07/11/2005 - Minutes CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
July 11, 2005
1. CALL TO ORDER
President Padgett called the meeting to order at 7:00 p.m. The meeting was held in
the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd.
2. ROLL CALL
Commissioners Present: President Padgett; Commissioners Anderson, Buehner,
Caffall, Duling, Inman, Meads, and Munro. Also
present was David Walsh, Commission alternate.
Commissioners Absent: Commissioner Haack
Staff Present: Dick Bewersdorff, Planning Manager; Matt Scheidegger,
Associate Planner; Kim McMillan, Development Review
Engineer; Jerree Lewis, Planning Commission Secretary
3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS
The Planning Commission calendar was reviewed:
July 19 —joint meeting with Council
August 1 — public hearing (Planned Development)
August 15 — public hearing (Planned Development)
Commissioner Munro provided an update on the Downtown Task Force. She
advised that City Council has appointed members to the City Center Advisory
Commission (CCAC). The CCAC will be advising Council on the Urban Renewal
Plan. Subcommittees have been formed (Small Projects, Catalyst, Brand Tigard)
and will filter their recommendations through the CCAC who will then advise
Council. The Urban Renewal Plan will be ready by the end of September. There
will be a citizen survey to determine what kind of information citizens need and
what the City can do to obtain a positive vote next May.
Commissioner Buehner reported that the Transportation Financing Task Force has
prepared its report which will be presented to Council on July 26th. The Task Force
will then either go into hiatus until the 99W Study is completed or Council may
decide to immediately implement the plan.
Commissioner Buehner also reported on the PD Committee. Morgan is working on
proposed ordinances for the Planned Development Review section of the
Development Code. The committee will go to Council in August.
PLANNING COMMISSION MEETING MINUTES—July 11,2005—Page 1
Commissioner Buehner went to the CPO-4B meeting last week and heard a
presentation on the issue papers that were prepared by the County about Bull
Mountain issues. She has a copy available if anyone wants to see it.
Commissioner Meads advised that the Park & Recreation Advisory Board is
working on criteria for donations and/or acquisitions of park and open space.
Suggestions for properties to buy will go to Council.
4. APPROVE MEETING MINUTES
It was moved and seconded to approve the June 20, 2005 meeting minutes as
submitted. The motion passed by a vote of 6-0. Commissioners Caffall and
Meads abstained.
5. PUBLIC HEARING
5.1 SUBDIVISION (SUB) 2005-00004/PLANNED DEVELOPMENT REVIEW (PDR)
2005-00002/ZONE CHANGE (ZON) 2005-00003/SENSITIVE LANDS REVIEW
(SLR) 2005-00007 LADY APPLE SUBDIVISION
REQUEST: The applicant is requesting approval for a 33-lot single-family
Subdivision of 8.99 acres with a Planned Development (PD) overlay in order to
maximize the developable area while minimizing the impact to the on-site
drainageway and associated sensitive lands. The existing single-family
residence will be removed. A Zone Change is required to apply the PD
overlay. The applicant is also requesting Sensitive Lands Review approval to
install a culvert crossing in the on-site drainageway to access the eastern
portion of the site. LOCATION: 14815 SW Hall Boulevard; WCTM 2S111AD,
Tax Lot 6300. ZONE: R-4.5: Low-Density Residential District. The R-4.5
zoning district is designed to accommodate detached single-family homes with
or without accessory residential units at a minimum lot size of 7,500 square
feet. Duplexes and attached single-family units are permitted conditionally.
Some civic and institutional uses are also permitted conditionally.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.350, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.775,
18.780, 18.790, 18.795 and 18.810.
STAFF REPORT
Associate Planner Matt Scheidegger presented the staff report on behalf of the
City. He advised that the applicant is seeking approval of a 33 lot subdivision of
detached residential dwellings. There will be open space with a walking path and
observation area. The applicant seeks approval to develop lots under the
minimum 80% lot size limit and to allow 17 units to access off a private street.
Staff recommends approval of the subdivision.
APPLICANT'S PRESENTATION
Lee Leighton, Westlake Consultants, 15115 SW Sequoia Parkway, Suite 150,
Tigard, OR 97224 spoke on behalf of the applicant. Using a large preliminary
PLANNING COMMISSION MEETING MINUTES—July 11,2005—Page 2
plat map, he showed the proposed subdivision. He described the drainage
ways, the wetland areas, and the buffer corridors. There will be a mini-park on
SW 88th Ave. with a walking trail. There will be parking on both sides on 89th
Court.
Leighton advised that the subdivision is not allowed to directly access Hall Blvd.
He discussed the proposed private street. It would be of minimal width with a
sidewalk on one side. This will minimize impacts on the wetland area. There will
be a hammerhead turnaround, which meets TVF&R requirements. There will be
a pedestrian accessway to Hall Blvd. Leighton noted that a sidewalk will be
extended to SW Sattler Street. This will be an offsite improvement. He provided
details on the water quality facility.
In response to questions from the Commission, Leighton advised the following:
➢ The private street will be maintained by the group of homeowners served by
that street and the park will be maintained by the Homeowners Association.
➢ The Fire Department did not object to the design of the hammerhead
turnaround.
➢ The homes built in this subdivision will pay park SDC fees.
➢ With regard to the tree removal plan, most of the trees that will stay are in the
corridor area and most of the trees slated for removal will come from the
building sites.
➢ Runoff from the site, taken as a whole, will mimic pre-development outflows
into the creek.
➢ There are no upland waterfowl that nest here. The site is currently a grassy
field.
➢ It is estimated that the homeowners will initially pay about $35 a month to
maintain the water quality facility and the private street. After 3 years, the
water quality facility will become a public facility that will be maintained by the
City.
➢ The private road will provide for maintenance access to the water quality
facility.
➢ The mini-park will be lawn with shade trees.
➢ The transition to the private street at the intersection of SW Scheckla Drive
and 89th Ave. has to be an "eyebrow" to meet public street design standards.
➢ The applicant chose to use the Planned Development procedure so they
could have 17 units on a private street (the site is too constrained to have a
public street) and they can have smaller lot sizes which frees up open space
for a small park.
➢ The constraints referred to are a combination of self-imposed constraints
(trading pavement for a cul-de-sac bulb in lieu of housing) along with
minimizing impacts to the wetland area.
➢ Two level one environmental assessments found no arsenic in the soil.
➢ The City requires construction vehicles to park on the development site only.
PLANNING COMMISSION MEETING MINUTES—July 11,2005—Page 3
PUBLIC TESTIMONY — IN FAVOR
Ron Repp, 14865 SW 89th Court, Tigard, OR 97224 testified in favor of the
application. He noted that the developers were prompt in responding to
neighbors' concerns about parking on 89th Court. He asked that the contractors
keep the dust down.
PUBLIC TESTIMONY — IN OPPOSITION
None
APPLICANT'S REBUTTAL
None
PUBLIC HEARING CLOSED
The Commissioners complimented Mr. Leighton for an excellent presentation.
David Walsh mentioned how some of the recommendations the Planned
Development Review Committee are considering might have played with this
Planned Development.
Commissioner Caffall was pleased with the water treatment facility on the site.
Commissioner Duling liked how much care was taken with the wetlands and trees.
Commissioner Anderson has no objections to the project as long as they meet all
their conditions of approval.
Commissioner Inman noted that the lots are pretty decent in size and believes they
are consistent with the surrounding neighborhoods.
Commissioner Munro likes that the pocket park will be available to the entire
neighborhood.
Commissioner Meads would like to have seen larger lots, however she
understands the need for keeping the lots smaller. She appreciates the
developer's efforts to preserve the buffer area.
Commissioner Buehner expressed concerns about the buffer with the adjoining
neighborhood. For lots #18 through #22, she believes it would be better to have 4
lots rather than 5, and then buffer the neighbors to the west by increasing the size
of lot#22.
President Padgett clarified that the reason for a private road rather than a public
road, is not solely to have more lots in the subdivision. It is an advantage for
maintaining the wetland area by having a smaller road.
PLANNING COMMISSION MEETING MINUTES—July 11,2005—Page 4
Commissioner Caffall moved to approve the application (Subdivision (SUB) 2005-
00004/Planned Development Review (PDR) 2005-00002/Zone Change (ZON)
2005-00003/Sensitive Lands Review (SLR) 2005-00007) as submitted, based on
findings in the staff report as submitted with the conditions. Commissioner Inman
seconded the motion. The motion passed unanimously.
5.2 SUBDIVISION (SUB) 2004-00020/PLANNED DEVELOPMENT REVIEW (PDR)
2004-00003/ZONE CHANGE (ZON) 2004-00002/ADJUSTMENTS (VAR) 2004-
00084 & 2005-00023 OAK STREET TOWNHOMES
REQUEST: The applicant is requesting approval of a 40-lot Planned
Development (PD) Subdivision on 1.29 acres. The lots are proposed to be
developed with attached single-family homes. Lot sizes within the development
are proposed to be between 793 and 1,005 square feet. A Zone Change is
required to apply the PD overlay to the site. The applicant is also seeking an
adjustment to reduce the Washington Square Regional Center minimum
density standards from 41 to 40 units, and to vary from the street spacing
requirements to place the proposed street within 200 feet of other driveways on
Oak Street. LOCATION: 8875 and 8911 SW Oak Street; WCTM 1S135AA,
Tax Lots 3800 and 3901. COMPREHENSIVE PLAN DESIGNATION: MUR:
Mixed Use Residential Districts. ZONE: MUR-1: High-Density Mixed Use
Residential District. The MUR zoning district is designed to apply to
predominately residential areas where mixed-uses are permitted when
compatible with the residential use. A high density (MUR-1) and moderate
density (MUR-2) designation is available within the MUR zoning district.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.350, 18.370, 18.380, 18.390, 18.430, 18.520, 18.630, 18.705, 18.715, 18.725,
18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810.
Note: This agenda item was cancelled -the application was withdrawn.
6. OTHER BUSINESS
None
7. ADJOURNMENT
The meeting adjourned at 8:02 p.m.
Jerre-e-- ewis, Planning Commission Secretary
04 'ft/-
ATTEST: President Mark Padgett
PLANNING COMMISSION MEETING MINUTES—July 11,2005—Page 5