surrounding property were given notice of the hearing and an opportunity to comment on the applicants proposal. 14. City of Tigard Comprehensive Plan Policy 5.1.4 is not satisfied because approval of the applicants' request would allow commercial development to encroach into a residential area that has not been designated for commercial use. 15. City of Tigard Comprehensive Plan Policy 6.3.3 is not satisfied because approval of the applicants' request will not preserve and, enhance the character of the adjacent established area. 16. City of Tigard Comprehensive Plan Policy 12.2.1 is satisified in that all of the appropriate locational criteria have been applied to the project, however, not all of the locational criteria can be met by the applicants' proposal. The Commission adopts the following CONCLUSIONS OF LAW: 1. Based on Finding No. 10, the Commission has determined that SW Watkins is not improved to standards adequate to carry increased traffic loads. 2. Based on Finding No. 14, the Commission has determined that the applicants' request to redesignate 5 single family residential lots to commercial would allow commerci al development to encroach into a residential area that has not been designated for commercial use. 3. Based on Finding No. 15, the Commission has determined that the granting of the applicants' request will not preserve and enhance the character of the adjacent established area. .,t 4. Based on Finding No. 16, the Commission has determined that the applicants' request does not meet all of the locational criteria setforth in Policy 12.2.1. Specifically, locational criteria (1) (a) is not met. "The commercial area is not surrounded by residential districts on more than two sides." It is, therefore, ORDERED that, based on the above Findings and Conclusions, the application for a Comprehensive Plan Amendment and Zone Change is this matter be, and the same hereby is, denied. It is further ordered that the applicant be notified of the entry of the this order. PASSED: This day of 1984, by Planning Commission of the City of Tigard. President - Planning Commission City of Tigard 0529P dmj 1 •; CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 84- PC A FINAL ORDER IN THE MATTER OF THE APPLIICATION FOR A SUBDIVISION AND VARIANCE REQUESTED BY DAVE EMMETT, FILE NUMBERS S 8-84 and V 11-84, APPROVING THE APPLICATION REQUESTS, ENTERING FINDINGS AND CONCLUSIONS. The Tigard Planning Commission heard the above application at a special meeting on July 24, 1984. The applicant's engineer represented the applicant. Neighborhood Planning Organization (NPO # 2) also appeared in support of the application. No one spoke in opposition. The Commission finds the following FACTS in this matter: 1. The applicant in this matter, Dave Emmett, requested approval to subdivide 1.66 acres into 13 5,000 square foot lots in the R-12 zone (Medium Density Residential - 12 units per acre) and subdivision variances to reduce flag lot side yards from 10 ft. to 5 ft. and the street frontage width from 25 feet to 20 feet and 15 feet. The property is located on the southwest corner. of SW 95th Avenue and SW North Dakota Street (Washington County Tax Map iS 35CA, Tax Lot 2000). The information supporting the request is found in File Number S 8-84. 2. The applicant's justification is presented in the minutes of the July 24, 1984, Planning Commission meeting. The applicant at that time, represented by Engineer Ryan O'Brien, supported staff's recommendation and conditions with the exception of condition # 4 which he wanted modified to add "tapering into the existing pavement". 3. The relevant approval criteria in this case are the State-wide Planning Goals 1, 2, 10, and 11. City of Tigard Comprehensive Plan Policies 2.1.1, 6.3.3, 7.1.2, 7.4.4, 7.6.1, 8.1.3, and Community Development code Section 18.160.120. Based on the record in this case, the Commission make the following FINDINGS in this matter: 1. State-wide Planning Goal #1 is met because the City has adopted a Citizens Involvement program including review of all development applications by the Neigborhood Planning Organization (NPO). In addition, all public notice requirements were met. 2. State-wide Planning Goal #2 is met because the City applied all applicable State-wide Planning Goals, City Comprehensive Plan Policies and Development code requirements to the application. 3. State-wide Planning Goal # 10 is met because approval of this subdivision will provide for 13 new residential units in the City FINAL ORDER 84- PC Page 1 4. State-wide Goal # 11 is met because public facilities are available to the site. 5. City of Tigard Comprehensive Plan Policy 2.1.1 is satisfied because the Neighborhood Planning Organization and surrounding properties were given notice of the hearing and an opportunity to comment on the applicants proposal. 6. City of Tigard Comprehensive Plan Policy 6.3.3 is satisfied because the applicant's request of single family residential units is compatible with the existing neighborhood. 7. City of Tigard Comprehensive Plan Policy 7.1.2 is satisfied because public facilities and services are adequate to serve the site. 8. City of Tigard Comprehensive Plan Policy 7.4.4 is satisfied because the subdivision development proposal includes plans to connect to sewer in 95th and North Dakota. 9. City of Tigard Plan Policy 7.6.1 is satisfied because there is adequate water pressure in existing water lines to service the site. 10. City of Tigard Plan Policy 8.1.3. is satisfied because the developer has agreed to make improvements to streets as required in the conditions of approval recommended by staff and modified by the the Planning Commission. 11. City of Tigard Community Development Code Section 18.160.120 approval criteria are met because the property is relatively small for a subdivision and because of its configuration, the creation of a public street or cul-de-sac is not desirable or particularly feasible. In addition, the variances will not have a detrimental effect. The frontage reduction is minimal and proper access to the lots will be maintained. The Commission adopts the following CONCLUSIONS OF LAW: 1. Based on Findings Number 1, 2, 3, and 4, the Commission has determined that the applicant's proposal meets applicable State-wide Planning Goals. 2. Based on Finding number 6, the Commission has determined that the applicant's proposal is compatible with the existing established neighborhood. 3. Based on Findings Number 7, 8, 9, and 10, the Commission has determined that public facilities and services are adequate to the site for the development proposed. 4. Based on Finding number 11, the Commission has determined the the variances requested will not have a detrimental effect on the public health, safety and welfare or be injurious to the rights of the owners of property. P FINAL ORDER 84- PC Page 2 J 4. State-wide Goal # 11 is met because public facilities are available to the site. 5. City of Tigard Comprehensive Plan Policy 2.1.1 is satisfied because the Neighborhood Planning Organization and surrounding properties were given notice of the hearing and an opportunity to comment on the applicants proposal. 6. City of Tigard Comprehensive Plan Policy 6.3.3 is satisfied because the applicant's request of single family residential units is compatible with the existing neighborhood. 7. City of Tigard Comprehensive Plan Policy 7.1.2 is satisfied because public facilities and services are adequate to serve the site. 8. City of Tigard Comprehensive Plan Policy 7.4.4 is satisfied because the subdivision development proposal includes plans to connect to sewer in 95th and North Dakota. 9. City of Tigard Plan Policy 7.6.1 is satisfied because there is adequate water pressure in existing water lines to service the site. 10. City of Tigard Plan Policy 8.1.3. is satisfied because the developer has agreed to make improvements to streets as required in the conditions of approval recommended by staff and modified by the the Planning Commission. 11. City of Tigard Community Development code Section 18.160.120 approval criteria are met because the property is relatively small for a subd-i-v4s ion -and. __.because-. thy--._property. _is ---r-e'at±ve-ly smal-1 for?—a- subdivision and because of its configuration, the creation of a public street or cul-de-sac is not desirable or particularly feasible. In addition, the variances will not have a detrimental effect. The frontage reduction i3 minimal and proper access to the lots will be maintained. The Commission adopts the following CONCLUSIONS OF LAW: 1. Based on Findings Number 1, 2, 3, and 4, the Commission has determined that the applicant's proposal meets applicable State-wide Planning Goals. 2. Based on Finding number 6, the Commission has determined that the applicant's proposal is compatible with the existing established neighborhood. 3. Based on Findings Number 7, 8, 9, and 10, the Commission has determined that public facilities and services are adequate to the site for the development proposed. 4. Based on Finding number 11, the Commission has determined the the variances requested will not have a detrimental effect on the public health, safety and welfare or be injurious to the rights of the owners of property. FINAL ORDER 84- PC Page 2 It is, therefore, ORDERED that, based on the above findings and conclusions, the application for a subdivision and Variance in this matter be, and the same hereby is, APPROVED with conditions as set forth below: 1. Seven (7) sets of plan-profile public improvement construction plans and one (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. 2. Construction of proposed public improvements shall not commence until after said 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 and also, the execution of a construction compliance agreement just prior to issuance of approved public improvement plans. 3. Half-street improvements shall be required along the 95th Avenue and North Dakota Street frontage to City standards including 25-foot right-of-way from centerline as shown on the preliminary plat, 34-foot pavement width, 5-foot sidewalks, concrete driveway apron for the private street and street lights. 4. The addition of base and asphalt pavement to provide a 24-foot roadway width fronting Tax Lots 2100 and 2200 shall be provided, tapering into the existing pavement. 5. All driveways shall be consistent with Chapter 18.108 of the Code. 6. The method of storm water disposal, including roof and footing drains shall be approved by the Engineering Division. 7. Proper driveway curb-cut clearance from the right-of-way intersection of 95th Avenue and North Dakota Street shall be maintained for Lot 4. 8. The existing public sanitary sewerage main line in SW 95th Avenue shall be extended to the southern end of the plat boundary. 9. Joint use/maintenance agreements shall be recorded for the lots which are proposed to utilize the common driveway. Said agreement(s) shall', be approved by the Planning Director prior to recording with Washington County. 10. Each lot shall be connected separately to the public sanitary sewer line. 11. A demolition permit shall be obtained from the Building Inspection Office before the existing structures are removed. FINAL ORDER 84- PC Page 3 E 12. The subdivision plat shall meet the following standards: a. Vertical Datum shall be City of Tigard (N.G.S. 1929). All existing and established (temporary) bench marks in the vicinity of the project shall be shown on the construction drawing. b. Compliance of 18.160.160 (all) with the following exceptions: 18.160.160 A.2 Capped 5/8" X 30" Iron Rods on surface of final lift will be acceptable. c. Compliance of 18.160.190 (B) d. All storm and sanitary lines shall be placed in positions that DO NOT interfere with centerline monumentation. 13. Lots 8, 9, and 11 shall have a minimum frontage of 15 feet on the private street. 14. Lot 11 shall maintain a 10-foot sideyard setback on the south side of the lot. 15. This approval shall be exercised within a period of one year or the approval shall expire. 16. A sidewalk shall be installed on the north side of the street. It is further order that the applicant be notified of the entry of this order. PASSED: This day of 1984, by Planning Commission of the City of Tigard. 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