ZON1998-00001 Decision - ERICKSON ZONE CHANGE
CITY OF TIOARU
Community DMIopment
ShapingA BetterCammuniiyy
CI OF TIGARD
Washington Couniy, Oregon
FINAL NOTICE OF
ORDER NO. 98-06 PC
BY THE PLANNING COMMISSION
Case Number(s): ZONE CHANGE ZOO 98-0001/PLANNED DEVELOPMENT REVIEW PDR 98-0002
Case Name(s): ERICKSON ZONE CHANGE
Name of Owner(s): Albert and Verlene Erickson Partnership & Trust
Name of Applicant(s): Renaissance Development Company--__
Address of Applicant(s): 1672 SW Willamette Falls Drive City: West Linn State: Oregon Zip: 97968
Address of Property: The sub'ect parcels are located east of SW 109th Avenue north of the Summerfield
Subdivision south of Canterbu Woods Condominiums and west of the Hoodview
and the Marion Estates Subdivisions.
Tax Map(s)/Lot No(s).: WCTM 2S11ODA, Tax Lots 070100, 00200 and 00500.
Request: ➢ The applicant requested approval to change the existing zone from R-3.5 to R-4.5 and to apply the Planned
Development Overlay zoning designation. ON JUNE 15, 1998, THE CITY OF TIGARD PLANNING COMMISSION
HELD A PUBLIC HEARING ON THE MATTER AND RECEIVED BOTH VERBAL AND WRITTEN TESTIMONY
ON THE REQUEST. AT THAT PUBLIC HEARING, THE PLANNING COMMISSION QENJED THE REQUEST
FOR A ZONE CHANGE (ZON 98-0001) FINDING THAT IT HAD NOT MET THE APPROVAL CRITERIA AND
APPROVED THE PLANNED DEVELOPMENT OVERLAY DESIGNATION (PDR 98-0002), FINDING THAT IT
WILL NOT ADVERSELY AFFECT THE HEALTH, SAFETY AND WELFARE OF THE CITY.
Z,- .(s): The existing zone is R-3.5; Single-Family Residential (10,000 Square Feet). The purpose of the R-3.5 zoning
district is to establish large urban residential home sites. The proposed zone is R-4.5; Single-Family Residential
7,500 square feet for each detached unit; and 10,000 square feet for duplexes. The purpose of the R-4.5 zoning
district is to establish standard urban low density residential home sites. The purpose of the R-4.5 zoning district is
to establish standard urban low density residential home sites. Planned Development; PD. The purposes of the
PD Overlay zone are to provide a means for creating planned environments through the application of flexible
standards which allow for the application of new techniques and new technology in community development which
will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest
extent possible, the existing landscape features and amenities through the use of a planning procedure that can
relate the type and design of a development to a particular site, among other purposes.
APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.32 and 18.80.
Action: > ® Approval as requested ® Partial Approval with Conditions ® Partial Denial
Notice: Notice was published in the newspaper, posted at City Hall and mailed to:
® Owners of record within the required distance 0 Affected governmental agencies
CI The affected Citizen Involvement Team Facilitator ® The applicant and owner(s)
Final Decision:%
DATE OF FILING: JUNE 23, 1998
THE DECISION SHALL BE FINAL ON MONDAY JULY 6,1898 UNLESS AN APPEAL 1S FILED.
The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard
Planning Division, Tigard City Hall, 13125 SW Hail Boulevard, Tigard, Oregon 97223.
A ak Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370,
which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The
appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745 plus
transcript costs, not in excess of $500.
THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 6,1998.
Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171.
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A FINAL ORDER BY THE PLANNING COMMISSION INCLUDING FINDINGS AND CONCLUSIONS
DRONG AN APPLICATION FOR ZONE CHANGE FROM R-3.5 TO R-4.5 AND APPROMMG A
PLANNED DEVELOPMENT OVERLAY DESIGNATION.
SECTION I. APPLICATION SUMMARY
CASES: FILE NAME: ERICKSON ZONE CHANGE
Zone Change ZON 98-0001
Planned Development Review PDR 98-0002
PROPOSAL: The applicant is requesting a royal of the following:
1. Zone Change to rezone the subject parcels from R-3.5 (10,000
square foot minimum lot size) to R-4.5 (7,500 square foot
minimum lot sizes and
2. Planned Development Overlay zoning designation for this
property.
APPLICANT. Renaissance Development Co. OWNER: Albert & Veriene Erickson
1672 SW Willamette Falls Drive Partnership and Trust
West Linn, OR 97058 1230 N. Grant Street
COMPREHENSIVE Canby, OR 97103
PLAN
DESIGNATION: Low Density Residential; 1-5 Dwelling Units Per Acre.
EXISTING ZONING
DESIGNATION: R-3.5; Residential, 10,000 square foot minimum lot size with Planned
Development Overlay zone.
PROPOSED ZONING
DESIGNATION: R-4,5; Residential, 7,500 square foot minimum lot size with Planned
Development Overlay zoning designation.
LOCATION: The subject properties are located east of SW 109th, north of the
5ummerfield Subdivision, south of the Canterbury Woods
Condominiums and west of the Hoodview and Marion Estates
Subdivisions. WCTM 2S11ODA, Tax Lots 00100, 00200 and 00500.
APPLICABLE
REVIEW CRI T ERIA►.Community Development Code Sections 18.22, 18.32 and 18.80.
SECTION H. PLANNING COMMISSION DECISION
!No e. Is hereby given that the City of Tigard Planning Commissi6 'has DE~diED the:
-
request fora zone change from R-3.5 to R-4.5 finding that it has `riot met the approval chteai
gild havetAIPPROVED the Planned Developni6ht}ov6d yuc#esignat16ii firi iria.th"aL, rt will nat
avsrs~iy`a#fect the Health, safety and v~elfare-af the
f_
PLANNING COMMISSION FINAL ORDER NO.9&CS PC ZoN 98-00011POR 98-0002 - ERICKSON ZONE CHANGE PAGE 1 OF 9
SECTION 111. BACKGROUND INFORMATION
Site History;
e
The Albertson's site on SW Durham Road and SAN Pacific Highway required a Zone Change
and Comprehensive Plan Amendment (CPA 06-86/ZC 10-86) in order to change from R-40,
R-25 and R-4.5 to General Commercial (C-0). The zone change approval was conditioned
upon the replacement of 398 residential housing units by up-zoning vacant properties. The
Erickson property was 1 of 8 considered for upzoning in an effort to provide the make-up
zoning. The Planning Commission and City Council chose not to change the zoning on this
site and instead focused the make-up density on 3 other sites within the City. The 3 sites are
identified in the attached "EXHIBIT A" as sites A, G and H. Exhibit A includes all of the other
sites that were also considered by the Planning Commission and City Council. A permit was
recently obtained for this site for grading and logging (SIT 97-0040). No other development
applications have been found to have been filed for this property.
The City received a letter from concerned neighbors in the Marion Estates Subdivision prior
to submittal of the zone change application. The neighbors stated their opposition to the
zone change, citing the increased traffic and congestion as the main issues. Other concerns
were raised that are better dealt with in the Planned Development Subdivision review and,
therefore, will not be discussed in this report.
Vicinity Information:
The site abuts SW Royalty Parkway, SW 199th Avenue, a small acreage with a single-family
home and an undeveloped parcel on the western boundary. The Renaissance Summit
Subdivision and 3 undeveloped parcels abut the southern boundary of the site. The eastern
boundary abuts the Hoodview Subdivision, the Hoodvlew No. 2 Subdivision and the Marlon
Estates Subdivision. The Canterbury Woods Condominium adjoin the northern boundary.
The subdivisions and tracts to the south and east of the site are zoned R-3.. The apartment
tracts to the north of the site and west of SW Royalty Parkway and SW 199th are zoned
R•12.
Site Information and Proposal Description:
The subject properties consist of 16.02 acres. There is a slope from north to south with an
average grade of 13.5%. There are no significant natural features such as wetlands,
waterways or significant drainage ways, historical features or cultural features identified on
the site. The site has a "Developing Are designation on the Comprehensive Plan Map.
The applicant intends to come in after this review is complete and apply for a planned
development subdivision. The current proposal is for 66 lots, however, that number may
change depending on the Planning Commission's decision.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
Section 18.080.015 states that the Planned Development overlay shall be processed in
the same manner as a zone change.
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Section 13.22 of the Community Development Cade sets forth standards and procedures
for quasi-judicial ame i rtdments. The applicant has proposed to change the Zoning
District Map from the R-3.5 to an R-4.5 Zoning Designation.
PLANNING COMMISSION FINAL ORDER NO. 98-06 PC ZON 98-0001/PDR 98.40472 - ERICKSON ZONE CHANGE PAGE 2 OF 9
A recommendation or a decision to approve, approve with conditions, or to deny an
application for a quasi-judicial amendment shall be based on all of the following
standards:
The applicable comprehensive plan policies and map designation; and the change will
not adversely affect the health, safety and welfare of the community. The following are
the applicable comprehensive plan policies related to this request:
Economy • Comprehensive Plan Policy 5
This section states that the City shall promote activities aimed at the
diversification of the economic opportunities available to Tigard residents with
particular emphasis placed on the growth of the local job market.
The proposal satisfies this standard because it will provide for an increase in the
housing inventory of low density residential homes. This moderate increase allows for
more lots without decreasing the amount of Low Density Residential land available. By
having a balance of single-family and multi-family, the City more closely reaches the
comprehensive plan goals and Metro standards for diversification of housing types.
Housing - Comprehensive Plan Policy 6
This policy requires that the City provide an opportunity for a diversification of
housing densities and residential types at various prices and rent levels. This
section also requires a density transition where increased residential densities
are transitioned from lower densities by requiring that the density within 100 feet
of each property line not exceed 25% of the adjacent lower density. In audition,
where the proposed development abuts an existing housing development, the
housing types within 100 feet shall be compatible.
Because this proposal involves a planned development, the lot sizes will vary greatly. At
the time of planned development conceptual and detailed plan subdivision review, staff
would look at the lots and density within 100 feet of the R-3.5 zones to determine if
these standards had been met. In addition, because it is a planned development, there
will be a variety of lot sizes and housing types available, thus contributing to the
diversification of housing densities and residential types at various prices and rent
levels.
Public Facilities and Services - Comprehensive Plan Policy 7
This policy states that as a pre-condition to development that:
A. Development coincide with the availability of adequate service capacity for
public water, sewer and storm drainage;
8. The facilities are capable of serving intervening properties and the proposed
development and are designed to City standards; and
C. All new development utilities be placed underground.
This policy is satisfied because, as indicated from the Engineering Department
comments, the proposed re-designation will not increase demand to such an extent that
services are not adequate. The development will be reviewed and conditioned if
necessary to provide the necessary services at the time of Planned Development and
Subdivision review. The Engineering Departments comments are provided below;
PLANNING COMMISSION FINAL ORDER No. 98-06 PC ZON 9 l/PDR 9B-r4Q2 - ERICKSON ZONE CHANGE PAGE 3 OF 9
Water:
The site will be served from the City's public water system. There are public lines in
all affected streets that will be extended along with the new street improvements that
will tape place if/when the development is constructed. The City Engineering and
Public Works departments will need to review specific construction plans for water line
extensions.
Sanitary Sewer.
There are existing public sanitary sewer limes adjacent to this site that have adequate
capacity to handle the proposed development of this site. A more detailed review of
the proposed sanitary sewer system design for the project will be conducted by Staff
during the subdivision review and eventual construction plan review.
Storm Drainage;
The site falls primarily to the south. There are existing storm drainage lines in SW
Hoodview ,Street, SW able Street, SW Lady Marion and SW Naeve Street. The
applicant will be required to submit a downstream analysis per USA design and
construction standards as a park of their subdivision application. This analysis will
help Staff determine ii there will be any adverse impacts on the downstream storm
drainage system as a result of the development. If downstream impacts are expected,
the applicant will have the option of either making storm system improvements
downstream of the project or providing on-site detention.
Storm Water Quality:
The city has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) Design and Construction
Standards (adopted by resolution and Order No. 46-44) which require the
construction of on-site water quality facilities. The facilities shall be designed to
remove 65 percent of the phosphorus contained in 164 percent of the storm water
runoff generated from newly constructed impervious surfaces. The applicant will need
to submit a preliminary plan of their proposed water quality design for the proposed
subdivision as a part of their subdivision application.
Grading and Erosion Control:
USA Design and Construction Standards also regulates erosion control to reduce the
amount of sediment and other pollutants reaching the public storm and surface water
system resulting from development, construction, grading, excavating, clearing, and
any other activity which accelerates erosion. Per USA regulations, the applicant is
required to submit a erosion control plan for City review and approval prior to
issuance of City permits.
The Federal Glean Water Act requires that a National Pollutant Discharge Elimination
System (NPDES) erosion control permit be issued for any development that will
disturb 5 or more acres of land. Since this site is over 5 acres, the developer will be
required to obtain an NPDES permit from the City prior to construction. This permit
will be issued along with the site and/or building permit.
Transportation . Comprehensive Plan Policy S
This .policy states that the City shall plan for a safe and efficient street and
roadway system that meets current needs and anticipated future growth and
development.
PLANNING COMMISSION FINAL.OROER No. 913-06 PG ZOO 11P0R 98- ERIC SQ ZONE CHANGE PACE 4 OF 9
0
A traffic impact study, dated January 1998 was submitted by Kittelson & Associates..
This impact study was generated to give the City an idea of how the potential rezoning
and development of this site will impact primary intersections in the area and existing
local residential streets. The study analyzed 7 primary intersections as fellows;
Highway 99W/Canterbury Lane
► Canterbury Lane/1 09th Avenue
} Highway 99VI/Royalty Parkway
Royalty Pa,rkway/Naeve Street
98th Avenue/Sattler Street
t` Hall Boulevard/Sattler Street
Durham Road/98th Avenue
The study found that under existing traffic conditions, all of the above intersections
currently operate at acceptable levels of service (LOS), except for SW Hall
Boulevard/SW Sattler Street, which is now operating at LOS F during both the AM and
PM peak periods. The study indicates that in 1999 the background traffic (which
includes assumptions about the traffic that will be generated from the Applewood Parr
Subdivision at SW Sattler and SW Half, SW Hall Boulevard/SW Sattler Street will
continue to operate at LOS F.
NOTE;Matrix Development, as a part of developing Phase 3 of the Applewood Park
Subdivision, is required to install a traffic signal at S Hall Boulevard/SW
Sattlr Street. Once that signal is in, that intersection will operate at acceptable
LOS (A or B). Kittelson also raises a concern with the intersection at SW
Durham Road/SW 98th Avenue. Under 1999 background volumes, the PM
peek hours may meet signal warrants.
The study analyzed the same intersections assuming development of the Erickson site
and extension of the local streets that currently terminate at the site boundaries.
Under 1999 background volumes plus the additional traffic from this project, the
intersections listed above will continue to operate at acceptable LOS, except for SW
HaIVSW Sattler and SW Durham/SW 98th. Again, once SW Hall Boulevard/SW
Sattler Street is signalized, which should occur in the Summer of 1998, that
intersection will function at LOS B, which is acceptable. Kittelson also found that
under these volumes, the S Durham Road/SW 98th Avenue intersection will likely
operate at LOS F during both the AM and PM peak periods which is unacceptable for
an unsignalized intersection.
Kittelson conducted a specific signal warrant analysis at the SW Durham Road/SW
98th Avenue intersection. Under 1999 background volume conditions, they found that
during the PM peak hours, 2 signal warrants are met. Whose same signal warrants
are met when the Erickson development traffic is added. Staff also talked with
Kittelson about the comparison of AM peak hours at this intersection. It appears that
2 signal warrants would be met under 1999 background traffic and also after the
Erickson development traffic is added. Therefore, Staff was able to determine that the
Erickson project, by itself, will not degrade the level of service of the SW Durham
FFoad/SW 98th Avenue intersection below the condition that it will experience under
background traffic volumes. No additional improvements to this intersection -should be
required of this development. The City will need to monitor this intersection in the
future to verify if, indeed, warrants will eventually be met. Financing improvements at
this intersection will have to be made a part of a city-wide capital improvements
program.
PLANNING COMMISSION FINAL. ORDER NO. 98-06 PC ZON 98.0001/PDA 98-0002 - ERiCKSON ZONE HANG PAGE 5 OF 9
In summary, the Erickson Zone Change proposal and eventual subdivision
development will not adversely impact the surrounding major intersections and will not
adversely impact the local residential streets that will be extended into and through the
site.
The actual street connections will be reviewed at the time of subdivision review.
Locational Criteria - Comprehensive Plan Policy 12
This policy states that housing densities shall be based on applicable locational
criteria.
The locational criteria for Low Density Residential is described in the Comprehensive
Plan, however, because the proposed zoning designation is the same as the existing
(low density residential), this policy is not applicable.
The statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until
acknowledgment of the comprehensive plan and ordinances;
The Tigard Comprehensive Plan has been acknowledged, therefore, specific review of each
statewide planning goal is not necessary.
The applicable standards of any provision of this code or other applicable implementing
ordinance;
Specific future site development improvements will be reviewed at the time of Conceptual and
Detailed Planned Development Subdivision review. The section below, that concerns a
mistake or change in the application of the original zoning designation, is the specific criteria
that must b found to have been addressed in order to approve the zone change request.
Evidence of change in the neighborhood or community or a mistake or inconsistency in
the comprehensive plan or zoning map as it relates to the property that is the subject of
the development application; and
The applicant contends that the zone change will address a shortfall for housing units that were
targeted for specific sites related to the 1986 Comprehensive Plan Amendment and Zoning
Map Amendment of the Albertson's site on the comer of S Pacific Highway and SW Durham
Road. This approval was conditioned on the City Council rezoning property to replace 393
residential housing units that would be lost by the Albertson's site re-zoning. The City Council
looked at several sites, 1 of which was the Erickson property. The Council decided to re-zone
other parcels which have since been developed far below the densities permitted. The
applicant feels that the designation of these properties to replace the missing housing units was
in error because these sites were constrained and would never be able to develop at the
densities proposed.
The applicant's discussion regarding the zone change and the resulting developments is not
entirely correct. It is necessary to point out the errors before staff can further discuss the issue
of a mistake being made in the re-zone. The applicant indicates that site G contains 24.21
acres, whereas, it was only 9. acres. The Arbor Heights Apartments which the applicant
stated was on site G i actually only on a portion of site G, as well as, a portion of site A. The
majority of the apartment complex is on an area that was not involved in the zone change.
Most of the property the Arbor Heights complex was built on is zoned R-12 but the overall
PLANNING COMMISSION FINAL ORDER NO. 98-06 PC ZON 98-CIOti1/ DR 98-0002 - ERICKSON ZONE CHANGE PAGE 6 of 9
density of the development is 13.3 per acre (approximately 49 units more than the R•12 zone
alone would have permitted) due to the R-25 zoning on site G. It is also important to realize
that site A was comprised of several tax lets, 1 of which was a portion of Arbor Heights and 1 of
which was the Timberline Apartments. At least 3.8 acres is still listed as vacant on the City's
database (tax lots 03200 and 003001). This clarification afters the analysis of the possible
zoning density, versus the actual number of units built for both sites A and G.
In reviewing the file for the replacement zone changes (CPA 87-10 and ZC 87-02), it appears
that site constraints were considered. In the staff report for site H, staff wrote "Development
limitations are evident due to portions of both properties being in the 100-year flood plain.
Innovative site design could permit a transfer of density to the buildable portions of bath
properties." Site constraints are discussed in 2 of the 3 staff reports for the zone changes that
were approved and there was discussion at the Planning Commission meeting regarding the
possible densities, given the site constraints (See Planning Commission Minutes dated March
3, 1987 and Planning Commission Transcripts referred to as EXHIBIT "B" in the original staff
report). At this meeting there was discussion regarding whether or not these properties had to
be able to develop to the maximum density under the new zoning. It appears that the
consensus was that, while it was not required that these properties must be able to develop at
the maximum density, most of them could develop near the maximum density and certainly
above the density in existence at the time. The applicant makes reference to several Metro
standards regarding density on page 8 of their narrative. While their comments are correct, the
zone changes that were reviewed can not be compared based on today's standards. The
Metro Functional Plan which these policies come from was adopted in 1997, 10 years after the
initial zone change and at least 4 years after these sites developed. When these zone
changes occurred the Planning Commission and City Council considered the code and
standards in effect at the time. While the standards in effect at the time did not incorporate the
Metre policies (because they hadn't been established yet), staff can not conclude that a
mistake was made in the original review. Furthermore, staff is under the understanding that
when changing the Albertsori's zoning to Commercial, they had to provide for the 2p22rtunity
for the housing to be replaced. Because there was no guarantee that the Albertson's site, if
developed as residential would have developed to the maximum permitted densities, the only
requirement was that the opportunity was available for the density to be captured somewhere
else.
While the properties that were re-zoned developed below the maximums permitted, staff is not
convinced that they could not have developed to a density closer to the maximum permitted.
The City currently does not require minimum densities for development, which could allow
development to occur far below the maximum permitted density. This is a problem, however,
there is currently no standard that would prohibit that.
The Metro 20401 plan requires pus to accommodate a particular population target. This is
accomplished by providing a variety of zoning at varying densities. Preliminarily, City Staff has
determined that the City should be able to meet these population targets if existing
undeveloped land, re-development and infill properties are developed to at least 80% of the
current zones maximum density. As part of determining the City's ability to meet the population
targets, the City looked at developed property, proposed developments and approvals that had
not yet been built, including the sites discussed here (sites A, G and H). We have, therefore,
preliminarily determined that, even though some sites did not develop to their density potential,
we will still be able to meet our population targets if future development occurs to at least 80%
of the maximum.
Of AKINIMM r1nRAAAICQI6IAI =INIAI t"5G7MCD Kin no nC ne% 7^kl no Arms-MS-m no
nnrm r_ntr vnntt Tra eel t.ix iie+r ns +r s r r+n
Staff is not opposed to increasing the density on the site in and of itself. Increasing the density
slightly eases pressure on the community as a whole to provide for the targeted population
elsewhere. It is Staff's finding however, that the applicant has not met the criterion for the zone
change for a mistake or change and is, therefore, recommending denial.
j Section 18.80.060.A states that Planned Development shalt be allowed on all lands
shown on the comprehensive plan map as "Developing Areas".
This site is shown on the Developing areas map as developing, therefore, this criterion has
been satisfied.
OTHER CONSIDERATIONS
The applicant did not make an argument that a change that would meet the approval criteria
had occurred. The applicant could feasibly argue that in developing below the maximum
density, there was a change in the actual development, versus anticipated development. Staff
does not feel that this would be a very strong argument as development throughout the City
often occurs below the maximum densities. There is also no evidence that this change would
affect the property in question. Furthermore, in a recent zone change (CPA 96-00061ZON 96-
0001) that made an argument similar to that, the Planning Commission and City Council denied
the Comprehensive Plan Amendment and Zone Change.
If the Planning Commission were to disagree with Staff's interpretation that a mistake or
change had not occurred, the site would still be limited due to the fact that it is a developing
area adjacent to an established area. The maximum density for a zone adjacent an
established area is 125% of the established area zoning. Because this site is adjacent to an
established area zoned R-3.5, the maximum number of lots would be 9 (125% of the R-3.5
zoning).
SECTION V. OTHER STAFF COMMENTS
The Water Department reviewed this proposal and has offered the following
comments: Although we have no objections to the concept, we do require time for
engineering review. This site will be served from 2 pressure zones. 410 zone, 410-foot
Hydraulic grade line from the existing S Naeve and 550 Hydraulic grade line from SW
109th, S Hoodview and SW Lady Marion.
The Water Department will have an opportunity to provide comments during the Planned
Development and Subdivision review.
The Engineering Department does not have an objection to the proposed zone change but
has provided comments which have been incorporated into this decision.
The City of Tigard Police Department has had the opportunity to review the proposal and
provided the following comments; A concern regarding the extent and logical naming of
"Naeve". It appears that Naeve may be better identified with a "number" as opposed to
continuing it as named even though it appears to span for at least 2 blocks in a north-south
direction (which typically is numbered a opposed to naming).
a The street name can be addressed as part of the subdivision review.
PLANNING COMMISSION FINAL, ORDER NO. 98-06 PC ZON 98 11PDR 98-0002 - ERICKSON ZONE CHANGE PAGE 8 OF 9
City of Tigard Advanced Planning Division has had an opportunity to review the proposal
and has offered no comments or objections.
SECTION V1. AGENCY COMMENTS
Metro Land use and Planning Growth Management has had an opportunity to review this
proposal and has no objections to the proposed zone change.
SECTION Vtt. CONCLUSION
The City of Tigard Planning Commission has DENIED, Zone Change (ZON) 98-9007 and
APPROVED Planned Development Review overlay designation (PDR) 98.0002.
L, s IRTRER ORDERED T zTREC DAL` TEES T ES i
PROCEEDINGS RENRTIRED OFTIN IMy F!"r THI ®RHER.
:ORDERED: This 15th day of June, 1998, by the City of Tigard Planning
Commission.
(Sgnatu box below)
Nick Wilson, Planning Commission President
:lcurpin4uiialsdrtsrickson.d(o
PLANNING COMMISSION FINAL ORDER NO.9%1 06 PC 7'";rl 98-OWl/PDR 98-M - ERICKSON ZONE CHANGE PAGE 9 OF 9
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