12/19/2005 - Minutes CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
December 19, 2005
1. CALL TO ORDER
Acting President Commissioner Buehner called the meeting to order at 7:05 p.m.
The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall
Blvd.
2. ROLL CALL
Commissioners Present: Commissioners Buehner, Caffall, Haack, Inman, and
Meads. Also present was David Walsh, Commission alternate.
Commissioners Absent: President Padgett, Commissioners Anderson, Duling,
and Munro
Staff Present: Dick Bewersdorff, Planning Manager; Matt Scheidegger,
Associate Planner; Gus Duenas, City Engineer; Kim McMillan, Development
Review Engineer; Jerree Lewis, Planning Commission Secretary
3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS
David Walsh reported that the Planned Development Review Committee has
drafted their recommendations for Planning Commission review and Council
approval. It's expected that the Council will hold a hearing in January.
Commissioner Buehner advised that the City Center Advisory Commission
presented their recommendations to Council which were approved on November
27th. After receiving input from other governmental agencies, the plan was re-
approved on December 13th. The ballot measure was also approved.
4. APPROVE MEETING MINUTES
It was moved and seconded to approve the November 7, 2005 meeting minutes
as submitted. The motion passed by a vote of 3-0. Commissioners Haack and
Caffall abstained.
5. PUBLIC HEARINGS
Commissioner Buehner announced that item #5.2 would be taken out of order.
5.2 ZONE CHANGE (ZON) 2005-00009 UPPER BOONES FERRY ROAD ZONE
CHANGE
REQUEST: The applicant is requesting approval for a Zone Change from Light
Industrial (I-L) to Industrial Park (I-P) for approximately six (6) acres located
between SW 74th Avenue and Upper Boones Ferry Road. The subject property
is currently developed with outdoor storage and older industrial buildings. The
applicant envisions developing the property with an office use, which is not
PLANNING COMMISSION MEETING MINUTES—December 19, 2005-Page 1
permitted in the Light Industrial zone. LOCATION: 15920 SW 74th Avenue and
16075 SW Upper Boones Ferry Road and adjoining properties. WCTM
2S113AB, Tax Lots 200/300/400/500; and 2S112DC, Tax Lots 1100/1200/1300.
CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides
appropriate locations for general industrial uses including industrial service,
manufacturing and production, research and development, warehousing and
freight movement, and wholesale sales activities with few, if any, nuisance
characteristics such as noise, glare, odor, and vibration. PROPOSED ZONE: I-
P: Industrial Park District. The I-P zoning district provides appropriate locations
for combining light manufacturing, office and small-scale commercial uses, e.g.,
restaurants, personal services and fitness centers, in a campus-like setting. Only
those light industrial uses with no off-site impacts, e.g., noise, glare, odor,
vibration, are permitted in the I-P zone. In addition to mandatory site
development review, design and development standards in the I-P zone have
been adopted to insure that developments will be well-integrated, attractively
landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA:
Community Development Code Chapters 18.380, 18.390 and 18.520.
STAFF REPORT
Dick Bewersdorff advised that the applicant submitted a letter requesting a
continuance of the hearing until February 6, 2006 (Exhibit A) in order to give
them more time to address comments from ODOT. Commissioner Caffall moved
to continue the hearing until February 6, 2006. Commissioner Haack seconded
the motion. The motion passed unanimously.
5.1 SUBDIVISION (SUB) 2005-00011/PLANNED DEVELOPMENT REVIEW (PDR)
2005-00004/ZONE CHANGE (ZON) 2005-00006/ADJUSTMENT (VAR) 2005-
00079 DAKOTA GLEN SUBDIVISION — Continued from November 7, 2005
REQUEST: The applicant is requesting approval for a 24 lot Planned
Development Subdivision of 4.97 acres for detached single-family residences.
Three single-family residences exist on the site, which have been proposed to be
removed. LOCATION: 10970, 11030 and 11060 SW North Dakota Street;
WCTM 1 S134DB, Tax Lots 3300, 3400, 3500 and 3700. 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.
Commissioners Haack and Caffall advised that they both had listened to tapes
from the first meeting on November 7th and will be able participate in the hearing
tonight.
PLANNING COMMISSION MEETING MINUTES—December 19, 2005- Page 2
Commissioner Inman declared a conflict of interest (works for the applicant) and
recused herself from the hearing.
Commissioners Haack, Meads, and Buehner reported site visits.
STAFF REPORT
Associate Planner Matt Scheidegger reported that the original planned
development called for 24 lots. At the hearing on November 7th, the Planning
Commission suggested reducing the number of lots and increasing some of the
lot sizes, did not reach a decision. The applicant is returning for reconsideration
of the development, based on the Commission's comments at the previous
meeting. Staff recommends approval based on conditions of approval.
APPLICANT'S PRESENTATION
Kirsten Van Loo, Alpha Community Development, 9600 SW Oak, Portland, OR
97223, reviewed the revised plan with the Planning Commission (Exhibits B, C,
and D). She advised that they removed 1 lot, thus creating 60' wide lots for lots 7
through 11. The open space has increased in size and the western edge of Tract
D has been shortened in order to save more trees.
Van Loo stated that all yards will have a minimum setback of 15' to the house
and 20' to the garage; all street-side setbacks will be 8'. All rear yards will be a
minimum of 15', with the exception of lot 14, which will have a 12' minimum
setback.
Van Loo advised that the applicant submitted a letter to the City regarding
dedication of land (Exhibit E). The City asked for additional information which
they are in the process of reviewing.
Van Loo said they are asking for a 50' ROW for the street, from property line to
property line. The curb to curb improvement will be 32' (the same as on Torland
Street). This allows for parking on both sides.
Van Loo advised that they would be adding between 10-12 caliper inches per lot
for replacement trees. Between 25-30% of caliper inches removed from the site
will be mitigated. For trees that cannot be mitigated on site, the applicant will
mitigate off site or pay a fee in lieu. Commissioner Buehner suggested they
choose trees that lose their leaves later in the season so there will be a longer
period of time for buffering.
Van Loo said the larger lots will allow the option of building single story or partial
single story homes rather than two-story.
Commissioner Buehner asked if the developer could guarantee that the house
for lot 14 will have a smaller footprint to make up for the reduced setback. The
applicant advised the purpose of asking for a reduced setback is so they can
PLANNING COMMISSION MEETING MINUTES—December 19, 2005 - Page 3
achieve a standard size rather than a smaller size. If they had a smaller
footprint, they would not need a smaller setback. Also, lot 14 is an internal lot in
the subdivision and has no impact on surrounding neighbors.
The applicant reported that Tract E will be connected to the street and will have a
soft surface (gravel or bark chip).
PUBLIC TESTIMONY — IN FAVOR
Ann Braun, 10920 SW North Dakota, Tigard, OR 97223, asked about fences.
Also, she noted that some of her trees are shown on the site plan and wants to
know what will happen to them. The applicant will respond during rebuttal.
Dan Dover, 11102 SW Torland St., Tigard, OR 97223, testified that he fully
supports the planned development. He believes it is a much cleaner plan; he
likes the open space and believes it will add to quality of life in the neighborhood.
John Caufield, 11133 SW Torland St., Tigard, OR 97223, said he thinks the
future owners of these homes would prefer this plan over the straight subdivision
plan. He likes the open space.
Michael Robinson, 1120 NW Couch St., Tenth Floor, Portland, OR 97209,
signed up to speak, but did not do so.
PUBLIC TESTIMONY — IN OPPOSITION
Sean Sullivan, 11295 SW 108th Ave., Tigard, OR 97223, asked for clarification
on some points. He appreciates the changes, but has questions. He supports
the 50' ROW with the 32' curb-to-curb improvements. What assurance is there
that homeowners will maintain the trees? Does the home on lot 17 need to be
sprinkled? Can the public get copy of the tree mitigation plan? Also, he is
curious about merchantable value of the timber from the property.
APPLICANT'S REBUTTAL
Kirsten Van Loo made the following responses to comments:
• There is not a lot of value to the timber because the trees have to be taken
down in pieces. The challenge of removing the trees offsets the value.
• Lot 17 has been looked at by the fire marshal; they do meet the standards.
Prior to final plat recording and prior to construction of any homes, the fire
marshal will review the site plan again.
• Trees planted for mitigation are protected by the Development Code. The
CC&Rs for the homeowners association further stipulate that the trees
have to be maintained.
• A copy of the mitigation plan will become part of the public record and will
be available to the public.
• The CC&Rs will contain a provision about for the style and type of fences.
Typically, the client does not go in and build a fence around the entire
PLANNING COMMISSION MEETING MINUTES—December 19,2005-Page 4
project. If owners want a fence, the CC&Rs stipulate they can install 6'
cedar good neighbor-style fences.
• In the event the City does not accept dedication of the property, the
annual homeowners association fees will cover maintenance of the open
space. Van Loo noted that, although the open space tracts will be
privately owned, they will be available for public use.
• The already-approved subdivision requires removal of the majority of the
trees.
In response to a question from the Commission, staff advised that, at the
moment, the City has no say regarding architectural review of the homes, other
than building height.
Also in response to a question from the Commission, staff said there is more
leeway to save trees with a 50' ROW. Once the construction of the Dakota
Street improvements are completed, the applicant will have to provide a final
certification of site distance in both directions.
PUBLIC HEARING CLOSED
After brief discussion amongst the Commissioners, Commissioner Meads moved
for approval of Subdivision (SUB) 2005-00011/Planned Development Review
(PDR) 2005-00004/Zone Change (ZON) 2005-00006/Adjustment (VAR) 2005-
00079 and adoption of the findings and conditions of approval contained in the
staff report, based on testimony that was delivered by people at both hearings.
Commissioner Caffall seconded the motion. The motion passed unanimously.
6. CAPITAL IMPROVEMENT PROGRAM UPDATE
City Engineer Gus Duenas provided a PowerPoint update of the 2005-06 Capital
Improvement Program projects (Exhibit F).
7. OTHER BUSINESS
The secretary reviewed the Planning Commission calendar for January and
February.
8. ADJOURNMENT
The meeting adjourned at 8:45 p.m.
(-4 .
Jerree Lewis, Planning Commission Secretary
/ /
Al '. / 1 r /
AT EST: Commissioner Gretchen Buehner, Acting President
PLANNING COMMISSION MEETING MINUTES—December 19, 2005- Page 5
December 16, 2005
Design Group
a Parati company
Gary Pagenstecher, Associate Planner
City of Tigard
13125 SW Hall Blvd.
Tigard, Oregon 97223
RE: Zone Change application
Dear Mr. Pagenstecher:
On behalf of the applicants, I am requesting that the Planning Commission
continue the hearing on the proposed zoning map amendment until February 6,
2006. This will allow us more time to address transportation-related comments
from the Oregon Department of Transportation (ODOT).
Our application was deemed complete by the staff on November 4, 2005, and
scheduled for a hearing before the Planning Commission on December 19th. We
received a letter from ODOT dated November 29th commenting on the proposed
zone change, and requesting some additional traffic evaluation.
We are confident that we can respond to ODOT's comments within the next few
weeks and can provide the City with an addendum to the traffic analysis report by
mid-January. This supplemental information can then be reviewed by City staff,
and provided to the Planning Commission with the rest of our application materials
and the staff report.
Thank-you for your consideration of this request. If you have any additional
questions regarding this request, please contact me.
Sincerly,
Ed Murphy, A CP 20085 NWTanasbourne Drive
Hillsboro,OR 97124
P 503.858.4242
cc. Richard Akerman
F 503.645.5500
La Russo Concrete Ehillsboro @Idcdesign.com
Kevin VandenBrink - Macadam Forbes www.ldcdesign.com
Brian Bennett, OPUS Northwest, LLC Hillsboro,OR
Tillamook,OR
Vancouver,WA
Bellevue,WA
Coeur d'Alene,ID
Rocklin,CA
Clermont,FL
N_
SW NORTH DAKOTA ST.
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DAKOTA GLEN PLANNED DEVELOPMENT N ���
EXHIBIT C
LARGE EXHIBIT
"TREE REMOVAL PLAN & CONCEPTUAL
MITIGATION PLAN"
AVAILABLE FOR VIEWING AT CITY HALL
EXHIBIT D
LARGE EXHIBIT
"OPEN SPACE B PERSPECTIVE"
AVAILABLE FOR VIEWING AT CITY HALL
VentureProperties
.4 I N C O R P O R A T E D
December 8, 2005
.'Tonai'rau's
Dennis Koellermeier
City of Tigard
Communities;
. ° 13125 SW Hall Blvd.
c`� • ;y<`ttia
zj; "• %
Tigard, OR 97223
RE:Dakota Glen Planned Development(2005-000111)Park Land
: _!_` Dear Dennis:
Venture Properties,Inc. is in the process of obtaining Planning Commission
{ ei',4';i'` =`}` approval for Dakota Glen Planned Development 2005-000111. Dakota Glen
Planned Development,as current proposed,includes two Open Space/Park tracts.
.0.0-400.00:14: Attached for your review is a preliminary site plan for Dakota Glen which shows
these two tracts. It is my understanding that the City's Parks Department has now
« ..; }= - =t< finalized the criteria and process for the City,through the City Council,to accept
park land donations. The purpose of this letter is to offer to dedicate Tract"A"and
Tract"B"of Dakota Glen to the City of Tigard on behalf of the Parks Department
for park and open space purposes.
If the Parks Department has any interest in these open space/park tracts,I would
P Y P P P 7
? 4 ?: �a:•; ` ` be happy to meet with you to discuss this proposal further.Thank you for your
assistance with this matter and please call me if you have any questions.I can be
reached at 503-387-7602.
Sinc-r-1
• Kelly Ritz
President
•
•
4'<? CC. Daniel Plaza
Tom Coffee
4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387,7617
"'''' 241 NW Flagline Drive • Bend, OR 97701 • 541.385.0576 • fax 541.322.9744
�/
FY 2005-06 Capital Presentation Overview
j Improvement
Program Update • Program Areas
• Completed Project Highlights
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December 19,2005 •What's Next?
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-Traffic Studies
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-Traffic Safety-Related Projects - Sanitary Sewer Major Maintenance
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oyfo s
iit
€ Sewer Project Lots Status ": V "
NM 100th Avenue 21 Planned
Cherry Street 25 Planned � ` � &
97th Ave/100th Ave 21 Planned ..1..1140-e.4. a.
4
Hillview Street 6 Planned
Aso
112th/Walnut 34 Planned , ff
ORM
93b Avenue 33 Planned _
ilitAi lag
�. ComlituYer
Pa Subtotal 121 T bail
mot
OM
8
Upcoming Projects Upcoming Projects
x N�
. • Highway 99W Corridor Improvement and
e i€, t Management Plan-in initial stages
' , , =x 3 _ • Downtown Streetscape Design Project-now
02 S',''',,;';.'', getting started
- • Commercial Street(Main Street to Lincoln Ave)-
� �- ,s? � rte' s a� ,�,^ � 2a�
;- f streetscape design and construction
,,, -,�,-"t, " �':,' • Burnham Street-Project design and rights-of-way
,=---',.." '=',.-=.---- -„ acquisition
4 .q '. • Sidewalk Extension on Hall-North of completed
r
section
NW Upcoming Projects Upcoming Projects
• Highway 99W/Hall Boulevard Intersection • Hall/99W Tentative Project Schedule
Improvements - Project design and rights-of-way acquisition from
4 - MSTIP 3 Project � - 12 to 18 months
-Alternatives analysis complete - Project Design expected to begin in February
��� - Elements include: 2Y
,c1 2006
•Dedicated northbound,left-turn,and right-turn lanes - Construction tentatively scheduled to begin early
on Hall Blvd 2007
•Improvements mirrored on the southbound approach
at Hall • Completed project is expected to add
•Additional eastbound lane on Highway 99W 04 capacity to the year 2025
Formulation Process Formulation Process
• Citizen involvement process more ;
• Citywide input through two public
meetings(Initial meeting conducted
extensive than in previous years '; December 7,2005)
• Expanded opportunity provided for • Planning Commission review and
vw - More citizen and business input comment
Planning Commission review and comment • City Council review and comment
City Council review and comment • Submittal through the budget process
on ime,ow oftig • Planning Commission approval
9
What's Next? - What's Next?
• Citywide CIP Meeting • CIP Project List Finalized (April 2006)
; -January 25,2006 fir,
- - Public participation and input encouraged Oi' • Review and Approval by
p - Planning Commission(May 2006)
• Planning Commission discussion and
'' - Budget Committee(May 2006)
input—March 6, 2006 - City Council(June 2006)
• City Council discussion and input— • Program effective July 1, 2006
March 21,2006
10