Planning Commission Packet - 02/17/1987 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PLEASE NOTE: The original paper record has been archived and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.
AG�;NpA
l"ICiARU PLF�NNINC COMMT.Sa7GIV
FFBRUA�tY 17 �-- 7,30 I�.M,
T3:CARD G�V:TC CE�IVI"E'R _�. �"OWN HAI..I..
].3]:25 �W WAL.L CiqUl._EVAf2D
7�GARC), Of2EGqIV �72.7..3 '
1. CAI�L '1"p QRIJkR
2, Ftql.l.. CAI..I._ '
3 . AI�I�ROWE M�NUTES FI�bM JF�Nl1ARY 2U
A, PLANNxNG COMMx:�SIQN CUMMUNT':CAT�:(�IV
5, PUBLIC I•�E�I�INCS
5, 1 SZGN CqpE: �:XC:E:E7_f.TON SC�: 12.-�86 OF2[::GC3N S�C;N GUI�P/EQUIT'IE.S NW/BURGE:R
K:CNG IUpO # ?.
Rec�u�st 1:� aa.law a raof sign ��prnximatel�y 7.' x ].7' on � Burger� King
r�staurant. Par��r•ty is xon�d I.,.-P (Indtastrial Park) . Located:
iq].05 �W N9.mk�us Ave. (WCl"M l.S]. 34AF1 1at 190q) ,
5.1 pLANNCmD pEVrLqpMf.:lUl" I�D 87-01, SUF3DIV�5:�ON 5 87•-Q2, and ZQNE CHANGE '
Z.C, 87-�Q]., PAUI, K. BAR"f'NqLEMY (RE;NCNV��::W ESl"ATES) NPp # 3
R�quest ta subdiu:i.c�e a �.7 acre p�rapl. inta 50 lots b�tween '754Q and
i.7,500 sq, ft, i.n s�.;r.�; aJ.sa far� a pJ.anned q�u�lopmerit and a xane
chang� fr�c�m R--A,S (singl.e famil.y resider�tial, 4.5 units/ac>re) �n
R--4,5(pD) (Pl.anned qeu�].opnient) . l.ac:atec�; Sauthern end af SW 13?nd
Ave, south r�f Wa�.riut Str�c�at. (WG'i"M 2S1 4 porti.on c�f ].ots 4Q0 and
120q) .
6, Q'TMkR E3US:C�Ih SS
Planninc� Camma.ssi�n/Cii:y Counc9.1. Wnrksha�a
6. 1 Proc:ec��ar� frar app�al. and recUmmendatiohs tn COUYIG�.X (�nd� v.
E71"SlC�:1 G k�� ,
6.7 5igri Coc�� •-- Sign Cac�e Exr.e��aan cri.teria and general issues,
6.3 M�r•ch 20, 1968 d�ac�l.ine far r�moval nf nan•�confnrming signs.
6.4 City dir�ect�.nn regdrdang pl.�n�c� deueJ.am�n� espec9.al.,ly densa.�y issues, ,
6.5 Dawntown plar� uraciate,
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TIGARD PLA�INING COMMISSION
REGULAR MEETING — FEBRUARY 17, 1987
1. Pi^esic��rit Mc��n c�].l.ec� tMi� m��t,iny 1:a �.�r•c��r^ ��: 7;40 C�M. l"h� m��t:i.nc� w<a;�
Fi�:ld a�t i:h� '1":ic��rd Ci.vic (;F�ritc�r .._ "i"C)WIU I-IAI,.I.. f,�ONI"F.17L:N(,'L-' I�qOM 13�.25 '�W
Hal.:l �3l.vc� „ -r'ir�rarc�, qr•�r�nn,
2, ROLL CALL: Preser�t: F�r•��s9.cl�nL Mc7�n; C;an�ma.ssinn�rs qw�ns, F3ui��.er,
l...c�vc�r�l:t, 17�t.�rsan, V�rtcaer�wac�c�, �nd IU�wm�an.
Absent: C:cimmi.ssaar»r•a F"yi..� ancl IU�wi:c7n,
3, APPROVAL 0�' MTNUTES
C;��mmi.ssi.an�r� N�wm<�n a�acl�cl i:ki�t i:h•r:.r�E� n��r���c� 1;�., k�� scam�ttii.nc�J in tN�E�
m.i.nul:es r�c�ar•��r�c� easi��ak�.lxsha.ng s��ai�tc�ar•c�s far d�termi.n:ing whai: si.;r� a s:ic�n
is �nrJ what; cc�n�ti.i:�a�5 1:PiE� s�.gn v�:�r�ias �LhE? i7c�ri.....si.gn K�c�ri�ic�n af �:h��
s�:r•ucLur•n. Ce]mmissa.orier N�wman mc�ved aru� Cc�mm:issi.c�n�r f���t:er•san sec;ur�c�nd
tc.� a�a�r��u� �ni.nutas as an��nd�r�. M�t3.c�ri r.arri.�c� k>y major•i�y of i
�ommisgian�rs �ar�ser7t, C;cammi:>sionc�r I.��uer��:t �hast�irt�c�. '
4. PLANNING COP�M�IISSION COMMUNZCATION
a Scariiur pl�ar�npr I..i.c��n s1:�i�:cad i:N��t a .l.t�l���cr h��d kx��n xric.l�.u�cad Xr� th�
C;ammi.ssi.on�.�r�s p�ac.kel: fr�m J'ramc�s Fc�::•h:�r� �ricl s1:r:�ff�' s rcas�xaris� ta tF�a1:
l.c�i:i:nr rEac�ar•c�ir�g 1:he ��c��ai.i:ins Nurl:hw�s� ��r•aj�c�; at �he carnc�r� af Nimh�us
an�:l S�N�c�l.J. ' s Fei^ry Ro��cJ ,
5, PUBLZC HEARINGS
5,1 SIGN CODE �XCEpTION SCE 12-86 OREGON SIGN CORP (BURGER KING) NPO �k 2
R�qtan:�t �a �ll.aw �t.he insi�a�.l.ai:ic��7 of a 2' x 17' r•cauf s:ic�n wNi�r�p s�ach
siGans �r� s���.ific�l.J,y K>rahab:it:�c:l i.ri 1:FiE� Cocl�, 1�tt� K�rc�p�r�i:y as -r_Uns�c� :z;--C�
(:fr�c�tas�:rial Par^k) , I..uca�nd; 1Q1�.� �W 111a.mb�as �ua, (W(�TM :I.al �4�A 1�0(7) ,
Seni,or P.l.<ann�r L..i.caei•i r����,c�w��� i�:h� r�.ar�u�si: c�ric� m�ac��� st.aff' s r•�can�m�nd�fi:i.c�n
�for deni.tal, I)isc�aasian fa.11nwc�d r�c�c�ar•c�a.rig �I:h� s1:al:�as of 1:h� r�c��h:a�.l. ia:�ps
th�t had l.oc�i;�<a 9.n i:he Nimlaia> C;c�ni;er•,
APPLICANT'S PRESENTATION
, o J'aseK>h Flru.�J.�, �ic�ata�ar�n1: Manay�mE�ni: IUc�rthw�st, shnw�c� c��i�s nf th�
s1:�in�a�d a��r•c�ued h>ui.:l.d•a.ng pei^mii: plaris wM:i.chr incl�.id�d �L-he r•uaf k�r�ar.es ta
�cr..omm�c��ta �:� i^c�of si.r�n. N�� nai:�d th�als 1:here w�s noi:Nii.nc� i.nc�i.r��t�c) on
tN�e K�l.ans j;ha� i:h� i�•oa1= si,c�n wauld N�� �ar�UMik�a.i:�d. W� reuataw�d p��ss�.k�le
oK�1:2nn>, s�ach a3 br^�ckinr� up � wanc�ow i:o giue triaam mor� wal.J. area f��^ a
sac�n. H� �xpla:ii�c�d �l:Nia1: �xisi:�.ng s�.c�n�g� is ulastr^uci:ed k�y th� gra��� of
�r�� sa.i.� �nc� k>y a s7.gnaJ.iz�tinn bc�x J.ar.a��c� on ��hc�l.l� Ferr•� �o�ad �tnc� SW
Nimhus. I�I� sts�l:pd �ha�: 1:h� r•c�of �igri wo�a.lc� bp law�r �han cal:h�s^ s x�ns i,h
thc� �r�r� ancl tr�<ai: �rie roc�f is an�,y � fr�w d�gr���s t�ff pa,tch oi;Ni�rw9.�e i.s
coul.d ha� c],assi,fa.Fad �s a wa.lX , Alsa, i:h�y c�o r�c�� havp a dir•�ct �cc�ss
or71:a 5criaJ.�.s Ferr�y Ftc��c�, Fiow�uer, th�re en�4ir�e haua�.danc� fac�s Sc;hc�ll.s :
1=�r1^y Rc��d,
o p�,>c�a:�s�:art f<�J.�.ow�c� rer.��rc�i,nc� �hie an�arove�l k�iaaJ,d�,i�g ppr�mi� pJ.�ans and �:h�
uisib7.�.i�y of 1:ha r�pst�ur•artt frram wG1�raZls �er•ry Roac�,
Pl.AN111�NCy CqMMx�iSxq111 M�:IVU"I'I:.w F��3�lUA�2Y �.7, �.9$7 — pAG�: 7,
�
� ��_�_a._. �,�,x.
� _ _ .. _.. _ . -_ _
PUBLIC HEARING C�OSED
o C�mmissi�r�nc�r• L..�u�r�i�t. 5W��77(.11"'L"f?CI th�� r�qu�>1:, hl� stal��r� hc h�ca driu�n k�y
anc� h�.�l c�ifificuli:y recngni,rinc� the si.te,
a C�camniissaon�:�r N�wman, hac� no pr�abl�m w9.fi:hi tF» r�c�uest, howeu�r, di.d not,'
f-��1 1:h� siu�n cnul.r� b� a�a�rnu<?d tarider th� CCJ(�P_,
�� Comn�a.sqi.on�r� ��et�rsc�n f�uor�c� �M�� �r'C�po5i+1J.,
a (,nirimissiUner Vanc�erwaad suppnrtHd 1:hn rec�uest. fihe fp.lt the s�.gn h�d th� ;
a��earanr..F c�f a w�l.]. s ign rai�h�r� than a r•nof s ign, !
a Cc�mmissianer Mu�n s�:ai:cad h� had donc� d surun�l nf i:he Bur•c��r Kings in th�
a�^�a �ricl h�ca com� i:o i�hE� r.nr�ctusaon th��t: th�y al.l. �.c�ak tN�� same ancl mnst
c�f i:h�m c�id not hau� r�o�f s ic�ns.
a C;amma.ssa.nn�r OWE?I'15 nat.�c� th�t: th� C;od� dn�.�s ncat per�m9.t r�.7caf sa.c�ns, �hF
cari�irn�nd 1:hat i:h� nr�i:ire c��v�lapment was nat c�asignpd f-or rEa�Laa.l use, i�ior•
wGa�a ii°. d�sigric�r� ta ai�.:i:r�ct str��.�t tr•�ffic fr�c�m Schc�l.l.s f�'erry, Sh� f�J.t
1:he s9.t� had �dpquat� ui.sibila.l:y ai�d 13urc�er� Kir►g coulrJ be aasily
id�nt�.fa.�d.
�., Cammis:ai.on�r• E3�,il.t:c�r• fE�J.t thE� �xc�K�t.i.c�n sl•ipuJ.cl b� c�iu�n �s :i��, a�p�ars i:a
have lan�n approvc�d an i:hp buil.ciinc� �a�rmit pl�ans ,
� Cammi.ssi.an�r Variderw��c� move�� and C;nmmi.ssioner l..au�refi:1: s�r.and�c� tc�
a{��arova ;.;C�E_ 1.?..�_86 ba:s�d on 1:N�� f':iru�inc� �hat cr•ii:�r•i� .l , b. caf secti�ri
18. 1].A, ].A5 aK>pJ.i.es. F1l.so, k�c�caGtse the si:ruct�ara]. �c�rtaon of i�he sa.�n
��a��a�^s i:a have huanri za�a�r•nuec� h�y •l:he Build.i.r�� piuisiun. L+�aff is (��.Y'4�C�P..(�
to �r���arE� i:h� fa.n�a. orc��r� anc� far Pr�s9.rl�nt Mn�n ta sXc�n off an {�hat
fa.nal or•c��r•,
Mol:ion car�ri�c� l��y major�ity vai:e of Commi.ssinn�:�rs �rEasent, C;ommi.ssinner•s
Mo�n, Owpi7s, and Ncawm�n ucai:irig r�a,
5.2 PLANNED 0E'IdE1.�DIP4lIEl�l�' PD R?-UY„ SUBDIVISION S 87-02, Zld� CHANGE Zl� 87-01
PAUL BARTNOLEMY/MARTIN ZEIMER BENCHVTEW ESTATES NPO � 3
' R�ra�a�si: fc�r a 7..c�ri�.� Chcanc�� frnm R.�"4,5 to R...4,5 (RIJ) (Rcs9.�i�ri�.i.�a1, 4.5
un9.i:s/acrR, P].ai7n�d p�v�l<��m�nt) �nd a Subdi.ui.sion/P].�nned I��uel.apm�nt to
da.uidEa a ].7 r:�cr�e pnrti�.�n af �a 35 acre �ar�c�l. i.ni:c� �iq ].a�s r•�nc�irtg b�t:we�n
7,50p arid 17,50� srauar•e fnet :in sX;r.P, l_ncatnd: Sn�athern terini.nus nf SW
].32nd Flu�n�ae haEai�w�er� �W Wr�l.n�.it ancl 5W E.;�aJ.l. Mountain Ro�ad (WC;l"M IS:� 4, Tax
lai: �00 and ].200) ,
Seniai^ P1�nn�r• L.9,c��n st�i:ec� that; th�re w�s^� seueral issuc�s whii.ch neee��c�
1�a h�e ac�dressec� s�achi as i�he transpari:at�.on anrJ S�nsi{;iu� l.ands . Ha
�M��r�ested �hat thi� Cammissi.oi7 oK>en the puk�].�.c hearanc� aricl �ak� publ.ac
t�sl:imnny i:h�n 1:aM�le 1:h� ii:�m �L-o 1:h�i.r next h�ar:ing k�pfare m�ka.ric� a
d�casar�n.
c� Di.scu;�sic�r� foa.l.owec� rer�a�^di.ri� �aking p�abl�.c t�sti,many. Th� g�ner�J.
GOI'1S�I15US nf the Commissaon was �Fiat thiey wanted to hHar eu�ryi:h9.nc� at
ari� ti.me rancl woul.d prefer ta wai.� ta t�ake �uk��.ac �Gestamony,
NI_f��IIV�NG COMM:Lu�S:LON M�NUI"�S 1=C13�UARY 17, 1�87 •� PAU�. 2
� Cnmm9.ssi.c�rier• E3ut.1Fr mc�u�Gl �and Conima,ss�.aner• V�r�d�rwc�ad seconded tca t�b1� ;
agenc�a a.t:�m 5.2, Zone Cnangp 7_C 87...Q1, �ulac�iuisa.an S fl'7--Q2, and Plannpd
D�uel�.�pment PD 67'-•-0]. t� i:F�e Mar�ch 17th Plann9.ng Cammassian heari.nc�.
Motian carr•i.ed by majar•ity of �ummissianers present. Presider►t Ma�n �,
uati.ng nc�,
6. Other Business
Th� Camm9.ssi.c�n �djnurnc�d at 8;30 ancl w�nt arita � workshap wi.i:h trie Tac��rd ;
(�ity Council. (Minui:as w�r•e 1��kpn r�y (�i�l:y �auncil' s s�cr�tat^y arid will be '
av�i].�k�le ai: a l�ter d�te. )
7. Adjournm9nt 8�30 pM,
_..... _._��?����. ` ,., �._, ._.�._..__....._. ;
' n9.ane M. Je�.d � s a�Cl"P_'I:clY'y � �
�,.�.».I„H���:
.,,...-LG-.-:..,�.[G.�`.e[t„..�' �e�!.„.�.��._..___._.__
A. qarialc� Moen, Presic�ent
300AP
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pI,F�NN1:Ni� CqMMxSfi1:01V M�:NU1"kS �'�BRUARY 17, 1987 -- PAGE 3
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PLANNING COMMISSION ROLE CALL:
�,(� Doaald Moen (✓ STAFF: �
Bonnie Owens l �t-f' �� , ���
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f�-� John Butler "
U Milton Fyre �� ri
U�JY Deane Leverett
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��,y,� Dave Peterson ,I
� Chris Vanderwood !
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Wi11 Newman ;
Greg Newton
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P.O. 30)(370 PHOfVF(503)684-t�360 ������
�EAVERYON,OREGOfV 97075
[���I�6 G���ac�� ��e���ft��o��
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�, City of Tigard � �
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DATE �� _ �� _. _ _ .
T I G A R D P L A N N I N G C O M M I S S I 0 N
NOTICE: A�L PERSONS DESTRING TO SPEAK ON ANY TTEM MUST SIGN 'i'Iit:llt NAMli
and note their address on this sheet. (please Print your nant�)
ITEM/bESCRIPTION: ` J�
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and note their address on this sheet. ( lease Prin your n�m�)
ITEM fbESCRIPTION: � ; '(/I � ��'0 ' .� C �7 OI
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City of Tigard ��-�� p� 1"IGah�
Plenning Commission ��.A�J��RN�► ���rM
1�125 SW Hel l Bl v�.
Tigerd Or. 97223
Dear sir�:
i om writin� ta yau egein concerning the Equities Northwest pro ject ot the
corner o� Nimbus and Scholt's Ferry. This is the project thot includes the
Burger King restourent. ,4 dozen or sv neighbors met with e
representativ� ot Equities Northwest last summar end we thought we had
worksd aut our ditterences over the pro ject. It turns out thot this may nat
be the cose.
Aftsr our meeting last surnmer the neighborhood wos essured of the
tailowing.
1. The top of the building would be painted o derker color to cut �down
an g�are.
2. Evergreer� trees wauld be plonted every ten teet ocra�s the beck of
the building. This woutd help hide the ugly well th�at foces aur
neighborhood.
3. Arb�arvitoe would be planted ot eoch end ot the buitding to prevent
the heedlights ot cers irom shlning into our neighborhood until
lot� at night.
�i. Equities Narthwest woutd consider adding additionel screening to
the t�ap ot the building on our side tv hide the air conditioning
units, vents, and treming tor the front screening.
5. T�rere w�uld be no signs piaced on the beck oi the building. I
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Most ot these promises were repeeted ed� e planning commission meeting !
la�t August.
A couple at months aga they did so some landscaping but only pert of whet
was promised. The trees acros� the back are 40 teet apart not �he 10 th�t
was promised. No arborvitae hedge was created and just as expected the �
lights shine into �nur neighbor's houses os people drive into the Burger King i,
GEORGE FOX COLLEGE/NEWBERG,OREGON 97132�(503) 538-8383 I
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resteurorot. In additimn ther� is cansiderable constructian debris in the
gr�enwey behind the project.
They hove apporont�y rejected our request tor screening ecrass the top ot
th� building and recently ploced e �ign (Or��gon First Bonk� on the bock of
the building thot will glow ali night long inta our neighborhood, We
prot�ested to Equities Northwest ebaut the sign on the back ot the building
ond their response wos thet they heve a legol right t� plece a sign there ,
end that the decision was made efter the neighbors were assured th�re
wvuld be na signs. We then protested to Ore�an First 8ank. They �►ere
mare sympathetic ond the Yic� President ot Operotions, Mr. W�elker, �ras
not �ware of the promises mode by Equities Narthwest nbout no backwall
signs ond odditional lendscaping. The purpose of the trees wes to cader
the bockwall and in so daing they wou�d eventuoliy cover #he signs enyway.
Mr. 4Velker hes ir�dicated thet the sign will be moved but Equities
Northwest te11s o ditterent story. And this brings us to the nex#, problem.
Equities Northwest has e signed ogrgement with Hi Tech Sight and Sound
thot prevents ony signs but theirs �n the end ot the building. Ore�on F�rst
8onk hos on ogreement with Equitiss Narthwest ta provide edditionel
signing t� be seen tram the roed. Equities Northwest has promised the
neighborhoad that no signs would be ptoced on the beck of the buiiding
(sig�s here don't �ece the raod onywoy). Equities Northwest seems willing
to pramise enyone enything to c�mptete ond leese their pro ject. Now
Equities Northwest is going to request e sign varience etlawing more sig�s
olong Scho11's Ferry. We believe tt►ey ore going to use °the good ot the
neighbarhaod" as an argument tor odditivnal road signs. White it would be
preteroble, trom the perspective of the neighborhood, ta heve additionol
signs nlong the r�ed insteed oi tacing the neighborhood we dlsiike being
forced into such e chaice.
This project wns illconceived from the� beginnir�g. The lond they bulit on
wes too small tor such o project. �omehow they maneged to get additionel
tend out af the greenwe� and o varience tram the city to aliow tewer
parking spaces thar� narmnll� required. �Ihen we reised our �oncern thet
the insufficient perking would leed to mar�e equisition of greenwoy we
were ossure that �.he parking wes more then sufticient. One dey lnst wesk,
at tw� in the etter-n�avn, there were only two empty porking spaces in the
entire lot, and the building's spece isn't even oll leesed yet.
The piece �ut lerud they seiected for their project is zoned os on orea to
pravid� suppor# s,ervices for the Koll 8usiness peric. Every business that
hes leased spece so for relies almo8t entireiy on off street treftic. The
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8ur��r King d�mands tarae ama�nts of trofti�. !
Alsa, they were oware ot si�n cade o-estrictions and yet dssigned o project
th�� sits diagonelly on the l�nd sa thet the frant ot the buitding con only
be seen trom one direction on Scho11's Ferry. Then they pla�ed e Burger
King in frant of the building ettectively moking the business in bock of it
invisible irom the raa�d. This meens thot if the businesses ore to get the
of� street traffic they r�quire {but should not) they wi11 nee�J additior�el
si�ning elong Scha11's Ferry. They fiove hod ong sign vorience turned down, ,
8�urger King has one in prace��, ond Equilies Northwest is going t� try far
anather.
Finoll�, #he pro��ct was buitt �►ithin e holt mile oi three other helf empty
shopping meiis 4tour it you count Lohman's Pteze). Equites Northwest is j
opporently trying to compete by promising the sky to on� potentiol tenent
(remember the rrorionce request to ollpw a Deli into the pro ject).
White i em nat sure at the extent ot the plonning comm9ssion's outhority
this is whot we believe will protect our neighborhood. _
1. Require Equities Northwest to compl�te the tond$�oping os .
promised to the neighbarhood. Including the odditionoi evergreens
ecr��ss the back ond th� orborvitae hedge 41 believe they posted o
bor�d tor the tendscoping). All at tr�is ho� been promised.
2. P�rotipide screening ecross the back to hfde the ugly trnmework ond
eir conditianing equipment.
3. Cte�n up the debris lett in the greenway.
4. Req�iir� Equities Narthwest end the Burger King to live within zoned
sign restrictions.
5. Peir�t the top ot th� building a darker cotor as promised. •
6. �ut no signs un the back ot the buil�ding os promised.
7. Den� requ�sts tor odditional greenwey len�.
I don't think Equities Northwest took the zonin� restrictions or the city ot
Tigard seriously. Thsir repeeted ond pertially successtui ettempts to
obtein verionces is evidence o! this. The peaple of our n�ighborfiood most
direct�y eftected by this project hove invested w�il over e holf million
■r _ LL __. _ �__._ _._ .:
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dollars end ha�e produced o nice stable neighborhaod. Most af the
veriances requeat�d or ellow�d in the zaning ere detrimental to the
neighbortroad in one wog �r onother and the entire pra j�ct daes not re�lty
sui� the zoning. 8eceuse ot o camedy ot error$ the neighborhoad wo� nevsr
invaiv�d in the design review tor the pro ject. While it is too lote ta
redesign the pro ject it is nat �oo lo#e to minimize the dam�g�.
i epologize tor the long letter but I hope that our experiences with
Equities Northwgst might help the plenning commis�ian and other
neighbarP�oods in the future.
Sincer�ly,
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�s�°��������`� ���� �
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�.James D. Foster, PIa.D.
;�
Associete Professor
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CITY O��TI�A RD
January 23, 1987 �RE�A��
25 Years of SeMce
1961-1986
Dr. James D. Foster
George Fox Gollege
Newberg, OR 97132
RE: Nimbus Center
Dear Dr. Foster:
I have rece�ved you letter regarding problems related to the Nimbus Cent�r '
located on Scholls Ferry Road. Tkiis letter will be copied and presented to `:
the Planning Commi.ssioners at their Februarp 3rd hearing. A Sign Code ;
Exception for Burger King restaurant will be reviewed by the Cammission on r
this date as well. �
I would like to briefly addreas the points you raised in your letter.
1. Develonment is permitted within the 100 year flood plain for
�; commercial and industrial properties. The applicant did receive Che
--v necessary approvals from� the City, U.S. Arm}r Corps of Engineers, and
Division of State Zands following two public hearings.
2. A variance was not granted for the number of garking spaces
provided. However, City standards were only exceeded by one or two
spaces. Since our requirements are minimums, parking availability
may become a problem for tenants and customers.
3. A landscaping bond has been posted for the completion of the
landscaping t� the rear of the building. The approved landscaping
plan has tree spacing of 10 to 40 feet. Before the bond is released,
landscaping must be completed as shown on the plan (attached). "
Naturall,y, the City has no ob�ection to exceeding what is illustrated
on the plan.
4. Screening of the xoof and HVAC equipment and choice of paint colnrs
are design iasues which are not covered by City ordinances.
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5. We have sent our Code Enforcement Officer to check on the debris. If
they are still present, the City will order their removal.
13125 SW Hall Blvd�,P,O,Box 23397,Tigard,Oregon 97223 (503)b39=4171
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6. The Planning staff interprets the Sign Code to prohibit a wall sign
on the rear of the building as in the case of the Oxegon Bank sign.
As yo�x know, the sign has been removed and I do not anticipate an
application to allow such a sign.
7. If additional flood plain or greenway area is requested for
development, a Sensitive Lands application and public hearing would
be required. I have received no indication that such a proposal is
forthcoming and I would suggest that it will be difficult to obtain
an approval.
I appreciate hearing from you and Commission will be interested in �eadiag
' your letter also. If you have any questions, please contact me.
Sincerely,
� ���
Keith S. Liden
Senior P�.anner
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C:I;"I"Y QF" T]:G)Fl12C) PLf1NNI;NG; CqMM:I:��,�:nN
` I'=:CIUF�1� p1217f;;R N0. 87�-QA I�t�
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Fl F�'�:111F11.. qRC)E:I� I:IU(:I..U1:�7:IVC•; F']:111L):�:I11G5 ANC) CQIUC;I...U;.;];QI11S W�d�:C;H Af�F>RqVE"�; AN �IC�F�I.:�C;�l�":I:OIU
I'°pl� A S:x(aN C(917E F:XC:k:I�..f.:f,ON (SC;E ;12,�.86) 17hQt11tiS"I"F:.p !3Y OF2F'.GON ;:Cf3N (�qMf�AIUY,
'�"h� T'i.c��rc� P.lanriii�g Cammissi�n r�vic�w�d th� �tk�c�ve a�pli.cal::iUn a�� a �auk>l.ic
h�arinr� cin F"�k�r�u�ry 2Q, 1�Q7'. The Commissi.ari b�asec� its d�r..i.sx�n on th� fact:s,
�f�:inc�irir�s and ct�rir.l.�asiaris r�o1:�d b�law,
�, ��r.;.r.,�
1. , C�en�ral T:nfc�rm�i�:ion
Cf��E: ;a.c�n (�oc�e C:xcer>t:ian 1?....6fi
RE:t�UE:.;"t'; To �aJ.J.ciw iri:>t�J.].�i�a,nn of � 7..' x J,7' rc�c�f sic�n wh�re st.�ch
s:ic�ns are sp�cificaXly �aruhila:it�d in th� (ac�c��.
C;nMf>RE::i°IC::N�;T:VE F�L.F1N �k:.,I:C,iUAI":I:QIU, L.i.yh1�: I;r�clual:rial, (7:...-L)
':l,Ul�:[NG I�I;�S;f(31U(�'�":T:ON: :Lnc�usti^i.al. I�ai�•k (:C.._p)
AF���L.I:(:;AIU"I": Ur�c�c�n C;ic�n Carp. OWNE�F2: E:c�uiti�:�s Nnr��:rrw�st
�?'7n1 Sf.: 1.Ath Aue, 1543!i0 �:W Mac�dam, S�ai�� 32Q
�'�z::� F>ar^t7.�ric�, OF2 9%7..4?. Pc�r1:J.�nd, qFt 9'7'2C�].
I_OC:A'T:CON: ].017.5 SW Nim�aus AvH. (WCT'M 1�1 3Af�A L�t J.�JQO)
7_, k3ack�raund.,]:nfarniatian
F�er�mis�a.on i:o c��u�].ca� the sul�jE�r.t �ar��p�r�ty wi.i�r� an i.ridustri�l bua�.c�a.nc�
was gr•an1:c��� in 1�.�75 (CU 6•--75) anci �n a�aprava7. to ac�d w�.�r�hatas� sra<�ce
was gi.v�n iri 1�7� (CU J.M-78) , In March, 1�86, a Si.t� D�vel.a�m�?n�
R�u;iEw a�plicai::ion far r.unst�rurt:a.on nf a ?.2,I'75 sr�taar� fc�a�
busin��ss/r^�i:�ai.l. b�a.i..ic��.ng �anc� �r��.a 370Q squ�r� fc�ot E3urc�Ear Ki.ng
r�si:aur�r�t was ����ar•ovt�Cl :3ldIJ]�C'� 'L'Q cer•L-a:in cr�ric�atit�ris ,
A w;ign C�.,ca� E:xr.ca��ti:c�n �K>pJ.icati.c�n tc� ��.11.ow 1:wa fr��s��t�•�di,ny signs wh�rE�
or�� �.s �l.low�d w�s d�na.�c� h�y 1:Nip P:lann:ing Cnmma.ssxun :�n J�an�, 1�86
(�C;E: 6-�•6Ei) . Th� a�K�a.acar��: prapasec� ana 36 sc�uar�� f'ant, 9 ���c�t t�J.l
mc�nurn�ri�h sign f-or �4he rFasi:aur�ar�t and i:NiP spcand sa,c�n w�s xn�t�artci�d as a
].5 fio�>t hi.c�Mi, 77 sc�ta�r� foa� t�n�ni: sa.c�ri.
3 . Vicxni�Informatian
Pr�.,�erta.�s �o th� north nf Sr.ha].l.s F'�r^r•y �aad ar� xr► �3caau�r�on �nd ar��
zanr-.d (�a�n�aus—:Lndusi:��i.al (GI) , F�r•a�er•t�a,ns �:a i:h� east �nd sau�:h�ast �rP
-r..oi7rd ]:-� (x;ndustr�a,�]. Par•k) , Prc�p�rti�.5q so�ath a�F F"�nno �re�k ar�e zan�c�
��--4,� �Single F�mi ly RP_B�.C�G1'1�].a��., 4.a un�.ts/acr�) , Properta.PS to the
�'�R w�5� �are ranc�c� R-�].2 (Mul.ta.--f�tmily Resa.d�n�a.�al., 12 uni,ts/acr��) �
F:CIVAI_ qRI��R �7�-Q4 �C -- pR�GqIV S;�:CN Cq,/HURf��'Ft K�NG SG� 1.2-�86 — PAG� �.
A, �,ite T:nfarmatian and Pra�a.asaJ._,��scri�tian
�� •
� 'The Burc��r Kxng rasl�aur•ar�t is situa��c� at �Lhe nc�rth�ast�ern cor•ner of
th� prc�p�rty, l"he bwi,].dinc� daes �7�at dir�ctly fdc.:e �i,tfi�r^ SW Scholls
F�rry Rd. ar• fiW Nxml�us Ava_nu� haut rai:her it fc�rms �n angle w:ith N,�uth
, streel:s, Burg�r� Ka.nc� wtas gr�nt�d a �agn permit far a 3f� squar� foat
wall sign nn i:hP saul�hern laua.lding facp i.n Parly D�eemk�er, 1986, t.,ast
week � 71 5c�uare faot Rurg�r Kirig t�n�nt �zgn was �r�ctecl a].�ng �W
�challs Fer�ry Raad (SN 1p3....g6) ,
The a�p].acan�: nc�w r��c�wests a �ign Ccid� Exc�pti.can to a1]:aw the er��cti.on
o� a 2' x 17' r•oc�f sign whi.ch will k�P 1t>catGd an the frunt �aori:ion of
th�e rc�caf di.rec�t):y f�ci,ric� the a.v�LerseGl:i.nn,
5. Aqencx.and .NI?0.Comme�n;��s
The fit�te Hic�hw�y [)ivasion and tF�� E:ngine�rzny Da.ui:si.c�n havE r�vi.�w�d
the prapnsal. and have no nb�ections �Lo it,
J
Thr� Bui.lding Diuisi.�n has r�vi�wed i:he prnpasal. artd has th� fol.J.ow9.ng
comm�rits;
]:f c�ther �ppl.icartts hau� been d�nied a permat fc�r similar sa.gns,
th�n 1:he �ity shnu.ld be consistent in its ap�lir.atian of the S;ign
Code.
Np0 #�. r�vi.ewed tNiF propos�l. and vat�d to rer.amniend deni�]..
�:: No a�her cammeni:s wpre receiuPd.
E3. F�:NDI:NGS ANC� CONCI..U�;1:qNw
7'h� a�pli.c.ant is r�questang an exc�pi�9.an ta 5�ctian ].8, ],].4,4I0(h) whick�
stai:�s: "Rnpf signs o� any kind are prcrha.b�:l;c�c�, inc.luc�ing i;empnr•�ry
signs. " rhe appl�a.c�ant natr�s tha{� s�ac.Fi a sign as customary far� Bur�ger
King rastaurants.
Th� r•eleu�nt aK��r��val cri.i:er�i.� in thxs case �r•� cont�a.ned in Sectiarr
18, 11A, 145 of i:h� CnmmuniL-y I�F?UP_�.U�ITIf?I'l� Cade. Tn or<�er i:a justi.�y an
�xceptann to th� sic�n code, on� af tPiE fo�.lowing thr`ee r.riteria (CUC
18. 114, 145) r�ust be satisf�.�d;
a. The pr�.�pos�c� si.gn c�c�� �xceptic�n i.s ncacessa►°y Faec�use a
cnnfor�mi,ng builc�ing or sign on an ac�jac�r►t pr�ap���ty wauld
l.imi.t �h� vapw c�f a si,gn �rect�d c�n th� site ir� canformanc�
wxth the si.gn co�e s�andarc�s,
b. The pro�rc�s�d exc.ep{:i�n tc., the heic�ht li:ma.ts in �rie sign
coc�e i.s neGes�ar9l ta m�ke the sign uxsi.bl,e frnm i>he s�r�et
because af �Ni� �ppc�graphy af fi:h� site,
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H;�IVAI� bl�qk.R H7-�QA PC �- nh7FC;QIV S;LGN ('4./HUF2G�R K;CNG aCE �.2w-95 �- PAG� 2 ;
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c. "I"herca is an acces� dr•iue which s�rvi.ces thi� busxn�ss or
s�r•u9.c� fir•cam a strn�t al:her than the str•eet an which i:he
� IausinE�as is lc�c�ted.
At'1:er revi�wing this appl.9.r.a�ion, i:he Planning Cnmmi,ssian canclud�s that the
propos�d sign is justifi.ec� �car 1:wa reasons, �'irst, tP�e applic�nt i�nc�i.r.at�d
that drawings for^ the propased sign wnr� incluc��c� as part of 1:he bui,lding �al.an
submiti:ecl ar�d tPi� bui�.di.nc� pl�ns were sUbs�c�uent].y �p�roved by tha� diu9.sion
in A�ril, ].�8f,. 'Th»refa�e i�he applicant rnterpr�i:�d this �o m�an i;htat theY
cauld p4it: a si.gn on thi� r�onf, Second, th� Planning Cammission be).ieued tNiat
i:he prnpas�c� excP�t:ian �o i:he height .lim9.tatinns in i;he 5:ign Cade is necessary
ta make 1�Fie si.gn visib].� from tti� s�re�t: k��caus� of tha topc�c�r�aphy af the si.te
as a�.lowed by cr�iteri.a b, abouP.
C, p�.CI�7;QN
E3a��d u�an the fi.nda.i�c�5 ane) GpY1Ca.l.la7.ql'15 ak�au�, the Pl.anning Gc�mmassi.can
apprnvps SCE 12-•-86 subject ta the follow9.ng cnnditians,
1, Th� sac�n H7."I_2 sh�11 not exceed 34 squar�e f��� i.n ar�ea,
?.'. A �x�Ly of Tigar•d...-�pproued sign p�rmit shall k�e ubi�ain�d �rinr tc�a
er�ecti.on c�f the sign.
3 , The sxc�r� wi.11. bE� et^�ct�d �x�c�:].y a5 shawn c�n plans submi.tted to
1:he �ammission on �he nor'thtaast ranf f�cp to the ric�ht of i�h�
driue•._9,n canapy.
�r
.: 4, This a�aproual. shi�l�. expire i.f not �xercised witNiS.n one y��r of
the final d�cisinn date notpd b�1aw,
I:� i.s furthier ar•d�red that the app].9.cant b� noi:i.f9.ec� nf the entry of this
nrder,
' PA��SFt), Th9.s �a day of �'ebruary, 1987, by tF�e P].anninc� Comma.ssion of
the City of Tic�a�^d.
. � ��-�����i�//`e`..—"
bon MaPn, Presidpnt
Tigard Plr�nning Cammissi.on
I�AS;cn/3p�£3P
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F'TNAI, QRpEl7 87--4A PC — bREGqN SxGN CQ./BURG�R KxNG SC� 12-�8F -- PHG� 3
STAFF�' �2EPOR"I" ACENpA x3"�:M 5. 1
f-"E13RUARY 17, 1987 .�- 7;30 P,M. ����
l"IC,FtRD PI..WNN1:l�C CqMM1�C;1pN
'1"xGAF2D C'C'TY 1-1F�I:�L -- TOWN F�F�LL
1317..5 �W fdAL_l� BL..V�,
'1'TGARD,, GR�.GON 972?_3
A. F'AC"I"�
1. Gener�al. In�Formatian
CA�k; Sign Gode �xceptian ].2•�-86
� � i
R�:(�UEw�'I"c T'� �a].l.aw i.nstalla�aan caf a ?' x ].7' rc�af si.gn wh�r� such
siyins are 5�7QC].�].Gi��.I.y �aroh9,�a9.i�ed i.n i:he Coc�e, i
COMF>REP�ENSIVE pl.hll� DESIGNAT1:Qi11; Li.ght I:ndustri.�tl (�--•l.)
�
LONING pES:[GNA'1"T()�1; Tndustra.al Park (�-•-P)
APPLIC;ANT; Or�gc�n Sign Corp, OWNF:.'R: E:qa�iti.es Northwest
2741 SF 1Ai:h Ave. 5550 SW M�c:adam, Sua.te 320
portl�nd, O�t 97242 Portland, OR 9720].
LpC�'1":�C�N; iq115 SW Nimlaus Aue. (WC7M i.Sl 34AA L�t 1900)
2, Background Infarmatian,
permis5ion to d�velap thie subject property wi�h an i.ndwstr•i.aJ. buil:dinq
was grar�i;ed zn 1975 (CU 6•--75) ar�c� an appraual t:n add warehc�use space
was <�i,uen i.n 1q78 (CU 14-78) . In March, 1�g6, a Site Dev�lopment
Reuxew applicatxon fnr c�anstrwctian or � 22,7'75 sq�aar�e fcaot
business/'r��t�a.l: bu9.lding �nd tFte 370p square faot Burger K:ir�g
restaurant was approved subjec� to c�rtaa.n c�andxt9.ans.
A ��ign CUde �xcep�i.c�n ap��,icdt:ian tn dllow �wn freestandir�g si.gns where
�n� is a1lowPC� wa:� deni.c�d by i:he Planning CUmtniss:iun iru June, 1��6
(SC;� 6--86) , rhe appl.acdnt pra�aased one 36 sqwar�e fr�at, 9 fnat t�J.,l
monum�nt sign for� i:h� resi:aur•ant arid i:he sacarid sa.gn was i,ntended �s a
r
15 fa�.�t hagh, 7Z sc�taar� fuat t�nant s9.�n.
3 . Vici.nit .Tnformal:inn
Pr�.�per�i.�s fi�a the nor�th af Scho].ls �'erry Road ar•e i.n ��av�rtan �nd ar�
zanac� Gampus�-�ndusi:ri�l ((rT) . proper�ties tn the eas� and south�ast a1^e
xoned �-�F> (Industri.al� Park) , Praperti�s sou�h a� Fanna Creek ar•e can�d
R»�.A,S (Sing�.� �ama.ly Resi.d�ntial, 4.5 una.ts/ac►^e). Pr�aperties �o �he
wes� are zoner� �--12 (Mu�.ta�.,�ami7.y �esi.dentzal, X2 una.ts/acr�) ,
ST�FF' �t�pC7F2T -- �C;E �,2�A6 �- PA(a� 1
�
� _ _. , . _-__�_. .�._..,,_
A. �ite Infc�matiar and Propasal p�8Gr14�XQn
The Bur•ger Kinq restaurant is situat�� at the nartheastErn cnrner• of
�he prnpe�ty. �he bu��ding d�es nat d�rectly face eit:h�� �W �choXls
Ferry Rd, or^ SW Nimbus A���nue haut rather it farms an ang.la with bnth
s�reets. gurger Kiric� was grant�d a sign permit for a 35 square fnnt
wa�.l sign an the snuthern builc�ing '�a"1CP_ in early pecember, i986. I_,a�t
we�k a 72 squar•e foat Burger King/�enant wa� erectec� aJ.ong �W Schalls
Fe►^ry R�ad (SP 1p3�8b) .
"fh� appla.cant now r�quests a Sign Cade Fxce�tian tn al]:ow the erectaan
nf a 2' x 17' raaf sign whzch will be lacat�d on �:he frnrit partian of
the ruof directJ.y facing the intersectian.
a. Ac�,en_�and NPp Comments
The St�t� Mighway Divi.sion and th� fngineerinc� Da.visi,an ha�e reva.ewed
the prr�pasal anci have no objectians to it.
Th� Bu:ildi.ng Divisaan has reviewed the pr�oposal and has the faXl.awa:ng
cnmments;
Tf ather� applicants hav� been c��nied a pr�rmit for si.milar signs,
�i�� the Ci�y sMaulc� be consist�n� i.n its applacatian a� the Sign
Cnde,
NPQ #1 review�d the pr�o��osal. and voted ta recomm�nd den9.a1. �
�
Na ath�r cqmmpnt� we�^e recea.ued,
B, FTNq�NGS ANq CONC:Ll1SrON�
:�
The a�pli.cant i.s rc�c�uRSting an exc�ptior� tn S�r.ti.an 18.11A.OIp(h) which
states: "Raof signs oF any kind are prcahiba.t�d, including temporary
signs." The a�aplicant notes that such a xign is custamary for Bur�ger
King r�staurants ,
The relevant ��proval �crit�ri.a in this ease ar� cnntained in Sec�a.nn
18, 114, 145 nf the Communxty b�uelopmerit Code.
, The Planning s�aff conr.l.�ades that trie releuant Community Develapmen�
Cnde requir^�ments P�aue not be�n met t�ased upon the findi:ngs b�1�aw: t
1, �n order i:c� justify an �xceptian tn the sign cod�, one af �he
fol].owxng i>hr�ee criteria (CDC 18, 11A,145) must be s�tisfied: f'.
a. T'he prnpnsed si.gn code except�.on is necessary because a I
cor�forming building ot^ sxc�n nn an adjac�nt prnper�y would
limit �h� va�w o� a sign �rected an the si�e in can�Farmance ,1
with 1:he sxgn aode s�andards�.
b. The prc�pased excep�ion ta th� h�ight limits in the sign 4
coci� is necessary to make �he sign ui.sa,ble from the str�et t
bQC�use of tFie �opogr�phy af the sit�,
4;'.
STAF'F" R�PQRT' -- SC� ].2w86 �- PAG� 2 �
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c, Ther�e i.s �rs a"IGG�S5 dri.ve which ser�vices the busi:n�ss ar
seruicp �Fr�m a str�et ather than the str��t an which the
business is loc�ated.
'The pr�apG�a]. is riot justi,�Piec� in t>erms nf the fir�t two cri��ri�
because bui,ldi.ngs or sagns do not �bstruc� th� view af the r�sl:awrant,
ThP additianal hexyht provxd�d hy th� propaseci r�of sign is no�
necessary tn be uiewed fram �chal:l.s F�erry Raad,
The third cr�iteria above has b��n inte�pretec� to apply �o carner :Lc�ts.
Aecess is riot permi.tted ontta �cfiall.s �erry Raad for �raffic f].aw and
safety reasons and the nnly driu�ways tn the sii:� �re located nn N:�mbus
� Au�nue. Aecardi.ng tc� the Cade, an� freesl;anding sign an eacl� frontage
is cl:�arly permi.ssiblp i.f the deualopm�nt has dar�ct access ta each
street. T'he applacant t�as anly sxpressecl an i.nter�es� in signage
oriented toward Scholls Ferry Road,
An ext�ri.or wall. sign is nnt pc�ssibJ�e an the northwest��^n buil:di.ng fac.e
because it is mastly c�lass. The �ppXicant daes havp �he optinn of
placing signage inside the bwi�ding next to the windaws whi.r.h waul.d be
highly visible to passing tr�ffic.
Althouc�h the Burger King r�estaur�nt is located at an e].eu�ti.on �hat a:s
� few feet ].ower than thQ two adjacent streets, a wa11 sign could be '
er�ected c�n the frc�nt bui,lding �ace an either side of •the car�apy and (
stiX1 be visible. Annther possibility would k�e to Niang � wa11 sign '
ver�ticall.y between the twa brick canapy suppc�r�ts. 'Th� pro�erty al.ready �
has a 72 squar�e faot fi�~eestanciing sign an 1:he S.W. Schalls F�rry Raad �
frantage which is visibl.e from both da.rec�9.ons. f
s
�
C. R�.CUh1MENDA'T:�ON
Based upon thi� abc>ve findi.nga and canelusi.ons, th� PJ.�r�ni.nc� stai f
recommends denial of SCk 12•�•-Bb
..,� ; .� � ,�''���" ..;� _ �' ��/�_._...
R�PAR�D BY: D�borah A. S�uart G A 0 �D BY: W�. l.iam A. Monahan �
Assi.stant; Planner Di.rec�ar o� Communi�y
Deuel.api�ient
(qAS:cn/2684P/28P) t
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STAPF REPQR`f �- SG� 12-�86 � PAG� 3
4
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�"f'AF"F' f2E��qR"!° �GE:Nl7Ft x"C'E:M 5__.___2
FEL3RUARY 17, 1987 •-- 7',30 �.M,
T'TCyARC� PLANN1;IUr CqMMIS�,IqIU
'1":���Rb C;ITY MAI.,L -- 'TOWN NAI..L
13125 �W Nf�L.I,. BI.Vp,
'T�GARn, OF2E:GqN g'7223
A, F'AC'T5
1 . General Infn�^matian
C;ASE::: Zc�ne Chang�.� (`l.C; 87-..0].), Subdiui.xi.a►n (� 8!_...0�), P].�rmed
n�vRlc��am�nt (F�D 87--01)
REQUE�I"; 7.can� Ch�nge from R-,.A.�a ta f3....q,r> (PU) (R�si.dential. 4,5
units/aare, P1annHC� I��vp.lopmE?nt) and a S�ahacla.vision/Plannad
Deu�l�.,pm�nt ta divide � i.7 �cre p�rt�.on af a 35 acr� parcel
i.ntn 5Q lats �^�nging I�E?'�W<�P_1'1 7,500 ar�d 17,5p0 sc�4iare f�et
in sa.;,r.e.
COMPF2E.f�E:Nw;�VE: F�LAN p�:sr.�n��i�r�:on�: Lcaw D�nsit�l Ftpsic��nl:i.aJ:
7_pNxIU(3 I�I�SIrNA'T:�ON: R•�4.5 (R�sid�nLi.al, 4,5 units/acre)
AF�F>L:I:C:F�N'1�; �>auJ. Ba►^thi�.�lemy OWNG:�2; Martin 7..ea.mer
37p1 �W �ar�men Dr, 1928 S� A3r•d
L.ak� Qsw��o, qR 97Q34 f�artland, qR 972�.5
l_OCA"I'IpN: Su�atherri i:ermi.nus of ;W 132nd f�uer�ue bei:wc��n �W Walnut and
��W f3u1.1 Mo�antain Road (WC"I"M T_S1 4, l"ax l_cyt; �+Qq and 1200)
2. Backc�raund_Infor•mat�on
The subject �rc�p�r•ty was �anrz�xed to 1:he Ci.ty a� "figard i.n 198�i
(C;PA 16--8�/"LC 15--85) , The Cnuni:y ;7c�ri� desi�nat�,on �f R--6 (Rps9.dentiaX,
� units/acrr�) w�as chanc��d ta R--A,a i.n c:anjuncti,nn wi�h the annexatS.an,
3 . Vicinil:y_;Lnformation
Lar�ge p�rce].5 r�nc�i.n� b�i:wec�n 3 �nd QO ar.r�es surr�ounc�inc� ta�P subject
�ro��rty, The 'fi.gar•d Campr�ehensxuP Plan c�esignal:es �he nar•th�zr•n and
eastcr•ri �arn�aerti.�s for L.ow pens9.ty Resa.d�riti:al (1•-5 uni.ts/acre) and �he
rouni:� R--6 znr�� a�pla.es �Lo the remaa.ning prnper•ta.es. A AO ac�^� �ract,
whacN� is withxn the City �nd zonr•.d R--4,5 (F>q) as ammeda.atea.y �ast.
The subjact prap�r�ty is on the nar�i:h� s�.d� of Buxl Mountai.ri and the
terra.i.n s�.opes c�awn t� th� narl:heast. Access is �rouided u9.� 13�nd
Averna� wh�.ch conn�cts i:a Walnu� Auenu� which is dp�r•ux9.mat�ly
an�-�qta�tr�er mi.l.c� �a �h� nar�:h.
l"wo s�ree� exfi�r�sa,ons �t^e praposec� �c�r 1:ha�s �r�ea in ths C:aunty' s RuJ.l.
Mouritaa.n Communi.�y PJ.an. 'Th� Murray Blud, �x�ens9.an is int�nded �o
canrt�ct; �.35�h �rid Walnu� wi.th �.7�.s� Flvenu� and Caar'de Street,
e st f�asible rau�:e wi�,l
Pr�xim9.nar�y engxneeririg r�uxews �haw tha� �h rna
be nnr��h af �h� subject propt�r�y.
STAh�' �EpOCtT �- 7G H7�Q�./S d7�-(32/PD 97-�p1 �- PA(�� �,
;
,r�.
The �lan shows a minar G0��2G�0� �t���a� cannection bet�e��n 132nd Av�nu��
and �ull Mauntain Raad. The conc�ptual �lignm�rtt for thi.s str��et
tr�ver•ses th� subj�r..t praperty,
A. Site Infnr�matian_and Pr•a.,�aosal pesc;r•iptinn
On� ak�ar�d�.,necl hc.,us� accu�i.as 1:he nor•th�rn pc�rtian af the praperty and
the r�mainc�er is unc�ev�laped. Fxcerat �For a cl.eared �r•�a of
ap�roximately six �cres in the uacinity of the hause, the p�rc�J: 9:s
tntal�.y wotad�d. Twn int�rmit�tent si:reams flow 1:hr'augh tfie pat^cel tu
th� nc�rthieaai:, Th� pareeJ. sJ.c�pes dawn tc� the nar�theast fr•om a hxgta
p�.evation nf appraxa.mately 560 fpet to 350 f�et.
Th� appl.acant �r�c�pcss�s ta d�u�lc�� 1:hE propert-y in twa phaxes. Phase I
nf 1:he prajeet incluc�es th� nor•i;hw�st�rn half nf �he pat^cel wi1>h i:he
c�ntr��J. drainac��w�ay ��rui.nc� as th� app�^aximat.e baundary betwe�n the two
phasas , The dr•aS.nageway ar��s are to b� designatpd as common ca�er�
sp�ce �r�cts.
Privat� s�re�ts that �r�e 30 f�e1: i:n wi.dth ar�e intended t� provi.de
internal access f-ur the subdivisian. The minar CO�.�.�2C�4Y' strpet
id�ntafi�d in thie E3u1,1. Ma�ant�a.n Community P];�n is shown ta extend sauth
from the present ter•m�.nus of 132nd F�venue through Phas� :C� af the
develapment, Qth�r� i�han thiis r..nll�ctar stre�t, na c�ther street
cann�ctions with ath�r prnparties are �rnposed.
5, A--.�c enc and Nt�O.,Comments
'T'he Fng9.neering �iuisinn has the fol].owing commPnts :
a, Be�cauae nf tMie stE��� �erraan, th� feasibi].ity of tF�� 132nd Avenue
�x�pns9.�n to Bu�l Mnuntai.n Raad sh�ul.d be confirmpd, i.ncludi.ng
ha►^izr,.,nt�J. aJ.9.gnm�ni:, gec�m�tr•ic computa�anns, and profi�.e
i.nfarmat9.an. Th9.s a].ignment must also be approvpci by Washxngtan
Cnunty.
ve ue wil.]. k�e
necessar
n
�v� ients c�n ].32nd A J�
erim str•��i: im r n
ha, I:nt �
S ' rovement
s
et. ,.aid im
ean 1:he dpve�.o m�nt and Walrtut Str� p
b�tw �
inclur�� � 22 font w9.d� pav�d �ectian and 3 �ao� gr�veJ. shoulder•s.
c, A grae�ing plan shaul.c� kse submitted including pr^auisions for
er�sian cantro]. (pe1^manent and temporary) .
d, PUbli.c nasem�nt (�5 f-aat mini.mum width) shalJ. be prouided for all
sani.�ary sewerage lines crossing priv�tte trac�s. Blankst
�asemerits shauld apply to the private streets.
e, All p;i.uate s�reats shoul,d ms�t �i�y struc�ural s��ndards. All
�rivat� storm s�wer J.i.nes shauld comply with publ.ic standards.
f, un� caf tr�e prn�osed �rivate raadways shau],d be d�uelaped �c�
e �ended to the western
�
ubJ.ic ].ocal street s�and�rcis and x
praperty 1a.n�,
�T�+1=� i2�PORT -- �G 87--01/S 97--U2/Pp 87--p1 �- PAC.tiE 2
;.
�
g. T'he applic�nt should �rauidP xtn�m d�aina�e �alcw�ations and
drainage area maps which demanstrdt� campliance with Cnde
Sectian 18. 16Q.10� and th�t dnwnstream p�a�erti�s wi11 nn� be
adversely a�fected.
The B�aildi.ng Inspecti�n pivision and �P�e Ta.g�rd �chanl. Uistrirt haue na
objectian to the propnsal.
General Telephone �^ecommendx the deda.cati�n nf five faot utilaty
easements along the frunt, rc�ar, and side �ut ].ir��s.
�
Washinc�tan Couni:y q�pa►^tm�ni: of L.and Use dnd 7r��nspor•tafi:aon has th�
follawing comments:
a. More infarmatian must be provid�d r�ec�ar'dinc� tFie intended
� a axt�nsican. If the r•O QSP_(�
n i:h� 132nd F�v�nu .
alignmeri� f p p
a].i nment cduses a shift of the street lacat9.on to o�her
g
propc�r•ties, a camprehpnsiue plan amenc�ment is r��q�air�ec�.
b. Th� existing pprta.an c�f 132.nd F1u�n�ae shoul.c� bc� impro��.wc� ta an
inter•im stanc�ard incluciiny a 22 foat pavement width arid gravel
should�rs,
i
NPO #� makes �he 'FOZJ.OW].t'iC�f recnnm��ndations:
a, Private rnads shauld haue sic�ewalks on at l�ast one sa.de.
b, The dev�l�pment SI'1Q1.1�.CI shaw a fu�.urE public raad gc�ing east fram
the subc�ivisiun tn connect in i:he future wi�h the Mur�r�ay Blvd.
ext�nsion. This deuelapment should nnt be planned to use S.W.
132nd-Avenue as its only dCC�38.
Cp0 #A r•eui.ewed th� appl.9.cation but nc+ for�mal comments were submitted.
Nn ather� cc�mments h�ve been rpceiued,
B, FINDINGS ANp CONCLUSZONS
T'he ralevan� critera.a in this case are Tigard Comprehensi.ve Plan �
p�alicies ?..�. , �., 3 , 1 ,1, 3 ,A.2. 7, 1,2, 7,3 , .1, 7.A.A, 8. �. , 1 and 8.1 .3 and
Communi�y Development Gode Chapters 18.50, 18.60, 18.6A, 18.92, 18.16Q '�
�
and 18. 164. 'The Bull Mountain Cammunity peuelopment P1ari is addressed �
in cnnjunction with tF�e above c:rater�ia. Since bath the Washingtpn
Caunty Comprehpnsive Plan and the 'T9.gard Compr�hensive Plan ha�ie been
acknowledged, tNie Statewic�e Planning Ga�1s and Guide�.ines no l�onger
nwed �o be addrpss�d.
Th� PJ.anning s�dff concludes that the prapQSal daes not fuJ.l�y comply
with �he relev�n� Plan pol.3.cies and Code criteria based upan i:he
findinc�s noted b�low:
a, Policy 2, 1 , 1 is s�ti.sfi�d because the Neighk�arhand Planning
Organaza�ian, Community Planning Organa.z�tinn, and surraunding
property owners were giuen nc��ice af the he�ri.ng dnd an
opportuni�y to comment on �he applicant' s proposaX.
STAFF REPORT -- ZC 87-�01/S 67�02/Pq 87-0]. — PAGE 3
b. Policy 3 ,1.1 is not satisfied ��causp the deue.lopment wzll occu�
an samp ���as tr�at hdve slopes aver 25�. The Code a,llaws
deuela�ment uf hi�lsides that are st�epe� than 25% when
en�ine�ring infnrmatian xs p�avided which shows that adv��s�
�rtvironmenta�, �rosiun, or slape stahility cnnspqu�nces wi11 not
result.
Th� ap�li.cant shnuld amend �he ap�a],icati.an tc� revi�w thi.s issu�
i.n eanjuricti:on wi�ki tMe deuplopmerit. The analysis far th� ar�as
over• 7..5'Yo sJ.ope shoul,d inc].ude a gradi.ng plar�, cut and fill
informati.an, slope stabzlizatian and erosion contr�l prapasals.
G. Palie,y 3,4.?_ i.s satixfi�d because the dr�ainage areas wxll remain
in i:heir r�atur�l si;atP and �.arge buff�r areas will be established
by th� pr�a�r�sed ccammUn c�pen space tracts , The Bul.l Mauntain
CUmmianity plan identifies th� wi].dlife habitat ualue r�f this
prop�rty �nd tNiase adjaini.ng. Th� plan call.s fur� the
pr�eseruation nf str•eams, water caurses, and tr�es whenever
poss9.k�1e, The stal'f cc�ncludes that the propcvsal, i.s consis�ent
with this �anli.uy.
d, P011G].f?8 7. ]. .2, 7.3 , 1, and 7.4,4 aan be satis�i�d because
ac�equate watpr, spwe►^, and si:ar•m drainac�p facilitxPS will be
rec�uired to ser�ue the d�veJ,apment prior� tca apprc�val af tMe final
plat. "fhe ��apl.icani: indicates that these Pa"lG1J.1�7.P.S wil.l be
pravided wi.thin the subdi.uisa.�n as requa.red by the City stand�rd�.
�ilso, 'ti�e stn�^n sew�r sys��m will b� construct:�d so 1:hat the
pr�posed deuel.opment w9.11 nc�t F�ave an dc�verse impact upon the
draa.nageway ar�eas that run in � nartheasterly directxara from the
property,
e, poli.cy 8, 1 .1 call.x fnr the provi,sian af a safe ancl efficient
street sysl:�m wh�.ch accominUdates �resent and future nepds. 'TMe
BuJ�J. Mountain Cammunity PJ.�n call.s for^ a minor ca].lector str�eet
bei;ween the sau�h �nd af 132nd Aver�ue and �ull Mauntain Rnad.
The �^�s�onse fram the County s�:aff indi.cates that further
xnfo►^mation and revi�w a.s npc�ssary ta d�ter�mine t�e f�asibility
of th� alignment prapc�s�c� in this dpp].icati.on.
In addi.titan to the mir�or cal.lector streei:, xt is trie intent of
the G�,ty �o eg�abli.sh adequ�ate ].ocal c:annectians betwe�n
developm�n�s to prauide a�.�er�n��e means af �lGCQ3S far the
COnU8�17.�i'iG@ af lacal r��sidents and for enhanced access for
emerg�ncy servi.ce (po�.ic�, fire, ambulance) . Oppor�uni.ti.�s will
be sam�wh�t ].imi�ed or� F�ull. Maurtt�in but a street conr�ection ta
�he west aN�ears feasibXe and desirable.
9
f. Pali,cy 8.1.3 wzl.l. be sati.sfa.ed when �he canda.�zons a� approval �,
r�lating i:a stree� imprav�ments are complet�d, The str�ee� ,
i.mprovem�n�s an 137.nd Rven�ae where �he �street abu�s �he
c��veXopm�nt wxxl be r�qui.red i.n canjunc�i.on wi.th Phasr� I of �he
prc.�j�ct, xnteri.m i.mprovements ta �he remainder af 132nd Au�nue
nar•�h 1:a Waln�at wiX1 �lst� be necessary , Th�se a.mp►^ouemen�s will
ad�quately accc�mmoda�� �he ant:tcxpated traffac. generated by �h�
project. Al.so, the Murray qoulev�rd �xti�nsinn Wil.l collect much
c,F the �r�F�ic ��nera��d b� tihi,s dQVel,opment i.n �he future.
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�T`A�`� R�P4t7T �- ZC 87—q1/S �7-02/Pp 8'7�-Ol, �- F'AG� A f
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g. Chap�er 1B,5Q of the Gocl� a.s satasfied because taie praposal daes
meet the density rer�uirem�nts af the �•-��1.5 xnne.
h. Chapter 18.�2 is satisfi�d because the prc�posed clensity is
eansistent wii:h �ode requir�m�nts.
i. Chapter 18.8(� i,s ��tisfied because the pr�apns�l. is consi.stent
with 'the purpose and requirements of this chapt�r p�rtain.i.ng to
planned deuelnpments. Planned dsu�l.opments �re intend�d to b�
us�d in undeuplaped areas such as �h�s.
j . Chapter� 18,8A couers Sensitiup L.ands issues within dr�ai.ndgew�ys
arid slap�s ov�r 2596. The ��UO drai.nageways t�n the prnper•ty w9,11 i
be av�.,ided k��a� �ome areas witFi sl:a��s over 25X wi.J.l: be d�u�loped �
wa.th str�ets, driv�ways on c�uses. Althaugh i.t� appears f�asible
to deve].�p �hese are�s i.n an �ppropriate manner, v�ri;fic�tion ,''
should be providpd through a aensi:ta.ve L�rids appl.ic�t9;an. 's
k, �hapter 16, 160 of the Code is satisfied b�c�use the p�oppsal do�s �
meet i:he reqwirements set forth fnr the submission and apprpual
af a prel.iminar�y plat. �''
1. Chapter• 18. 164 0� the Code will br satisfied dur•ing tFtie approval
process for i:he final plat.
C, REChN�ME�IJATI:ON
Based �apon the discussion abaue, the Planning �taff recc�mmends �Fiat the
pranasal be tab].Pd ur�til the str�et type and alignm�r�t a.ssues can be
resolved and tFte e�ecass�r�y sensi,ta.ue J,ands app].a.cation i.s submitted as
a supp.lement to thi.s proposal.
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��i%�
PREPA{2�D BY: K�ith l.i.den � APPRQVED 8Y; Wa.l.l.a,am A, Mlonahan�.�..
Senior Planner^ Dirr�Gtar a�F C�mmunity
Develapmer�t
(KL;cn/2962P)
ST�1FF R�PORT � �C 8���01/S 87-�02/PD 87-0�. -- PAG� 5 `
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BENCHV`IEW ES?ATES
Tax Map - 2S1 4� Tax Lots - 400 and a portion of Tax Lot 1200
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SUBDIVISION APPtICAT'IQN
The applicant is proposing to subdivide a portion of the above described
, prapert,y into 50 single family lots. ,The subject property is presently zoned
R-45 Single Family Residential (4.5 units per acre). The total site area is
approximately 17.0 acres for an overall density of 2.94 units per acre, which
is well below the alTowable 4.5 un�its per acre.
The site is located on the West side of S.W. 132nd Avenue approximately 2,000
feet South of S.W. Walnut Street. The site is heavily wooded and is relatively
steep. Slopes on the site vary from 7 to 20 percent tfi rowgh the site and 20
to 30 percent in the creek .areas.
Because the sit� is heavily wooded and steep, it is not feasibl� to construct
public streets to City of Tigard standards (a 34 foo� improved street in a 50
foot right-of-way). The applicant is therefore submitt�ing an app1ication for
Zone Change from R-4.5 to R-4.5PD, and an application for Planned Development.
The Planned Development overlay zone will allow the applicant to construct
private streets within the subdivision. Setback requirement� will conform ta
the R-4.5 standards.
The applicant has also provid�d 3 open space tra�ts dzslgr�a�ed as Traets A, B
and C. These tracts are steep and wooded and wi11 provide a serene setting
to the development.
Access and circulation will be by private streets as previously mentioned and .
as shown un the Preliminary Plat. Ownership and maintenar�ce of the private
', streets and tracts will be included on the final record�ed plat as �plat
restrictions. The private streets will also be used for public utilities
There will be a 1 .0 foot non-access easement along S.W. 132nd to prevent direct
f; access from lots 33, 34 and 35 on to 5.W. 132nd which will be a public street.
� The applicant will construct S.W. 132nd to City of Tigard standards on that
� portion which is being developed. The applicant will also construct a 22 foot
� wide, A.C. �aved street sections from S.W. Walnut to the north property line
� of the proposed development.
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�"�j. J'r� i,2�rr::El� LY'. L21iE uSbIB�U� JT'.
L,01-�c' ��".�I'.r'c ?'8�7.,L'.�u� .���,�,r, i�+.r „G l��+•r �Y��1 T'e��1��:.r_' � �:tr .
' ..L�.a.. t aCi 2S c.L SC11T.I1P.'�"I. i.B f::_:':liS
Ci J�1 ����I'!C' U7" i�02°i.�: .=�2CE3 0.�� 't�l�.� t:�.li. !�E�.WP.P' Jr� i,:li:l;;. .r�i;.. c^,1.G ��� bi.�.l r��Ii:'i. i�4.
1:_p L'`:'w11. 1�.��.:i...:�.=.r_ �1 L� ' 7 . .,��, r�cril. • i:1u��': ,.�.Zti �Y' ' � � c nn . .
n4 �or.-1.:,.riT, r' OT��'„1; =.I.. �.Lu �)Zc^�r?I�'il.�,. aren
U�=i�1.i 1:, W?S �:?P.E'XP.i�� i^ 2.}18 �'i=� Gi i].F r.I":' .1.: l C's''± . (;•�,:r� ;^;?.�Q�, CO1tCeT'I"1S i35 8 CO.I?1Ts L.?;lt.�•
�r� dei:si*,,;- �� -traf"_c circi.l<;�..i�r
�'ne rro�,osed ovei^r11 r.'.Gr.s_�;;� is sta�,ed �o bF aGat;i ? t:ouses �ner acre, wizicti is the der,sil�;;
i:�:8 ST1bC`]vis_.er.5 7:Ok' l�" ti.iOF=Y'°53 021 �hE 80U;,!^ lc Cz cY`c. l�E:.1;F' C18V°l�pea LU.
Tne traffic circulatior. �.r, this entire area i� pui�e ��decided, to sa�� the least. I
T�iere ',�ias heer. ��lie iss�,e of :tiurra;, r�lvd. ex;,ens�.o?: sor-.eplace b�twee;_ i+ t?z +
coru�ec� with SV; 121st « Gaarde. i�)oi•: is '-he �irr;e :;o d o � f �5 �: �vGlr.u„ to
v ecid,. � �r�is is a resl possib�.:�.ity
�r wili or�ly ne : lir.e or ar: ou'.,dat,e:� mG��.
^'her� is Lhe issue oi n nropose� r,-,ir.or cUiiector� s:,rea� sr;o�,�; as � se��ies oi' cia�s on
t�e �L�11 I��ic�unt�ir: Communi�v ;7�:ap - r,;ie o=F'`cic.l cou.r,t`: r�a,u. `itiese dots represen� 2 stree�
CO27IlEC�iCT1 hE?�.wee.'. 5t� :.;1;�]..l_ h'.�. �OaG ?.I",�� �J�,; r1"A�1:L:� ,:�T.T`rc'.. �it2'Oli�;l'1 ��17.5 r�ropea^t,.v we are
�isc�.ssin;- :,or-_i�:�;,. "'F;e nrcpos�l before ,�c�t, to.��e doesrf�, ;ncluae t�,is street as it
is pro�ose:? �c re :�ai?: o�� U.�ase I1; �,L-;, i„ is �por�a::�. ��a;. tiie issue oi' wriether i;,
can eve?^ t�e t-.u:ili ir. an�.- phes� be d�cic�e: re„weer. :..�e �i;;;� �I;d 0o�::,ty as par'.. of the
de�i!-�yl;:' �..h,o OVP,2' 3.�i1 C1.T'CLiiFutiOl'. O_T' }Y'ci�1C 1;' ��"!1S 8;^Gcl. I;, 1S c1150 im.portan'�., i,G
decicie i�t:o wili �uilc+ rhis rro�osed rr.iror callec;,or. �n�; �SUll I��;�ur:taii: Comniunity
suPpor�s a rrinor co?lec�.or f�rOf.: RL11 2�_.,. Rc. ?,o i;�lr.u;, S�, in this area. lt is part
or our le.rid use plar� and is rleeded i,o share tlie �r:.°fic load as tne land devElops.
il�e t�7�rr, �n^ r.�os�, ir„portG�:t issue relat;irR to ±:�is subuivision pronosal is ir.ter-
conne�'�.ir.F r�ei�hbor:-ioct' roaus �etweer sub:;ivisions. v,i,ile drivin�? aro�u-:tt loakiiio a;:
com^1ets� sub�i�•isior.s in �i�arc, T be�ieve tl�is is ar, est��lishEn policy as in
PicicU Lzr.din�-Copper Creel�:-Y:neel�r,c �,s�a,.es; i�iorr:iri;^ ��11, Genesis I and II.
Tnis subdivisior� nroposal as presen�;ed st o��� Co:r;r.;t;.r.i�jr :�ieetin� ori F'ebruary 11, 1987,
aoeS T'O� �2'OJ'�ae a s�v.n roaC'. COI771EC1;10I, -.�. ',i�e pronerti,,- to the west �or neighborhood
ca.rcu G„�o^ e�,ween su wivlsions.
This parcel oS' lard is a ke�T one for developmer�� of polici�s i;hat will be continued as
I conti�uous 1ar.d parcels develop. Policies sucic a� er��ergenc�r equip�tient eoutes, schoal
bus er.Lrance and circula-tior, ta a11ow er.trance into �ne sub�ivision, police protection
in 1riis subdivisior� and 'ae,yond, fire departmeni equiruner�t and other items that go with
livin^ ir � subdivisior. h�e reques� t,hat the design of this developrr►ent include a
nei�hborhood road connection to the wes� ir, Pnase I, and tne circulation be designed to
aecommodate tne oi;her concerns mentioned above.
b9e also reques� tha� the overall traffic circulatinr, be looked at in th�.s er�tire area,
relative to this deyelopmen� and future aeveloprnents. We support Lhe Planning S�aff
recommendation tha�t, the pro}aosal be tabled until all oi' the iasues are addressed�
and satisfactor•,� solutions are i'ound.
5incerely,
F3everl,y F,,oude, Chairperson
� #4 Bull biountain.