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CPA2008-00004 I • 4" r IIi1regon Department of Land Conservation and Development 635 Capitol Street, Suite 150 �' z Salem, OR 97301-2540 .. i Theodore R.Kulon oski.Governor (503) 373-0050 '=g Fax (503) 378-5518 www.lcd.state.or.us NOTICE OF ADOPTED AMENDMENT FM September 5, 2008 TO: Subscribers to Notice of Adopted Plan or Land Use Regulation Amendments FROM' Mara Ulloa, Plan Amendment Program Specialist SUBJECT: City of Tigard Plan Amendment DLCD File Number 005-08 The Department of Land Conservation and Development(DLCD)received the attached notice of adoption. A copy of the adopted plan amendment is available for review at the DLCD office in Salem and the local government office. Appeal Procedures* DLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL: September 18,2008 This amendment was submitted to DLCD for review 45 days prior to adoption. Pursuant to ORS 197.830 (2)(b)only persons who participated in the local government proceedings leading to adoption of the amendment are eligible to appeal this decision to the Land Use Board of Appeals (LUBA). If you wish to appeal, you must file a notice of intent to appeal with the Land Use Board of Appeals (LUBA)no later than 21 days from the date the decision was mailed to you by the local government. If you have questions, check with the local government to determine the appeal deadline. Copies of the notice of intent to appeal must be served upon the local government and others who received written notice of the final decision from the local government. The notice of intent to appeal must be served and filed in the form and manner prescribed by LUBA, (OAR Chapter 661, Division 10). Please call LUBA at 503-373-1265, if you have questions about appeal procedures. *NOTE: THE APPEAL DEADLINE IS BASED UPON THE DATE THE DECISION WAS MAILED BY LOCAL GOVERNMENT. A DECISION MAY HAVE BEEN MAILED TO YOU ON A DIFFERENT DATE THAN IT WAS MAILED TO DLCD. AS A RESULT YOUR APPEAL DEADLINE MAY BE EARLIER THAN THE ABOVE DATE SPECIFIED. Cc: Gloria Gardiner, DLCD Urban Planning Specialist Jennifer Donnelly,DLCD Regional Representative Bill Holmstrom, DLCD Transportation Planner Gary Pagenstecher, City of Tigard <paa> ya/ , , O : DEPT OF n M 4 Notice- of Adoption THIS FORM MUST BE MAILED TO DI-CD ' LAND CONSERVATION PER ORS 197.610,OAR CHAPTER 660-DIVISION 18 AND DEVELOPMENT 1 For DLa)Use Only Jurisdiction: City Of Tigard Local file number:CPA2008-00004/ZON2Q08-0000'l Date of Adoption; August 26. 2008. Date,Mailed:August 28,2408 Date original Notice of Proposed Amendment was mailed to DLCD: June 2, 200S (48 days) 0 Comprehensive Plan Text Amendment ! Comprehensive Plan Map Amendment ' Land Use Regulation Amendment ►mot Zoning Map Amendment 0 New Land Use Regulation 0 Other Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached". To change the zoning and comprehensive, plank map from Medium-Density Residential I (R-12) tc) General Ccimn ercial (C-G) on 1.18. acres Adjacent to SW Hall Boulevard And it Highway 217. Describe how the adopted amendment differs from the proposed amendment. If it is the same,write "SAME": If you.did not give Notice for the Proposed Amendment,write"N/A". A condition of approyal was imposed limiting- the trip generation rate to that allowed outright under.the existing R-12 zoning, Plan Map Ganged from: Medium-Density Residential to: General Commercial Zone Map Changed from: R-12 to: GG Location: 11580 & 11600 SW Hall Boulevard Acres Involved: 1.18 (Wa. Co. Tax Map 1S135DD, Tax Lots 00100 &01600) Specify Density. Previous: R-12 New C-G Applicable Srarevide Planning Goals: 1, 2, 10 & 12 Was and Exception Adopted? ❑ YES ®NO DLCD File No.: /. ' 42 �e 35 Did the Department of Land Conservation and Development receive a Notice of Proposed Amendment Forty-five(45) days prior to first evidentiary hearing? ® Yes ❑ No If no do the statewide lannm goals apply?P g g Pp y ❑ Yes ❑ No If no,did Emergency Circumstances require immediate adoption? ❑ Yes ❑ No Affected State or Federal Agencies,Local Governments or Special Districts: City of Tigard, Metro and ODOT. Local Contact: Gary Pagenstecher Phone: (503) 71R-2434 _Extension: Address: 13125 SW Hall Boulevard Oty: Tigard, Oregon Zip Code +4: 97223-8189 Email Address: garypQ tigard-or.gov ADOPTION SUBMITTAL REQUIREMENTS This form must be mailed to DLCD within 5 working days after the final decision per ORS 197.610,OAR Chapter 660 -Division 18. COPIES TO: Metro Land Use&Planning ODOT-Region 1,District 2-A 1 600 NE Grand Avenue Sam Hunaidi,Assistant District Manager Portland,OR 97232-2736 6000 SW Raab Road Portland,OR 97221 1. Send this Form and TWO(2) Copies of the Adopted Amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE,SUITE 150 SALEM,OREGON 97301-2540 2. Submit TWO (2) copies the adopted material, if copies are bounded please submit TWO (2) complete copies of documents and maps. 3 Please Note:Adopted materials must be sent to DLCD not later than FIVE (5) working days following the date of the final decision on the amendment. 4. Submittal of this Notice of Adoption must include the text of the amendment plus adopted findings and supplementary information. 5. The deadline to appeal will not be extended if you submit this notice of adoption within five working days of the final decision. Appeals to LUBA maybe filed within TWENTY-ONE (21) days of the date,the Notice of Adoption is sent to DLCD. 6. In addition to sending the Notice of Adoption to DLCD, you must notify persons who participated in the local hearing and requested notice of the final decision_ 7. Need More Copies? You can copy this form on to 8-1/2x11 green paper only or call the DLCD Office at (503) 373-0050; or Fax your request to:(503) 378-5518; or Email your request to mara.ulloa@state.or.us - AlT ELATION:PLAN AMENDMENT SPECIALIST. S • CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 08-Q AN ORDINANCE APPROVING COMPREHENSIVE PLAN AMENDMENT, CPA 2008-00004, AND ZONE CHANGE, ZON 2008-00001,TO CHANGE THE COMPREHENSIVE PLAN DESIGNATIONS AND ZONING MAP CLASSIFICATIONS FOR TWO LOTS TOTALING 1..18 ACRES FROM MEDIUM DENSITY R.ESIDENTLAL (R-12) TO GENERAL COMMERCIAL (C-G) SUBJECT TO A CONDITION OF APPROVAL LIMITING THE TRIP GENERATION RATE'TO THAT ALLOWED OUTRIGHT UNDER THE EXISTING R-12 ZONING. WHEREAS, Section 18.380.030 of the City of Tigard Community Development Code requires quasi-judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A"of the City of Tigard Community Development Code requires the Commission to make a recommendation to the Council on a zone change application which also involves a concurrent application for a Comprehensive Plan Map Amendment;and WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires the Council shall decide the applications on the record as provided by Section 18.390; and WHEREAS,Section 18.380.030. B.1 of the City of Tigard CommunityDevelopment Code,requires demonstration of compliance with all applicable Comprehensive Plan policies and map designations;and WHEREAS, Section 18.380.030.8.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and WHEREAS,Section 18.380.030.B.3 of the City of Tigard Community Development Code requires 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 which is the subject of the development application;and WHEREAS, pursuant to Section 18.390.060G of the Tigard Development Code, a recommendation by the. Commission, and a decision by the Council, shall be based on consideration of Statewide Planning Goals and Guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; any applicable METRO regulations;and 1 WHEREAS, the Tigard Planning Commission held a public hearing on July 21, 2008, and recommended approval of CPA2008-00004,ZON2008-00001 by motion with a unanimous vote in favor;and WHEREAS, the Tigard City Council held a public hearing on August 26, 2008, to consider the request for a quasi-judicial Comprehensive Plan Amendment and Zone Change and determined that the amendments will not adversely affect the health, safety and welfare of the City and meets all applicable review criteria. ORDINANCE No. 08-12, Page 1 ri • er • NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: 1 SECTION 1! Comprehensive Plan Amendment, CPA2008-00004, and Zone Change, ZON2008-00001, are hereby approved by the City Council. SECTION 2: The attached findings arc hercby adopted in explanation of the Council's decision. SECTION 3: The Comprehensive Plan map and Zoning Map shall be amended to represent the approved changes. SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: By urianityloas- vote of all Council members present afterbeingrea:by number and title only,this - day of ,2008. Catherine Wheatley,City Recorder • APPROVED: By Tigard City Council this261225day of- , 8. Craig ixksen,Mayor Approved as to form: A V" City Attom y .269/ 0 t Date ORDINANCE No. 08- /2. Page 2 ATTACHMENT 2 ;E • Agenda Item: 5.1 Hearing Date:july 21,2008 Time: 7:00 PM ' VJC [. P.. l THEE a''.. r .i ,as ,-✓I�`" r 4t., t":+. ' '+: 9■a�y •,� , _ ,V i- z x. • t ti �:/ ! Si�'J {�l\l O ) • O RT I ... 7 '- _ ..X`.r - ..,'✓L» 120 DAYS . NA SECTION I. APPLICATION SUMMARY FILE NAME: - JIVANJEE COMPREHENSIVE PLAN AND ZONE MAP AMENDMENT FILE NOS.: Comprehensive Plan Amendment CPA 2008-00004 Zone Change ZON2008-00001 PROPOSAL: The applicant has requested a Comprehensive. Plan Map Amendment and Zoning Map Amendment to change the Comprehensive-Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R- 12) to General Commercial (CG). The lots are bounded by SW Hall Blvd. on the west,Hwy. 217 on the east,property zoned C-G on the south and property zoned C- P on the north. APPLICANT Jivanjee Circosta Architecture OWNER: Henry Louie 9055 SW Beaverton-Hillsdale Hwy 13665 SW 130th Place Portland,OR 97225 Tigard, OR 97223 OWNER= Gerald C. Cach Credit Shelter Trust Lisa Cach Heideger 6003 4th Ave.NE Seattle,WA 98115 LOCATION: The site is bounded by SW Hall Blvd on the west and Hwy 217 on the east at 11580 and 11600 SW Hall Blvd.;Washington Count Tax Map 1S135DD,Tax.Lots 100 and 1600. CURRENT ZONE/ COMP PLAN DESIGNATION: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of'3,050 square feet.A wide range of civic and institutional uses are also permitted conditionally. 1 • STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 1 OF 11 r 4. ( PROPOSED ZONE/ ' COMP PLAN DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to i accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to t single -family residences which are located on.the same site as a permitted use. A I wide range of uses, including but not limited to adult entertainment, automotive Iequipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations,are permitted conditionally. ''1•1 APPLICABLE . 1REVIEW . CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Policies 1, 8, 9, 10 and 12; applicable Statewide Planning Goals and Administrative Rules,and applicable Metro statues or regulations. SECTION II. STAFF RECOMMENDATION Staff recommet ds ,that they,Planning,Commtssnonl t recommend`'APPROVAL.t•.:o'city Council.-,OG:the proposed eomprehthsive{pjlan amendinentand zone,change subject to proposed,.coniditioins of approval. SECTION III. BACKGROUND INFORMATION c Site History Staff reviewed the zoning history of the subject property utilizing old zoning maps and City records. The 1977 Existing Land Use Map shows Tax Lot 10 as vacant and Tax Lot 1600 developed with multi-family ■ dwellings. The 1983 Comprehensive Plan and Zoning Map shows the subject lots designated "MED," medium density residential. All subsequent versions of the City's Comprehensive Plan Map and Zoning Classification show the subject lots designated.R-12. Tax Lot 100 was developed in 1960 with a small single-family dwelling. Tax Lot 1600 was developed in 1963 with the ten-unit Silver Creek apartment building. In 2004 the City approved a Lot Line Adjustment (MIS2004-00017) between the two lots. is Vicinity Information The subject site is bordered by Hall Blvd on the west and Hwy 21.7 on the east.The 1.18 acre site is part of an approximately 7-acre, 15-lot triangle area north of Hwy 99 zoned C-G on the south (11 lots), R-12 (subject 2 lots), and C-P (2 lots) to the north. The subject lots are separated from adjacent R-12 lots by Hall Blvd on the west. Other R-12.zoned lots are located to the north across Hwy 217. a The subject lots are bordered by apartments to the north and single-family residences and a storage unit • complex under construction on the south. Site Information and Proposal Description Tax Lot 100 takes access from SW Hall Blvd. and is primarily covered in lawn with some trees clustered 't around the single-family dwelling. Tax Lot 1600 also takes access from SW Hall Blvd. and contains the apartment building, parking lot,and landscaping. The density of the apartments at 10 units/.44 acres exceeds the 12 units /acre allowed m.the existing R-12 zone. C-G zoning allows new multi-family dwellings with the planned development review process and standards. The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential(R-12) to General Commercial (C-G). STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 2 OF 11 r SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone.change application to change the zoning on the subject lots from R-12 to C-G also involves a comprehensive plan map amendment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment. B. Standards for making quasi-judicial decisions. 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: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; COMPREHENSIVE FLAN POLICIES CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives,posted a sign on the property, and held a neighborhood meeting on February 28, 2008 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting, 10 people attended. Discussion related to transportation issues on Highway 99 and Hall Blvd., future development of the lots,and the zone change process. • In addition,the City has mailed notice of the Planning Commission hearing to property owners within 500 feet of the subject site,interested citizens, and agencies, published notice of the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures. With these public involvement provisions and the applicant's documented participation, the proposed zone change is consistent with applicable Citizen Involvement policies. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JNANJEE ZONE CHANGE PAGE 3 OF 11 GENERAL POLICIES Policy L11.a: The city shall ensure that this comprehensive plan and all future legislative changes are consistent with the statewide planning goals adopted by the Land Conservation and Development Commission, the Regional Plan adopted by the Metropolitan Service District; ?,l The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. The applicable Comprehensive Plan goals and policies are addressed in this section of the staff report. £ The Transportation Planning Rule (11.3R) OAR 660-012-0060 is a state statute applicable to this application and is addressed under the Transportation goal,below. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). These requirements are applicable to this application and ''.' are addressed under the Housing goal, below. f TRANSPORTATION SYETEM j�. The 2001 Tigard Transportation System Plan (TSP) updates the comprehensive plan and policies. However, it does not fully replace all elements of the comprehensive plan adopted prior to the 2001 TSP. } Goal#4,Policy#1 of the Tigard TSP correlates to the following comprehensive plan policy: } Policy 8.1.4: Set and maintain transportation performance measures that set a minimum intersection level of service standard for the city of Tigard and requires all public facilities to be •` designed to meet this standard. The Oregon Department of Transportation (ODOT) submitted the following comment letter to the file for the proposed comprehensive plan amendment and zone change: For zone changes and comprehensive plan amendments local governments must make findings that the proposed amendment complies with the Transportation Planning Rule (1'PR) OAR 660-012-0060. There must be substantial evidence in the record to either make the finding of"no significant effect" on the transportation system, or if there is a significant effect assurance that the allowed land uses are consistent with the identified function, capacity, and performance standard of the transportation facility within the plan horizon of the local Transportation System Plan or 15 years whichever is greater. OAR 660-012-0060 1) Where an amendment to a functional plan, an acknowledged comprehensive iblan,or a land use regulation would significantly affect an existing or planned transportation facility, the local government shall put in place measures as provided in section (2) of this rule to assure that allowed land uses are consistent with the identified function, capacity, and peormance standards(e.g. level of service, volume to capacity ration, etc.)of the facility. A plan or land use regulation amendment significantly a ects a transportation facilily if it would: (c)As measured at the end of the planning period identified in the adopted transportation system plan: (C) Worsen the performance of an existing or planned transportation facility that is otherwise projected to perform below the minimum acceptable permance standard identified zn the TSP or comprehensive plan. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 4 OF 11 LJ • According to the 1999 Oregon Highway Plan (OHP); Hall Blvd is classified a District Urban highway and OR 99W is classified as a Statewide Highway. OHP Table 7: Maximum Volume to Capacity Ratios Within Portland Metropolitan Region identifies OR 99W from 1-5 to Tualatin Road as an "Area of Special Concern" with a. maximum volume to capacity ration of 0.95. According to the traffic impact analysis prepared by Robert Morast of CTS and dated April 17,,2008 for the 2025 analysis for existing and proposed zoning the intersection of OR 99W and Hall Blvd is projected to perform below the .95 v/c ratio mobility standard. Therefore, for purposes of-evaluating land use regulations subject to OAR 660-12-060 the performance standard is to avoid further degradation (OHP Action 1F.6). OHP Action 1F.6 states: For purposes of evaluating amendments to transportation system plans, acknowledged comprehensive plans and land use regulations subject to OAR 660-12-060, in situations where the volume to capacity ratio for a highway segment, intersection or interchange is above the standards in Table 6 or Table 7, or those otherwise approved by the Commission, and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. IF an amendment to a transportation system plan, acknowledged comprehensive plan or land use regulation increases the volume to capacity ratio further, it will significantly affect the facility. Doug Baumgartner, ODOT Traffic Analyst has reviewed the traffic impact study prepared by Robert Morast of CTS and dated April 17, 2008. The study prepared two versions of the 2025 analysis comparing the "worst case" traffic generation under the existing zoning to the "worst case" traffic generation under the proposed zoning. Tables 6a and 7a are based on projecting raw traffic that have not been seasonally adjusted as required by ODOT's adopted methodology. According to adopted methodology, all traffic volumes must be seasonally adjusted to represent 30th Highest Hour Volumes (30HV). The 30HV adjustment was correctly applied to the PM peak hour for the 99W/SW Hall Blvd intersection in Tables 6b and 7b. This data was used by ODOT for determining whether or not the proposed zone change would have a "significant effect" on State highway facilities. The "worst case" traffic generation for the PM peak hour for the 99W/SW Hall Blvd intersection 2025 Full Buildout Zoning scenarios shows an increase in the v/c (volume to capacity) ratio from 1.01 with the existing R12 zoning to 1.02 with the proposed GG Zoning (Table 6b and 7b, CTS). Therefore, the zone change will worsen the performance of a facility (OR 99W) that is projected to perform below the acceptable performance standard and will have a significant effect on the facility (OHP Action 1F.6). In order to make a finding of "no significant effect" for addressing OAR 660-012-0060, ODOT recommends that the City condition the zone change such that a trip cap be placed on the site equivalent to the lanai use with the highest trip generation rate allowed outright under the existing R 12 zoning or 153 daily-trips as identified in the CTS study.This cap will allow uses under the proposed zoning while preventing a significant effect to the highway. ODOT and the applicant have discussed the potential trip cap and the applicant is amenable to the idea and expressed their support for the proposed cap. It is important that any • proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether the limit can be revised or removed. As recommended in the ODOT comment letter, limiting trip generation to that allowed under the existing R-12 zone (153 daily trips) would avoid a significant effect finding. Therefore, to approve the proposed comprehensive plan amendment and zone change, staff recommends the Planning Commission condition the approval to apply the trip cap at the time of site development review for any proposed development on the subject site. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 5 OF 11 sq4 . ,ip • ECONOMY Goal 9.1 Develop and maintain a strong,diversified, and sustainable local economy. Policy 3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow commercial development. The standards in '1'DC 18.830 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a map amendment can be met, and the required infrastructure is available as indicated in ,„4 the transportation findings above, the commercial use may be accommodated, thereby promoting the •` anticipated commercial development allowed by the comprehensive plan and zoning map amendment. HOUSING Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5: The City shall provide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square) and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). Both focus on increasing jurisdictions' housing capacity in order to use land within the UGB efficiently. The Metropolitan Housing Rule (OAR 660-007/Division 7) established regional residential density and mix standards for communities within the Metro UGB. It set minimum residential density standards for new construction by jurisdiction. Tigard must provide for an overall density opportunity of 10 or more dwelling units per net buildable acre, as well as designate sufficient buildable land to provide the opportunity for at least 50% of new residential units to be attached housing(either single-family or multiple-family.) Metro implements Goal 10 through Title 1. To meet Title 1,each jurisdiction was required to determine its housing capacity and adopt minimum density requirements. Tigard adopted an 80% of minimum density requirement for development in 1998,which means that a development must build 80% of the maximum units allowed by the zoning designation. The City has a committed to providing the development opportunity for an additional 6,308 dwelling units between 1998 — 2017. This number shows Tigard's zoned capacity for additional dwelling units. It is an estimate based on the minimum number of dwelling units allowed in each residential zoning district, assuming minimum density requirements. The City of Tigard maintains an up-to-date buildable lands inventory, a permit tracking system for development, as well as complying with Metro's Functional Plan. The City is responsible for monitoring residential development. All of these tools aid the City in monitoring its progress toward the above goals, and determining if the opportunity remains for current and future residents to have diverse housing choices. • gf yF STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANIEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 6 OF 11 The applicant's Impact Statement discusses the loss of 1.18 acres of residential land as a consequence of the proposed rezone and concludes that there would be no negative effect on the City's progress towards meeting the Metro Functional Plan, Title 1 goal..Using residential development information rovided by the City, the applicant calculates that with 370 acres of residentially-zoned buildable lands (2008) within the City limits, and a progress to capacity (6,308) of 56.5%, the additional 2,743 units required can be accommodated with an average density of 7.4 units/acre. The applicant observes that since the average density of projects constructed since 2000 is 8.26, and has been increasing over time, it reasonable to assume the City can meet its Title 1 obligation without the subject 1.18 R-12-zoned acres. The City's Long Range Planning department maintains annual buildable lands inventory data. According to this data, 1% (.44 acres/44.18 acres) of buildable lands zoned R-12 (2008) is contained on the subject site. At 12 units/acre, the proposed rezone would reduce residential capacity by 5 units. The City's buildable lands inventory analysis found the City can expect additional capacity of 3456 to 3925 new dwelling units. A reduction of 5 units would leave the City with a minimum capacity of 3451 new dwelling units. As of Jan 1, 2007, the City had met 53.58% (3380 units) of its target capacity number of 6308. Therefore, the proposed zone change would not adversely affect the City's capacity to meet its housing density obligation under Title 1. Additionally,'the City anticipates increased housing capacity with the Downtown Improvement Plan recently accepted by Council. Currently, the CBD zone allows for, but does not require, single-family housing at 12 units/acre and multifamily housing at 32 units/acre. In 2005, only 10% of downtown acreage was used for housing (Downtown Improvement Plan, September 2005). It is likely that the plan will result in greater residential density estimated at 40 unit/acre on a greater percent of downtown acreage (up to 80%) estimated to yield approximately 1,200 units. Furthermore, pre-application conferences with developers have shown interest in rezoning industrial.lands to medium and high density residential uses. Although these changes are not yet assured, they represent a general trend toward increased residential use and density in Tigard. - Goal 10.2 Maintain a high level of residential livability. Policy 8:The City shall require measures to mitigate the adverse impacts from differing or more intense land uses on residential living environments,such as: A. orderly transitions from one residential density to another; B. protection of existing vegetation,natural resources and provision of open space areas; and C. installation of l andscaping-and effective buffering and screening. The provisions of this policy bear on the possibility that there is an inconsistency in the comprehensive plan or zoning map as it relates to the subject property.-The policy requires measures to mitigate adverse impacts from more intense land uses on residential living environments. In this case the R-12 residential zone is a wedge between two commercial zones, C-P on the north and C-G on the south. Other areas zoned C-P to'the east and west of the subject site.are adjacent to C-G zoned lands. This arrangement is consistent with the description of the C-P zone in'TDC 18.520.020.D which states that."development in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." As the applicant's narrative points out, the current zoning arrangement makes it "very difficult to protect residential development from loss of privacy, noise, lights and glare. It also places an extra burden [buffering and screening] on surrounding commercial property that would not be necessary if the subject parcels were zoned C-G." In addition, as shown in the findings below, the subject lots meet the Locational Criteria for general commercial areas. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDIttENT ZON2008-00001/JIVANJEE ZONE CHANGE • PAGE 7 OF 11 -- • • • LOCATIONAL CRITERIA: 12.2 COMMERCIAL 1-1 Policy 12.2.1: The City shall: 11 a. Provide for commercial development based on the type of use, its size and required trade area. .E b.Apply all applicable plan policies. 11 c.Apply the appropriate locational criteria applicable to the scale of the project. 2. General Commercial General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services,large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street. A. Scale (1)Trade Area. Varies. 2 Site Size. Depends on development. (3) Gross Leasable Area.Varies. B. Locational Criteria (1) Spacing and Location (a) The commercial area is not surrounded by residential districts on more than two sides. (2)Access (a)The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. (b) The site shall have direct access from a major collector or arterial street. 1 (c) Public transportation shall be available to the site or general area. (3) Site Characteristics (a) The site shall be of a size which can accommodate present and projected uses. (b)The site shall have high visibility. (4) Impact Assessment (a) The scale of the project shall be compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site design and development plan. (d) The associated lights, noise and activities shall not interfere with adjoining non- residential uses. The existing R-12 zone reflects the Medium Density Residential locational determinants contained in Policy 12.1.1, including areas which 1) are not committed to low density development, 2) have direct access from a collector or arterial street, 3) are not subject to development limitation, 4) where the existing facilities have capacity for additional development, 5) are within '/z mile of public transportation, and 6) which can be buffered from low density residential areas. However, as indicated in the locational criteria for the General Commercial areas, above, the proposed zone change and comp plan amendment is also consistent with the general commercial criteria: the subject area is not surrounded by residential districts on more than two sides, would not create traffic congestion based on the proposed ODOT trip cap, has direct access to either Hall Blvd or Hwy 99 (via Warner Avenue), is of a size to accommodate the projected (storage facility) use, is highly visible from Hwy 217 . and Hall Blvd., could be compatible with surrounding commercial uses, cou_d maintain the privacy of STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 8 OF 11 . w • • adjacent residential uses through application of the buffering and screening standards, could incorporate unique site features in the site design and development plan, and could mitigate associated light, noise and activities from adjoining non-residential uses. FINDING: As demonstrated above, the proposed comprehensive plan amendment and zone change comply, or can be conditioned to comply with the applicable Comprehensive Plan policies. The applicant proposes a change to the comprehensive plan and zoning map designation from R-12 to C-G. Therefore, compliance with the map designation is not applicable in this case. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and 1 ext Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures is applicable to this proposal, as identified in18.380.030. The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal, above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal. However, the applicant has indicated that he would propose a storage facility similar to the one • currently under construction on the adjacent property to the south off of Warner Avenue. Any proposed development will be required to meet all of the current applicable Tigard Development Code standards. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 • 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 which is the subject of the development application. The applicant's narrative states that the existing R-12 designation is an inconsistency in the comprehensive plan as it sandwiches 1.18 acres of R-12 zoning between two large commercial zoned areas. As shown above in the findings for the Housing and Locational Criteria goals, staff supports the applicant's contention that the subject R-12 zone is inconsistent with the comprehensive plan policies and would be appropriately rezoned as C-G with a Comprehensive Plan designation of general commercial. FINDING: The proposal demonstrates that there may be an inconsistency in the comprehensive plan and zoning map as it relates to the subject property. C. Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to specific parcels and does not apply generally across the City. Therefore, the Planning Commission recommendation to Council may be for denial, approval,or approval with conditions. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 9 OF 11 4110 • SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS is The City of Tigard's Long Range Planning Department reviewed the proposal and provided information,which is included in findings for the Housing Goal section of the staff report. The City of Tigard Arborist reviewed the proposal and has no objection to it. Tualatin Valley Fire & Rescue reviewed the proposal and had no comment. Clean Water Services reviewed the proposal and recommended that all of the relevant provisions of the IGA between the City and CWS be followed and that a site certification will be P required prior to development of the subject parcels. SECTION VI. STAFF ANALYSIS, CONCLUSION,AND RECOMMENDATION ANALYSIS: The applicant's proposal to change the zone on 1.18 acres from R=12 to C-G could result in additional trips to Hwy 99, a state facility that is already not meeting service levels. ODOT-has commented that with a trip cap,this issue could satisfactorily be addressed to meet the provisions of the state TPR. The proposal would reduce the City's capacity for residential density required under Metro'Title 1 and the City's Housing goals and policies. However, the 1% reduction in buildable lands would not be significant. because the City's existing capacity, based on its buildable lands inventory, is substantially in excess of the minimum requirement. The proposal may affect existing residential development in the vicinity. However, the locational criteria for commercial areas is met and is arguably more suitable for the subject lots than the existing residential zone. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands without residential zoned lands between, as is the case with the subject lots. The proposed zone change would be consistent with the description- of the C-P zone in TDC 18.520.020.D which states that "developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." In addition, the density of the existing apartments at 10 units/.44 acres exceeds the 12 units /acre allowed in the existing R-12 zone. C-G zoning allows new multi- family dwellings with the planned development review process and standards which does not include a minimum lot size or density requirement. CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed Comprehensive Plan and Zoning Map Amendment is consistent with applicable provisions of the Tigard comprehensive plan, statewide planning goals and rules, Metro Regional Functional Plan, Tigard Development code, and provides evidence of inconsistency in the comprehensive plan and zoning map as it relates to the property which is the subject of the development application. RECOMMENDATION: Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan amendment and zone change with the following condition of approval: Condition of Approval A trip cap shall be placed on the site equivalent to the land use with the highest trip generation rate. allowed outright under the existing R-12 zoning or 153 daily trips, as identified in the applicant's CTS study. The trip,cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change, if approved by the City Council. STAFF REPORT-TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 10 OF 11 0110 • July 14,2008 PREPARED BY: Gary Pagenstecher DATE Associate Planner July 14,2008 APPROVED BY: Dick Bewersdorff • DATE Planning Manager \cumin\gary\CPA\jivaniec Zone Change(ZON2008-00004)\Z0N2008-00004 staff report • STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 11 OF 11 • ATTACHMENT 3 `.t DRAFT 4 CITY OF TIGARD PLANNING COMMISSION ,! Meeting Minutes ('.g July 21, 2008 _" 1. CALL TO ORDER 1? President Inman called the meeting to order at 7:03 p.m. The meeting was held in the Tigard I • Civic Center,Town Hall, at.13125 SW Hall Blvd. i 2. ROLL CALL 1 Commissioners Present President Inman, Commissioners: Anderson,Fishel, Hasman, I Muldoon,Vermilyea, and Walsh } Commissioners Absent: Commissioners Caffall and Doherty Staff Present: Ron Bunch,Assistant Community Development Director;Dick Bewersdorff, Planning Manager; Gary Pagenstecher,Associate Planner;Darren Wyss,Senior Planner; Marissa Daniels,Assistant Planner;Jerree Lewis, Executive Assistant 3. COMMUNICATIONS 1 • 4 None t 4. APPROVE MEETING MINUTES There was a motion by Commissioner Muldoon, seconded by Commissioner Walsh, to approve the June 16, 2008 meeting minutes as submitted. The motion carried as follows: AYES: Anderson, Inman,Muldoon,Walsh NAYS: None ABSTENTIONS: Fishel, Hasman,Vermilyea . EXCUSED: Caffall, Doherty PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT —JIVANJEE ZONE CHANGE (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001 REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan • PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 1 7:\CUML':\G.,\Comp Pl.w..1niendmenn\CP.1?tY%Ot10J Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi f 1 1 1 • • Designations and Zoning Map Classifications for two lots totaling 1...18 acres from . Medium-Density Residential (R-12) to General-Commercial (C-G).. LOCATION: 11 580 and 11600 SW 1-iall Boulevard;Washington County Tax Assessor's Map 1 S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall.Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south,and property zoned C-P on the north. CURRENT ZONING: R.-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: C-G: General Commercial.District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which,are located on the same site as a permitted use. A wide range of uses,including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. Commissioners Muldoon and Anderson reported site visits. STAFF REPORT Associate Planner Gary Pagenstecher presented the staff report on behalf of the City. He advised that the applicant is currently developing property to the south as a self storage project. The applicant is thinking about applying this same kind of development to the subject site. That use is not allowed in the R-12 zone, but would be allowed in the CG (General Commercial) zone as a conditional use. Staff believes the CG zone is appropriate for the site and.supports the zone change Comprehensive Plan amendment. Pagenstecher noted that Warner Avenue,which connects to Hwy. 99W,would be the sole access to the property; the Hall Blvd. access would be closed. Currently, there is an apartment house abutting this property. APPLICANT'S PRESENTATION Saj Jivanjee,Jivanjee Circosta Architecture, 9055 SW Beaverton-Hillsdale Hwy., Portland, OR 97225, spoke about dealing with the inconsistencies in the Comprehensive Plan, the PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 2 r:,CURA:MC.7\compPimAm enctrnm<<.tr.A*.08,b1; (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, • :j . • ; t Ni process for dealing with it, and the cost implications for the applicant. The applicant has to pay the mitigation costs for something that was planned by the City. He thinks there should be a 2 tier system and wonders how many inconsistencies there are in the Comprehensive Plan. Should it be the responsibility of the City to pay for mitigation costs or should the 4 applicant have to pay? With regard to connecting to Warner Road,Jivanjee said that there is an existing entrance there and the implication is that there won't be a shortcut through Warner Road to Hall Blvd. to miss the traffic control system on 99W. He said he might have to have some kind of emergency access to Hall Blvd. Even though there is no traffic impact, there are still issues about keeping the through road as a private road and if they can have access to Hall' Blvd. It was advised that Hall Blvd. is under ODOT's control. President Inman noted that staff has recommended a condition of approval for limiting trips. Jivanjee said this is a non-issue. The only problem he may have would be denial of access to Hall Blvd. if he needs an emergency access. He said this issue will addressed as part of the planning process for the conditional use of the property. 1 PUBLIC TESTIMONY tf Henry Louie, 13665 SW 130th Place, Tigard, OR 97223, signed up to speak, but chose not to testify. PUBLIC HEARING CLOSED Commissioner Muldoon said the area isn't well-suited for residential development and doesn't have any community connectivity aspects. He supports the zone change. President Inman agrees and also supports the addition of the traffic trip generation limitation. Commissioner Anderson also supports the application. • Motion by Commissioner Vermilyea, seconded by Commissioner Muldoon, to recommend approval to City Council of the proposed Comprehensive Plan Amendment, CPA 2008- 00004, and Zone Change, ZON 2008-00001, subject to proposed conditions of approval as laid out in the staff report. The motion passed unanimously. AYES: Anderson, Fishel, Hasman, Inman,Muldoon,Vermilyea,Walsh NAYS: None ABSTENTIONS: None EXCUSED: Caffall, Doherty PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 3 LICUMW\Gary\Cantp Pt=nmmament\CPA108-kt : (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx 7 • • 5.2 WORKSHOP— GOAL 14: URBANIZATION POLICY INTEREST TEAM Senior Planner Darren Wyss advised that the objective of the meeting was to garner input on the issues of Goal 14, Urbanization and how to customize.the language to fit Tigard's needs. The draft language is broken into 3 goals: providing quality services to City residents; the. City's approach to annexation; and promoting'Tigard's interests.in urban growth management decisions.. Wyss noted that Commissioner Dougherty provided earlier comments regarding the commentary and-had a few issues with the policy language. Her comments are reflected in the draft language. Lisa Hamilton-Treick, Bull Mountain resident, participated in the discussion. She asked how the interests of-unincorporated Bull Mountain and Metzger are taken into consideration;has there been representation by those people? Wyss noted that this is Commission's first look at the language. The community is welcome to discuss the language,but this is the City of Tigard's Comprehensive Plan, so it must represent the interests of the City residents. Hamilton-Treick said this is a big issue with the Urbanization Forum. She's an appointed member of the West Bull Mountain stakeholder's work group and she's a founder of the Friends of Bull Mountain. She would like to see those affected included in a balanced, unbiased discussion about this. President Inman advised that there has been an outreach effort for this and one of the reasons this discussion has been delayed was to gather more information. Harnilton-Treick noticed that the staff report refers to the Tigard Urban Services Agreement as being updated in July, 2006. Her understanding was that this agreement was terminated. Staff advised that the intergovernmental agreement was terminated;the Tigard Urban Services Agreement (TUSA) is still in effect. She asked if Areas 63 and 64 have been formally included in the TUSA. Staff advised that both areas are outside the of the urban service area boundaries. She believes that if this process was handled in an unbiased way, it could help the City's goal to bring unincorporated Bull Mountain into the City. There should be a thorough, unbiased, verifiable assessment as to where subsidies are occurring and to what degree. Commissioner Vermilyea had a different opinion. He asked, subsidies or not, to what extent the-City has an obligation to serve people who don't live inside the City limits. He doesn't believe the City should be providing services to properties outside the City limits. Hamilton- Treick agreed that the.City does not have an obligation to go beyond its borders without being compensated. The question is,is the City being compensated to the extent that the services are being used by the people outside the City limits. For example, City residents pay more for the library, but it was only City residents who voted for the bond to build the library. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 4 i;\W PL':\Gary\Comp Pion Anaendmer.ACPAak,8-11111+ Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.doexi 1 . Il f. Commissioner Vermilyea said it sounds like there's not much disagreement. The City is I. currently making determinations, less on the issues surrounding Bull Mountain and more on how the County as a whole is going to be able to support 187,000 people living outside of ,,, the City limits. They all need services; will it fall on the City to provide them? His perception is that the City is going to focus on what's best for its citizens and will not be } providing services beyond our own borders. Tigard needs to figure out how best to manage I growth within our own-City and focus our resources on services that benefit our citizens. Hamilton-Treick encouraged language to be put into the Comp Plan that addresses the need to respect the interests of people who live in unincorporated areas and make a concerted effort to build a relationship with the people Tigard wants to govern. She's hearing the City advocating for."strong legislation to force these people into the City's boundary. Ron Bunch advised that Council has affirmed that it's time for the City to move on and to consider the interests of its own citizens and develop policies for urbanization. He said that Council's current policy is to do only voluntary annexations. He agreed that a cost incidence study is f something that should probably be done on a Countywide.basis, as well as a fiscal sustainability study to determine how long the County can continue to provide services. i Hamilton-Treick wonders if it might be better to look at other options for getting urbanized unincorporated Bull Mountain and West Bull Mountain into a city and maybe it doesn't have to be Tigard. Commissioner Vermilyea said this is beyond the scope of what the Commission is trying to do with the Comp Plan amendment, which is to look at what's the best way to address the urbanization issue within the context of planning within the City limits of Tigard. He thinks there are some big picture policy questions that need to be addressed— fiscal issues,who is the best service provider, Areas 63 and 64—but, for now, Tigard will continue with voluntary annexations, and for those already in the City limits, providing services according to this Comp Plan amendment. Hamilton-Treick noted that parks and planning are the 2 biggest issues in unincorporated Bull Mountain; cost is not the biggest factor. She said that another big issue is the way that the Bull Mountain Community Plan has been replaced with Tigard's Comp Plan as these piecemeal annexations have happened. Tigard has never included Bull Mountain in its comprehensive planning process; however, they are peeling off the.Bull Mountain ;' Community Plan and applying a plan that applies to a much different topography. She hopes that Tigard will address this as it moves forward with piecemeal annexations. Hamilton-Treick advised that she is a strong supporter of service districts. Why would the City oppose a service district if people are paying for the services they receive? Bull Mountain is park deficient. If expanding a service district into that area did away with the argument of folks having to come into Tigard to get more parks, then what is the motivation for not supporting expansion of service districts? I PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 5 CACURPLN\Gmy`,C mP Plan MKndmeoACPtiMbAYM Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, i I 1 • • • President Inman said the code language is more aimed at opposing formation of service districts outside of the City and holding the view that cities are the best provider of services.: For instance, if a service district was proposed for parks on West Bull Mountain, the City would oppose it because it's perpetuating the County providing those services instead of a city. Hamilton-Treick questioned,if it's going to be years or decades before that area comes into Tigard,what is better—let that area pay for parks if the people are willing or continue to point the finger and say they're using our parks and not paying for them when you're preventing them from having a vehicle to pay for them. Commissioner Vermilyea said it's less about the money and more about governance and planning for urban services in that area. If special districts come into play and overlay that area,it could create more conflict. Given that Tigard has a mandate to be the service provider in that area,it necessarily wants to oppose special districts that would conflict with that mandate. Hamilton-Treick questioned if that's a responsible land use thing to do. Darren Wyss remarked that,in his view of the language,if Tualatin Hills Park and Recreation District (THPRD), Washington County, and the City got together and decided that the unincorporated area would be better served by THPRD,the policy language is flexible enough to allow us to re-sign the Urban Services Agreement to let THPRD have it. Ron Bunch reminded the Commission that Areas 63 and 64 are outside of the Urban Services Area, so if THPRD wants to continue its policy of bringing in lands into their district, the City would not oppose that for those areas. However, in accordance with the TUSA,we have agreed to provide services for areas inside the Urban Services Area. Hamilton-Treick noted that there's such an emphasis on Bull Mountain and she wonders about the Metzger area. She suggests adding language about this to avoid the appearance of "cherry-picking." Commissioner Vermilyea believes the reason Bull Mountain is mentioned more often is because expanding westward is the only way the City can grow— that's where the land is. With regard to the language, Vermilyea thinks the language should remain neutral. • Hamilton-Treick does not like the fact that the Bull Mountain Community Plan has been ignored ds areas have been annexed into the City. She doesn't see anything that prevents that from continuing to occur. She advised that the Bull Mountain Community Plan is their Comprehensive Plan that was adopted in 1983 and it's the only Comprehensive Plan for unincorporated Bull Mountain as a part of the County structure. She noted that the County's policy is not to update any of the County Community Plans at this time. There was a unanimous request by the stakeholders workgroup for Areas 63 and 64 that the planning for that area include a sister process that would update the Bull Mountain • Community Plan to create more of a complete community concept for the whole area. The Board of Commissioners denied the request. PLANNING COMMISSION iuMEE11NG MINUTES—July 21,2008—Page 6 ,,s, \Gag\Comp Plan,,,,,.,,,,,,tn,,CP,,3,VE-0„t,4 ()ivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi AMMO, .. .-. . Staff advised that as areas are annexed into the City, the City's development code standards and Comp Plan goals and policies apply. This update to the City's Comprehensive Plan will be much more sensitive to these kinds of issues. Hamilton-Treick said that one thing that could help this process is to recognize the need people have for their community to not lose their identity; e.g., the Pearl District, the 1 Hawthorne District, and Sellwood. Those are all areas of Portland where concerted effort was made to allow them to be identified as part of a larger city.. It's an affordable thing to P offer people to encourage them to want to be a part of a bigger government. The Commissioners reviewed the draft language and made the following changes: Goal 14.1 —Change the residents to citizens Policy 1. —The City shall net only approve the extension of City services except: (rest of policy does not change) Policy 2. —Change recognizes to recognize Policy 3. —No changes Policy 4. —New'wording: The City shall protect the existing and future delivery of City services and oppose formation of any new district or expansion of existing districts within the Tigard Urban Services Area. Policy 5. —No changes f Action Measures —No changes Goal 14.2—New wording: The City shall take all reasonable and necessary steps to implement the Tigard Urban Services Agreement,including annexation of unincorporated properties as appropriate. Policy 1,—No changes Policy 2. —No changes • Policy 3. —No changes Policy 4. —Staff advised that this policy currently is being reviewed by the City Attorney. The Commissioners will review the draft language for this policy at a later date. • PLANNING COMIIISSION MEETING MINUTES—July 21,2008—Page 7 CORPL'4%G.;\CsmP Pim Anudment\CPAZACCR 4 (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx; • • Policy 5. —New wording: The City shall periodically update and/or amend its - c,, :; ; -, ; - : -- : - -- - - - - . - - - -: Public Facility Plan to ensure the predictable and logical provision of urban services for areas anticipated to be within the City Limits: Action Measures: ii. —Utilize and communicate incentives, as appropriate, to encourage owners of unincorporated properties to annex to the City. iii. —Since this measure is related to Policy #4, the language will be reviewed at a later date. The Commissioners decided to postpone review of the rest of the language until the next meeting. 6. OTHER BUSINESS Staff advised that the urban forest section of the Comp Plan was approved by Council and that there has been an intent to appeal filed by the Home Builders Association. The Commission requested that they be notified earlier in the process when things like this happen. Also, they would like to know ahead of time about significant new development coming into the City (e.g., the new Target Store in the Triangle). Commissioners Inman, Muldoon, and Walsh will not be at the August 4th meeting. Commissioner Vermilyea will chair the meeting that night. Staff advised that the Transportation Chapter of the Comp Plan will be updated alongside the Transportation System Plan update that is just now being started. It will come to the Planning Commission sometime next year. In the meantime, Commissioner Vennily ea requested a primer on transportation issues in the Triangle. He believes transportation will be the main issue in the Target application. Commissioner Muldoon asked about Council's idea that planning could look at the highest best use for the Tigard Triangle and then leave the burden for meeting the requirements of that best use on regional groups such as ODOT or Metro. Staff said this is a regional issue that needs to be worked out with other jurisdictions because of ODOT's application of its mobility standards to the freeway system. Ron Bunch advised that staff will be working on. the Transportation System Plan and that the Tigard Triangle will be looked at specifically. 7. ADJOURNMENT President Inman adjourned the meeting at 9:47 p.m. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 8 I:\CURPIN Comp Pt=P.m:,,,mmi,CP.-M18.tlti,,4 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, • • i-• 111 Jerree Lewis, Planning Commission Secretary ATTEST: President Jodie Inman • !! 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AILED FROM'ZIPCODE 97223 CITY OF TIGARD Current Planning Division 13125 SW Hall Blvd. TIGARD Tigard, OR 97223 TO: ATTN: PLAN AMENDMENT,SPECIALIST ` Oregon Dept. of Land Conservation &Development 635 Capital Street NE, Suite 150 Salem,OR 97301-2540 • • 120 DAYS =N/A DATE OF FILING: 8/27/2008 DATE MAILED: 8/28/2008 �a CITY OF TIGARD - Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL Case Numbers: COMPREHENSIVE PLAN AMENDMENT(CPA) 2008-00004 ZONE CHANGE (ZON) 2008-00001 Case Name: JIVANJEE ZONE CHANGE Applicant's Name/Address: Jivanjee Circosta Architecture 9055 SW Beaverton-Hillsdale Hwy. Portland,Oregon 97225 Owner's Names/Addresses: Gerald C Cash Credit Shelter Trust Lisa Cach Heideger 6003 4th Avenue,NE Seattle,WA 98115 and Henry Y.Louie 13665 SW 130th Place Tigard,OR 97223 Addresses'of Properties: 11580 and 11600 SW Hall Boulevard Tigard,OR 97224 Tax Map/Lot Nos.: Washington County Tax Assessor's Map No. 1S135DD,Tax Lots 00100&01600. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE (ORDINANCE NO. 2008-12. THE CITY OF TIGARD CITY COUNCIL HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE CITY COUNCIL HELD THE PUBLIC HEARING ON THIS ITEM ON AUGUST 26, 2008 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER Action: > A Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (GG). ON AUGUST 26, 2008, THE CITY COUNCIL UNANIMOUSLY APPROVED THIS REQUEST (Ordinance No. 2008-12). Current Zone: R-12: Medium-Density Residential District. Current Comprehensive Plan Designation: Medium- Density Residential. New Zone: GG: General Commercial District. New Comprehensive Plan Designation: General Commercial District. Applicable Review Criteria: Community Development Code Chapters 18:380 and 18.390; Comprehensive Plan Goals 1, 8, 9, 10 & 12; and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. Action: > ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties © The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND IS EFFECTIVE ON SEPTEMBER 25,2008. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Flail, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent to appeal with the Oregon Land Use Board of Appeals (LUBA) according to their procedures within 21 days. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at 503.639.4171. LAITY OF TIGARD, OREGON• TIGARD CITY COUNCIL ORDINANCE NO. 08-Q • AN ORDINANCE APPROVING COMPREHENSIVE PLAN AMENDMENT, CPA 2008-00004, AND ZONE CHANGE, ZON 2008-00001,TO CHANGE THE COMPREHENSIVE PLAN DESIGNATIONS AND ZONING MAP CLASSIFICATIONS FOR TWO LOTS TOTALING 1.18 ACRES FROM MEDIUM DENSITY RESIDENTIAL (R-12) TO GENERAL COMMERCIAL (C-G) SUBJECT TO A CONDITION OF APPROVAL LIMITING THE TRIP GENERATION RATE TO THAT ALLOWED OUTRIGHT UNDER THE EXISTING R-12 ZONING. WHEREAS, Section 18.380.030 of the City of Tigard Community Development Code requires quasi-judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires the Commission to make a recommendation to the Council on a zone change application which also involves a concurrent application for a Comprehensive Plan Map Amendment; and WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires the Council shall decide the applications on the record as provided by Section 18.390; and WHEREAS, Section 18.380.030. B.1 of the City of Tigard Community Development Code,requires demonstration of compliance with all applicable Comprehensive Plan policies and map designations; and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires 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 which is the subject of the development application;and WHEREAS, pursuant to Section 18.390.060G of the Tigard Development Code, a recommendation by the Commission, and a decision by the Council, shall be based on consideration of Statewide Planning Goals and Guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; any applicable MEMO regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on July 21, 2008, and recommended approval of CPA2008-00004,ZON2008-00001 by motion with a unanimous vote in favor;and WHEREAS, the Tigard City Council held a public hearing on August 26, 2008, to consider the request for a quasi-judicial Comprehensive Plan Amendment and Zone Change and determined that the amendments will not adversely affect the health, safety and welfare of the City and meets all applicable review criteria. ORDINANCE No. 08-1.2,, Page 1 • • NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment, CPA2008-00004, and Zone Change, ZON2008-00001, are hereby approved by the City Council. SECTION 2: The attached findings are hereby adopted in explanation of the Council's decision. • SECTION 3: The Comprehensive Plan map and Zoning Map shall be amended to represent the approved changes. SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: By u/1 atU h'IOtLS vote of all Council members present after being read by number and title only, thisei2(i ''day of ,2008. Ilt?Co.t..„-e-.4..4.:*,_c -.4.4_.)4c.C.4*.i..41,„ Catherine Wheatley,City Recorder - �t`i APPROVED: By Tigard City Council this.2Le r day , 08. 61: ., "7 Craig aksen,Mayor Approved as to form: I / ity Attorn y •267/ 0 t Date ORDINANCE No. 08- /2. Page 2 410 • ATTACHMENT 2 • Agenda Item: 5.1 Hearing Date:July 21.2008 Time: 7:00 PM _ STAFF:REPO`RT:;T(�THE�_ ; ; :'-:; . r IG ®' ON .NCOMMISS . r.-:PLANING v,; f ;j<.; OREGON :�'i sRB FORTHE CITY O,• T �� ,.= _ : � �� _ i-: ' 2. 0 DAYS = NA SECTION I. APPLICATION SUMMARY FILE NAME: JIVANJEE COMPREHENSIVE PLAN AND ZONE MAP AMENDMENT FILE NOS.: Comprehensive Plan Amendment CPA 2008-00004 Zone Change ZON2008 00001 PROPOSAL: The applicant has requested a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R- 12) to General Commercial (C-G). The lots are bounded by SW Hall blvd. on the west, Hwy. 217 on the east,property zoned C-G on the south and property zoned C- P on the north. APPLICANT Jivanjee Circosta Architecture OWNER: Henry Louie 13665 SW 130th Place 9055 SW Beaverton-Hillsdale Hwy Portland, OR 97225 Tigard, OR 97223 OWNER: Gerald C. Cach Credit Shelter Trust Lisa Cach Heideger 6003 4th Ave.NE Seattle,WA 98115 LOCATION: The site is bounded by SW Hall Blvd on the west and Hwy 217 on the east at 11580 and 11600 SW Hall Blvd.; Washington Count Tax Map 1S135DD, Tax Lots 100 and 1600. CURRENT ZONE/ COMP PLAN DESIGNATION: R-12: Meum ity Residential District. The R-12 zoning district is designed to accommodate a-D full ens range of housing types at a minimum lot size of 3,050 square feet.A wide range of civic and institutional uses are also permitted conditionally. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 1 OF 11 • PROPOSED ZONE/ COMP PLAN DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment,and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Policies 1, 8, 9, 10 and 12; applicable Statewide Planning Goals and Administrative Rules,and applicable Metro statues or regulations. SECTION II. STAFF RECOMMENDATION Staff recommends':chat;the';Plan n Commis sion;recomm end" APPROVAL ao":�Gity.�Council=`:'of':the proposed;comprehensiveplan ame Admen t.And zone change subject:to proposed:condtilons of approval,- SECTION III. BACKGROUND INFORMATION Site History • Staff reviewed the zoning history of the subject property utilizing old zoning maps and City records. The 1977 Existing Land Use Map shows Tax Lot 100 as vacant and Tax Lot 1600 developed with multi-family dwellings. The 1983 Comprehensive Plan and Zoning Map shows the subject lots designated "MED," medium density residential. All subsequent versions of the City's Comprehensive Plan Map and Zoning Classification show the subject lots designated R-12. Tax Lot 100 was developed in 1960 with a small single-family dwelling. Tax Lot 1600 was developed in 1963 with the ten-unit Silver Creek apartment building. In 2004 the City approved a Lot Line Adjustment (MIS2004-00017) between the two lots. Vicinity Information The subject site is bordered by Hall Blvd on the west and Hwy 217 on the east. The 1.18 acre site is part of an approximately 7-acre, 15-lot triangle area north of Hwy 99 zoned C-G on the south (11 lots), R-12 (subject 2 lots), and C-P (2 lots) to the north. The subject lots are separated from adjacent R-12 lots by Hall Blvd on the west. Other R-12 zoned lots are located to the north across Hwy 217. The subject lots are bordered by apartments to the north and single-family residences and a storage unit complex under construction on the south. Site Information and Proposal Description Tax Lot 100 takes access from SW Hall Blvd. and is primarily covered in lawn with some trees clustered around the single-family dwelling. Tax Lot 1600 also takes access from SW Hall Blvd. and contains the apartment building, parking lot, and landscaping. The density of the apartments at 10 units/.44 acres exceeds the 12 units /acre allowed m the existing R-12 zone. C-G zoning allows new multi-family dwellings with the planned development review process and standards. The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R-12) to General Commercial (C-G). STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 2 OF 11 • • SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone.,change application to change the zoning on the subject lots from R-12 to C-G also involves a comprehensive plan map amendment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment. B. Standards for making quasi-judicial decisions. 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: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; COMPREHENSIVE FLAN POLICIES CITIZEN INVOLVEMENT Goa11.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives, posted a sign on the property, and held a neighborhood meeting on February 28, 2008 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting, 10 people attended. Discussion related to transportation issues on Highway 99 and Hall Blvd., future development of the lots, and the zone change process. In addition, the City has mailed notice of the Planning Commission hearing to property owners within 500 feet of the subject site,interested citizens, and agencies,published notice of the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures. With these public involvement provisions and the applicant's documented participation, the proposed zone change is consistent with applicable Citizen Involvement policies. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 3 OF 11 • • GENERAL POLICIES Policy Ma: The city shall ensure that this comprehensive plan and all future legislative changes are consistent with the statewide planning goals adopted by the Land Conservation and Development Commission, the Regional Plan adopted by the Metropolitan Service District; The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. The applicable Comprehensive Plan goals and policies are addressed in this section of the staff report. The Transportation Planning Rule (1'PR) OAR 660-012-0060 is a state statute applicable to this application and is addressed under the Transportation goal, below. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). These requirements are applicable to this application and are addressed under the Housing goal, below. TRANSPORTATION SYETEM The 2001 Tigard Transportation System Plan (TSP) updates the comprehensive plan and policies. However, it does not fully replace all elements of the comprehensive plan adopted prior to the 2001 TSP. Goal #4,Policy #1 of the Tigard TSP correlates to the following comprehensive plan policy: Policy 8.1.4: Set and maintain transportation performance measures that set a minimum intersection level of service standard for the city of Tigard and requires all public facilities to be designed to meet this standard. The Oregon Department of Transportation (ODOT) submitted the following comment letter to the file for the proposed comprehensive plan amendment and zone change: For zone changes and comprehensive plan amendments local governments must make findings that the proposed amendment complies with the Transportation Planning Rule (1'PR) OAR 660-012-0060. There must be substantial evidence in the record to either make the finding of"no significant effect" on the transportation system, or if there is a significant effect assurance that the allowed land uses are consistent with the identified function, capacity, and performance standard of the transportation facility within the plan horizon of the local Transportation System Plan or 15 years whichever is greater. OAR 660-012-0060 1) Where an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation would significantly affect an existing or planned transportation facility, the local government shall put in place measures as provided in section (2) of this rule to assure that allowed land uses are consistent with the identified function, capacity, and performance standards (e.g. level of service, volume to capacity ration, etc.) of the facility. A plan or land use regulation amendment significantly affects a trap portation facility if it would: (c)As measured at the end of the planning period identified in the adopted transportation ssyystem plan: (C) Worsen the performance of an existing or planned transportation facility that is otherwise projected to perform below the minimum acceptable performance standard identified in the TSP or comprehensive plan. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 4 OF 11 • • According to the 1999 Oregon Highway Plan (OHP), Hall Blvd is classified a District Urban highway and OR 99W is classified as a Statewide Highway. OHP Table 7: Maximum Volume to Capacity Ratios Within Portland Metropolitan Region identifies OR 99W from I-5 to Tualatin Road as an "Area of Special Concern" with a maximum volume to capacity ration of 0.95. According to the traffic impact analysis prepared by Robert Morast of CTS and dated April 17, 2008 for the 2025 analysis for existing and proposed zoning the intersection of OR 99W and Hall Blvd is rojected to perform below the .95 v/c ratio mobility standard. Therefore, for purposes of evaluating land use regulations subject to OAR 660-12-060 the performance standard is to avoid further degradation (OHP Action 1F.6). OHP Action 1F.6 states: For purposes of evaluating amendments to transportation system plans, acknowledged comprehensive plans and land use regulations subject to OAR 660-12-060, in situations where the volume to capacity ratio for a highway segment, intersection or interchange is above the standards in Table 6 or Table 7, or those otherwise approved by the Commission, and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. IF an amendment to a transportation system plan, acknowledged comprehensive plan or land use regulation increases the volume to capacity ratio further, it will significantly affect the facility. Doug Baumgartner, ODOT Traffic Analyst has reviewed the traffic impact study prepared by Robert Morast of CTS and dated April 17, 2008. The study prepared two versions of the 2025 analysis comparing the "worst case" traffic generation under the existing zoning to the "worst case" traffic generation under the proposed zoning. Tables 6a and 7a are based on projecting raw traffic that have not been seasonally adjusted as required by ODOT's adopted methodology. According to adopted methodology, all traffic volumes must be seasonally adjusted to represent 30th Highest Hour Volumes (301-IV). The 301-IV adjustment was correctly applied to the PM peak hour for the 99W/SW Hall Blvd intersection in Tables 6b and 7b. This data was used by ODOT for determining whether or not the proposed zone change would have a "significant effect" on State highway facilities. The "worst case" traffic generation for the PM peak hour for the 99W/SW Hall Blvd intersection 2025 Full Biiildout Zoning scenarios shows an increase in the v/c (volume to capacity) ratio from 1.01 with the existing R12 zoning to 1.02 with the proposed C-G Zoning (Table 6b and 7b, CTS). Therefore, the zone change will worsen the performance of a facility (OR 99W) that is projected to perform below the acceptable performance standard and will have a significant effect on the facility (OHP Action 1F.6). In order to make a finding of "no significant effect" for addressing OAR 660-012-0060, ODOT recommends that the City condition the zone change such that a trip cap be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R 12 zoning or 153 daily trips as identified in the CTS study. This cap will allow uses under the proposed zoning while preventing a significant effect to the highway. ODOT and the applicant have discussed the potential trip cap and the applicant is amenable to the idea and expressed their support for the proposed cap. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether the limit can be revised or removed. As recommended in the ODOT comment letter, limiting trip generation to that allowed under the existing R-12 zone (153 daily trips) would avoid a significant effect finding. Therefore, to approve the proposed comprehensive plan amendment and zone change, staff recommends the Planning Commission condition the approval to apply the trip cap at the time of site development review for any proposed development on the subject site. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 5 OF 11 • • ECONOMY Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy. Policy 3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow commercial development. The standards in TDC 18.830 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a map amendment can be met, and the required infrastructure is available as indicated in the transportation findings above, the commercial use may be accommodated, thereby promoting the anticipated commercial development allowed by the comprehensive plan and zoning map amendment. HOUSING Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5: The City shall provide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square) and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). Both focus on increasing jurisdictions' housing capacity in order to use land within the UGB efficiently. The Metropolitan Housing Rule (OAR 660-007/Division 7) established regional residential density and mix standards for communities within the Metro UGB. It set minimum residential density standards for new construction by jurisdiction. Tigard must provide for an overall density opportunity of 10 or more dwelling units per net buildable acre, as well as designate sufficient buildable land to provide the opportunity for at least 50% of new residential units to be attached housing (either single-family or multiple-family.) Metro implements Goal 10 through Title 1. To meet Title 1, each jurisdiction was required to determine its housing capacity and adopt minimum density requirements. Tigard adopted an 80% of minimum density requirement for development in 1998, which means that a development must build 80% of the maximum units allowed by the zoning designation. The City has a committed to providing the development opportunity for an additional 6,308 dwelling units between 1998 — 2017. This number shows Tigard's zoned capacity for additional dwelling units. It is an estimate based on the minimum number of dwelling units allowed in each residential zoning district, assuming minimum density requirements. The City of Tigard maintains an up-to-date buildable lands inventory, a permit tracking system for development, as well as complying with Metro's Functional Plan. The City is responsible for monitoring residential development. All of these tools aid the City in monitoring its progress toward the above goals, and determining if the opportunity remains for current and future residents to have diverse housing choices. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 6 OF 11 • • The applicant's Impact Statement discusses the loss of 1.18 acres of residential land as a consequence of the proposed rezone and concludes that there would be no negative effect on the City's progress towards meeting the Metro Functional Plan, Title 1 goal. Using residential development information provided by the City, the applicant calculates that with 370 acres of residentially-zoned buildable lands (2008) within the City limits, and a progress to capacity (6,308) of 56.5%, the additional 2,743 units required can be accommodated with an average density of 7.4 units/acre. The applicant observes that since the average density of projects constructed since 2000 is 8.26, and has been increasing over time, it is reasonable to assume the City can meet its Title 1 obligation without the subject 1.18 R-12-zoned acres. The City's Long Range Planning department maintains annual buildable lands inventory data. According to this data, 1% (.44 acres/44.18 acres) of buildable lands zoned R-12 (2008) is contained on the subject site. At 12 units/acre, the proposed rezone would reduce residential capacity by 5 units. The City's buildable lands inventory analysis found the City can expect additional capacity of 3456 to 3925 new dwelling units. A reduction of 5 units would leave the City with a minimum capacity of 3451 new dwelling units. As of Jan 1, 2007, the City had met 53.58% (3380 units) of its target capacity number of 6308. Therefore, the proposed zone change would not adversely affect the City's capacity to meet its housing density obligation under Title 1. Additionally, the City anticipates increased housing capacity with the Downtown Improvement Plan recently accepted by Council. Currently, the CBD zone allows for, but does not require, single-family housing at 12 units/acre and multifamily housing at 32 units/acre. In 2005, only 10% of downtown acreage was used for housing (Downtown Improvement Plan, September 2005). It is likely that the plan will result in greater residential density estimated at 40 unit/acre on a greater percent of downtown acreage (up to 80%) estimated to yield approximately 1,200 units. Furthermore, pre-application conferences with developers have shown interest in rezoning industrial lands to medium and high density residential uses. Although these changes are not yet assured, they represent a general trend toward increased residential use and density in Tigard. Goal 10.2 Maintain a high level of residential livability. Policy 8:The City shall require measures to mitigate the adverse impacts from differing or more intense land uses on residential living environments, such as: A. orderly transitions from one residential density to another; B. protection of existing vegetation, natural resources and provision of open space areas; and C. installation of landscaping and effective buffering and screening. The provisions of this policy bear on the possibility that there is an inconsistency in the comprehensive plan or zoning map as it relates to the subject property. The policy requires measures to mitigate adverse impacts from more intense land uses on residential living environments. In this case the R-12 residential zone is a wedge between two commercial zones, C-P on the north and C-G on the south. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands. This arrangement is consistent with the description of the C-P zone in TDC 18.520.020.D which states that "development in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." As the applicant's narrative points out, the current zoning arrangement makes it "very difficult to protect residential development from loss of privacy, noise, lights and glare. It also places an extra burden [buffering and screening] on surrounding commercial property that would not be necessary if the subject parcels were zoned C-G." In addition, as shown in the findings below, the subject lots meet the Locational Criteria for general commercial areas. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE 0 PAGE 7 OF 11 • • • .' LOCATIONAL CRITERIA: 12.2 COMMERCIAL Policy 12.2.1: The City shall: a. Provide for commercial development based on the type of use, its size and required trade area. b. Apply all applicable plan policies. c. Apply the appropriate locational criteria applicable to the scale of the project. 2. General Commercial General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street. A. Scale 1) Trade Area. Varies. 2) Site Size. Depends on development. 3) Gross Leasable Area. Varies. B. Locational Criteria (1) Spacing and Location (a) The commercial area is not surrounded by residential districts on more than two sides. (2) Access (a) The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. (b) The site shall have direct access from a major collector or arterial street. (c) Public transportation shall be available to the site or general area. (3) Site Characteristics (a) The site shall be of a size which can accommodate present and projected uses. (b) The site shall have high visibility. (4) Impact Assessment (a) The scale of the project shall be compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site design and development plan. (d) The associated lights, noise and activities shall not interfere with adjoining non- residential uses. The existing R-12 zone reflects the Medium Density Residential locational determinants contained in Policy 12.1.1, including areas which 1) are not committed to low density development, 2) have direct access from a collector or arterial street, 3) are not subject to development limitation, 4) where the existing facilities have capacity for additional development, 5) are within 1/2 mile of public transportation, and 6) which can be buffered from low density residential areas. However, as indicated in the locational criteria for the General Commercial areas, above, the proposed zone change and comp plan amendment is also consistent with the general commercial criteria: the subject area is not surrounded by residential districts on more than two sides, would not create traffic congestion based on the proposed ODOT trip cap, has direct access to either Hall Blvd or Hwy 99 (via Warner Avenue), is of a size to accommodate the projected (storage facility) use, is highly visible from Hwy 217 : and Hall Blvd., could be compatible with surrounding commercial uses, could maintain the privacy of STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 8 OF 11 • • adjacent residential uses through application of the buffering and screening standards, could incorporate unique site features in the site design and development plan, and could mitigate associated light, noise and activities from adjoining non-residential uses. FINDING: As demonstrated above, the proposed comprehensive plan amendment and zone change comply, or can be conditioned to comply with the applicable Comprehensive Plan policies. The applicant proposes a change to the comprehensive plan and zoning map designation from R-12 to C-G. Therefore, compliance with the map designation is not applicable in this case. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and Text Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures is applicable to this proposal, as identified inl8.380.030. The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal, above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal. However, the applicant has indicated that he would propose a storage facility similar to the one currently under construction on the adjacent property to the south off of Warner Avenue. Any proposed development will be required to meet all of the current applicable Tigard Development Code standards. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 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 which is the subject of the development application. The applicant's narrative states that the existing R-12 designation is an inconsistency in the comprehensive plan as it sandwiches 1.18 acres of R-12 zoning between two large commercial zoned areas. As shown above in the findings for the Housing and Locational Criteria goals, staff supports the applicant's contention that the subject R-12 zone is inconsistent with the comprehensive plan policies and would be appropriately rezoned as C-G with a Comprehensive Plan designation of general commercial. FINDING: The proposal demonstrates that there may be an inconsistency in the comprehensive plan and zoning map as it relates to the subject property. C. Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to specific parcels and does not apply generally across the City. Therefore, the Planning Commission recommendation to Council may be for denial, approval, or approval with conditions. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 9 OF 11 • • SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS The City of Tigard's Long Range Planning Department reviewed the proposal and provided information,which is included in findings for the Housing Goal section of the staff report. The City of Tigard Arborist reviewed the proposal and has no objection to it. Tualatin Valley Fire & Rescue reviewed the proposal and had no comment. Clean Water Services reviewed the proposal and recommended that all of the relevant provisions of the IGA between the City and CWS be followed and that a site certification will be required prior to development of the subject parcels. SECTION VI. STAFF ANALYSIS, CONCLUSION, AND RECOMMENDATION ANALYSIS: The applicant's proposal to change the zone on 1.18 acres from R-12 to C-G could result in additional trips to Hwy 99, a state facility that is already not meeting service levels. ODOT has commented that with a trip cap, this issue could satisfactorily be addressed to meet the provisions of the state TPR. The proposal would reduce the City's capacity for residential density required under Metro'Title 1 and the City's Housing goals and policies. However, the 1% reduction in buildable lands would not be significant because the City's existing capacity, based on its buildable lands inventory, is substantially in excess of the minimum requirement. The proposal may affect existing residential development in the vicinity. However, the locational criteria for commercial areas is met and is arguably more suitable for the subject lots than the existing residential zone. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands without residential zoned lands between, as is the case with the subject lots. The proposed zone change would be consistent with the description of the C-P zone in TIC 18.520.020.D which states that "developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." In addition, the density of the existing apartments at 10 units/.44 acres exceeds the 12 units /acre allowed in the existing R-12 zone. C-G zoning allows new multi- family dwellings with the planned development review process and standards which does not include a minimum lot size or density requirement. CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed Comprehensive Plan and Zoning Map Amendment is consistent with applicable provisions of the Tigard comprehensive plan, statewide planning goals and rules, Metro Regional Functional Plan, Tigard Development code, and provides evidence of inconsistency in the comprehensive plan and zoning map as it relates to the property which is the subject of the development application. RECOMMENDATION: Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan amendment and zone change with the following condition of approval: Condition of Approval A trip cap shall be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R-12 zoning or 153 daily trips, as identified in the applicant's CTS study. The trip-cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change, if approved by the City Council. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 10 OF 11 • • • July 14, 2008 PREPARED BY: Gary Pagenstecher DATE Associate Planner • July 14, 2008 APPROVED BY: Dick Bewersdorff DATE Planning Manager is\curpin\gary\CPA\Jivanjee Zone Change(ZON2008-00004)\ZON2008-00004 staff report STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 11 OF 11 ATTACHMENT 3 DRAFT CITY OF TIGARD PLANNING COMMISSION Meeting Minutes • July 21, 2008 1. CALL TO ORDER President Inman called the meeting to order at 7:03 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman, Commissioners: Anderson, Fishel, Hasman, Muldoon,Vermilyea, and Walsh Commissioners Absent: Commissioners Caffall and Doherty Staff Present: Ron Bunch, Assistant Community Development Director;Dick Bewersdorff, Planning Manager; Gary Pagenstecher,Associate Planner;Darren Wyss, Senior Planner; Marissa Daniels,Assistant Planner;Jerree Lewis, Executive Assistant 3. COMMUNICATIONS None 4. APPROVE MEETING MINUTES There was a motion by Commissioner Muldoon, seconded by Commissioner Walsh, to approve the June 16, 2008 meeting minutes as submitted. The motion carried as follows: AYES: Anderson, Inman, Muldoon,Walsh NAYS: None ABSTENTIONS: Fishel, Hasman,Vermilyea EXCUSED: Caffall, Doherty PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT—JIVANJEE ZONE CHANGE (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001 REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 1 C\CURPLN\Gary\Comp plat.Amendment\CP.124108-00004 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. Commissioners Muldoon and Anderson reported site visits. STAFF REPORT Associate Planner Gary Pagenstecher presented the staff report on behalf of the City. He advised that the applicant is currently developing property to the south as a self storage project. The applicant is thinking about applying this same kind of development to the subject site. That use is not allowed in the R-12 zone, but would be allowed in the CG (General Commercial) zone as a conditional use. Staff believes the CG zone is appropriate for the site and supports the zone change Comprehensive Plan amendment. Pagenstecher noted that Warner Avenue, which connects to Hwy. 99W, would be the sole access to the property; the Hall Blvd. access would be closed. Currently, there is an apartment house abutting this property. APPLICANT'S PRESENTATION Saj Jivanjee,Jivanjee Circosta Architecture, 9055 SW Beaverton-Hillsdale Hwy., Portland, OR 97225, spoke about dealing with the inconsistencies in the Comprehensive Plan, the PLANNING COMMISSION MEETING NUMB ES—July 21,2008—Page 2 1:\CURPW\Gary\Camp Plan Amendment\CPA?M&(tk1M (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • process for dealing with it, and the cost implications for the applicant. The applicant has to pay the mitigation costs for something that was planned by the City. He thinks there should be a 2 tier system and wonders how many inconsistencies there are in the Comprehensive Plan. Should it be the responsibility of the City to pay for mitigation costs or should the applicant have to pay? With regard to connecting to Warner Road,Jivanjee said that there is an existing entrance there and the implication is that there won't be a shortcut through Warner Road to Hall Blvd. to miss the traffic control system on 99W. He said he might have to have some kind of emergency access to Hall Blvd. Even though there is no traffic impact, there are still issues about keeping the through road as a private road and if they can have access to Hall Blvd. It was advised that Hall Blvd. is under ODOT's control. President Inman noted that staff has recommended a condition of approval for limiting trips. Jivanjee said this is a non-issue. The only problem he may have would be denial of access to Hall Blvd. if he needs an emergency access. He said this issue will addressed as part of the planning process for the conditional use of the property. PUBLIC TESTIMONY Henry Louie, 13665 SW 130th Place, Tigard, OR 97223, signed up to speak, but chose not to testify. PUBLIC HEARING CLOSED Commissioner Muldoon said the area isn't well-suited for residential development and doesn't have any community connectivity aspects. He supports the zone change. President Inman agrees and also supports the addition of the traffic trip generation limitation. Commissioner Anderson also supports the application. Motion by Commissioner Vermilyea, seconded by Commissioner Muldoon, to recommend approval to City Council of the proposed Comprehensive Plan Amendment, CPA 2008- 00004, and Zone Change, ZON 2008-00001, subject to proposed conditions of approval as laid out in the staff report. The motion passed unanimously. AYES: Anderson, Fishel, Hasman, Inman, Muldoon,Vermilyea,Walsh NAYS: None ABSTENTIONS: None EXCUSED: Caffall, Doherty PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 3 1:\CURPW\Guy\Comp Plan Amendment\CP.13k18-00004 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx1 • • 5.2 WORKSHOP — GOAL 14: URBANIZATION POLICY INTEREST TEAM Senior Planner Darren Wyss advised that the objective of the meeting was to garner input on the issues of Goal 14, Urbanization and how to customize the language to fit Tigard's needs. The draft language is broken into 3 goals: providing quality services to City residents; the City's approach to annexation; and promoting Tigard's interests in urban growth management decisions.. Wyss noted that Commissioner Dougherty provided earlier comments regarding the commentary and had a few issues with the policy language. Her comments are reflected in the draft language. Lisa Hamilton-Treick, Bull Mountain resident, participated in the discussion. She asked how the interests offunincorporated Bull Mountain and Metzger are taken into consideration; has there been representation by those people? Wyss noted that this is Commission's first look at the language. The community is welcome to discuss the language, but this is the City of Tigard's Comprehensive Plan, so it must represent the interests of the City residents. Hamilton-Treick said this is a big issue with the Urbanization Forum. She's an appointed member of the West Bull Mountain stakeholder's work group and she's a founder of the Friends of Bull Mountain. She would like to see those affected included in a balanced, unbiased discussion about this. President Inman advised that there has been an outreach effort for this and one of the reasons this discussion has been delayed was to gather more information. Hamilton-Treick noticed that the staff report refers to the Tigard Urban Services Agreement as being updated in July, 2006. Her understanding was that this agreement was terminated. Staff advised that the intergovernmental agreement was terminated;the Tigard Urban Services Agreement (TUSA) is still in effect. She asked if Areas 63 and 64 have been formally included in the TUSA. Staff advised that both areas are outside the of the urban service area boundaries. She believes that if this process was handled in an unbiased way, it could help the City's goal to bring unincorporated Bull Mountain into the City. There should be a thorough, unbiased, verifiable assessment as to where subsidies are occurring and to what degree. Commissioner Vermilyea had a different opinion. He asked, subsidies or not, to what extent the City has an obligation to serve people who don't live inside the City limits. He doesn't believe the City should be providing services to properties outside the City limits. Hamilton- Treick agreed that the City does not have an obligation to go beyond its borders without being compensated. The question is, is the City being compensated to the extent that the services are being used by the people outside the City limits. For example, City residents pay more for the library, but it was only City residents who voted for the bond to build the library. PLANNING COMMISSION MEETING MINU I'ES—July 21,2008—Page 4 1:\CIBPLN\Gary\Comp Plan Amen dmenACPA:AO&0fotu Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • S Commissioner Vermilyea said it sounds like there's not much disagreement. The City is currently making determinations, less on the issues surrounding Bull Mountain and more on how the County as a whole is going to be able to support 187,000 people living outside of the City limits. They all need services; will it fall on the City to provide them? His perception is that the City is going to focus on what's best for its citizens and will not be providing services beyond our own borders. Tigard needs to figure out how best to manage growth within our own'City and focus our resources on services that benefit our citizens. Hamilton-Treick encouraged language to be put into the Comp Plan that addresses the need to respect the interests of people who live in unincorporated areas and make a concerted effort to build a relationship with the people Tigard wants to govern. She's hearing the City advocating for."strong legislation to force these people into the City's boundary. Ron Bunch advised that Council has affirmed that it's time for the City to move on and to consider the interests of its own citizens and develop policies for urbanization. He said that Council's current policy is to do only voluntary annexations. He agreed that a cost incidence study is something that should probably be done on a Countywide basis, as well as a fiscal sustainability study to determine how long the County can continue to provide services. Hamilton-Treick wonders if it might be better to look at other options for getting urbanized unincorporated Bull Mountain and West Bull Mountain into a city and maybe it doesn't have to be Tigard. Commissioner Vermilyea said this is beyond the scope of what the Commission is trying to do with the Comp Plan amendment, which is to look at what's the best way to address the urbanization issue within the context of planning within the City limits of Tigard. He thinks there are some big picture policy questions that need to be • addressed— fiscal issues, who is the best service provider,Areas 63 and 64—but, for now, Tigard will continue with voluntary annexations, and for those already in the City limits, providing services according to this Comp Plan amendment. Hamilton-Treick noted that parks and planning are the 2 biggest issues in unincorporated Bull Mountain; cost is not the biggest factor. She said that another big issue is the way that the Bull Mountain Community Plan has been replaced with Tigard's Comp Plan as these piecemeal annexations have happened. Tigard has never included Bull Mountain in its comprehensive planning process; however, they are peeling off the Bull Mountain Community Plan and applying a plan that applies to a much different topography. She hopes that Tigard will address this as it moves forward with piecemeal annexations. Hamilton-Treick advised that she is a strong supporter of service districts. Why would the City oppose a service district if people are paying for the services they receive? Bull Mountain is park deficient. If expanding a service district into that area did away with the argument of folks having to come into Tigard to get more parks, then what is the motivation for not supporting expansion of service districts? PLANNING COMMISSION MEETING MINU"I ES—July 21,2008—Page 5 1:\CURPLN\Gag\Comp Plea Ammdmrnt\CPA?008-0100} Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • • President Inman said the code language is more aimed at opposing formation of service districts outside of the City and holding the view that cities are the best provider of services. For instance, if a service district was proposed for parks on West Bull Mountain, the City would oppose it because it's perpetuating the County providing those services instead of a city. Hamilton-Treick questioned,if it's going to be years or decades before that area comes into Tigard, what is better—let that area pay for parks if the people are willing or continue to point the finger and say they're using our parks and not paying for them when you're preventing them from having a vehicle to pay for them. Commissioner Vermilyea said it's less about the money and more about governance and planning for urban services in that area. If special districts come into play and overlay that area, it could create more conflict. Given that Tigard has a mandate to be the service provider in that area, it necessarily wants to oppose special districts that would conflict with that mandate. Hamilton-Treick questioned if that's a responsible land use thing to do. Darren Wyss remarked that, in his view of the language, if Tualatin Hills Park and Recreation District (THPRD), Washington County, and the City got together and decided that the unincorporated area would be better served by THPRD, the policy language is flexible enough to allow us to re-sign the Urban Services Agreement to let THPRD have it. Ron Bunch reminded the Commission that Areas 63 and 64 are outside of the Urban Services Area, so if THPRD wants to continue its policy of bringing in lands into their district, the City would not oppose that for those areas. However, in accordance with the TUSA, we have agreed to provide services for areas inside the Urban Services Area. Hamilton-Treick noted that there's such an emphasis on Bull Mountain and she wonders about the Metzger area. She suggests adding language about this to avoid the appearance of "cherry-picking." Commissioner Vermilyea believes the reason Bull Mountain is mentioned more often is because expanding westward is the only way the City can grow— that's where the land is. With regard to the language, Vermilyea thinks the language should remain neutral. Hamilton-Treick does not like the fact that the Bull Mountain Community Plan has been ignored as areas have been annexed into the City. She doesn't see anything that prevents that from continuing to occur. She advised that the Bull Mountain Community Plan is their Comprehensive Plan that was adopted in 1983 and it's the only Comprehensive Plan for unincorporated Bull Mountain as a part of the County structure. She noted that the County's policy is not to update any of the County Community Plans at this time. There was a unanimous request by the stakeholders workgroup for Areas 63 and 64 that the planning for that area include a sister process that would update the Bull Mountain Community Plan to create more of a complete community concept for the whole area. The Board of Commissioners denied the request. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 6 I\CURPLN\Gary\Comp PI Amendment\CPA?OO8-00004 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxt • • Staff advised that as areas are annexed into the City, the City's development code standards and Comp Plan goals and policies apply. This update to the City's Comprehensive Plan will be much more sensitive to these kinds of issues. Hamilton-Treick said that one thing that could help this process is to recognize the need people have for their community to not lose their identity, e.g., the Pearl District, the Hawthorne District, and Sellwood. Those are all areas of Portland where concerted effort was made to allow them to be identified as part of a larger city. It's an affordable thing to offer people to encourage them to want to be a part of a bigger government. The Commissioners reviewed the draft language and made the following changes: Goal 14.1— Change the residents to citizens Policy 1. —The City shall net only approve the extension of City services except: (rest of policy does not change) Policy 2. — Change recognizes to recognize Policy 3. —No changes Policy 4. —New wording: The City shall protect the existing and future delivery of City services and oppose formation of any new district or expansion of existing districts within the Tigard Urban Services Area. Policy 5. —No changes Action Measures —No changes Goal 14.2 —New wording: The City shall take all reasonable and necessary steps to implement the Tigard Urban Services Agreement, including annexation of unincorporated properties as appropriate. Policy 1. — No changes Policy 2. —No changes Policy 3. —No changes Policy 4. — Staff advised that this policy currently is being reviewed by the City Attorney. The Commissioners will review the draft language for this policy at a later date. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 7 1:\CURPLN\Gary\Comp Plan Am,ndmem\CPA2008-ik10P4 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx1 • • • Policy 5. —New wording: The City shall periodically update and/or amend its develop, coordinate, and implement an adoptcd Public Facility Plan to ensure the predictable and logical provision of urban services for areas anticipated to be within the City Limits. Action Measures: ii. —Utilize and communicate incentives, as appropriate, to encourage owners of unincorporated properties to annex to the City. iii. — Since this measure is related to Policy #4, the language will be reviewed at a later date. The Commissioners decided to postpone review of the rest of the language until the next meeting. 6. OTHER BUSINESS Staff advised that the urban forest section of the Comp Plan was approved by Council and that there has been an intent to appeal filed by the Home Builders Association. The Commission requested that they be notified earlier in the process when things like this happen. Also, they would like to know ahead of time about significant new development coming into the City (e.g., the new Target Store in the Triangle). • Commissioners Inman, Muldoon, and Walsh will not be at the August 4th meeting. • Commissioner Vermilyea will chair the meeting that night. Staff advised that the Transportation Chapter of the Comp Plan will be updated alongside the Transportation System Plan update that is just now being started. It will come to the Planning Commission sometime next year. In the meantime, Commissioner Vermilyea requested a primer on transportation issues in the Triangle. He believes transportation will be the main issue in the Target application. Commissioner Muldoon asked about Council's idea that planning could look at the highest best use for the Tigard Triangle and then leave the burden for meeting the requirements of that best use on regional groups such as ODOT or Metro. Staff said this is a regional issue that needs to be worked out with other jurisdictions because of ODOT's application of its mobility standards to the freeway system. Ron Bunch advised that staff will be working on the Transportation System Plan and that the Tigard Triangle will be looked at specifically. 7. ADJOURNMENT President Inman adjourned the meeting at 9:47 p.m. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 8 I:\CURPLN\Gon.\Comp pi.Amendment\C A2OO84 x4 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx[ • • . Jerree Lewis, Planning Commission Secretary ATTEST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 9 L\CURPLN\Gary\Comp Plan Amendment\CPA:AUBIU(kti1 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx1 ATTACHMENT 4 . ,...Argazg.New ummeMigi INIEfffi :.--1,:;1...*- . . . ,...r:,,,.71,5....,.-..,,,.,-,,4,7„,,,,:.,,,....., ,. 1 .,:,...,.-„,.,.4:::„ 1 .„..,„,.:„... _,.,..,..... :,,,.,,-.1.,,,: :;,..- , ! ..,:,.., ._::r:. ! :,-.1 -11.11110:4•: :.,,A,‘...1:',1*''' i , i 11:.1 II',It.,,,,,,;t: -,,:,,..;;;,2:.,,,,-,::,t.,„,..,-::.....„.,. ',,..,::..:.:.y,,,e, '.;.,_.,.. 1,.......,,,,,2,4:7., ! 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Y'zt S x �,.,,,.�4 ;:.t,' S ) ],�0•..a1\A. i r,"tx� S ;' 't, .. F n_. `°��- . •.� r^� ` , •�. ., :irr- t•r. 1 tsk �id r •'f; '' .�' S, s,iC" .l` .•................,.... �t ,,,: 1 c .,.. >4"j" .r'IY":,J`�:a , :....�� , �i,r�,rt i i� .9'-'-',"A I;_ ii 35 •ai t I. .x-+Cy .eR--.� 4. !N z;.�' .�. .�' n•,�yw,�"�, xa• ter.� r � � ft '' ! ��'r rofi�,;` ■ f9: t e �{� k.'4e�.r \ `�t'��Y t,r i c.,-;, „�, �r „n.., �^_w.... "..,., .+°+xis A . ,„., I.,,..,,: ...-0,' '` p. �:w,elr ''(^`' 'q.:..n'"i -r Inn, c. t` list. t.; S. y, '4,"k o�'``i.$ t"n hr., . 7� •i, _; 7t,�:i .,.�1. a.� '+;,,"�(,-`y`r' y,",.,• rt'7:.t °.+� in.:A�a `4..i!L�9 t i'e..T "z<" l,,,4• -' 1.1. It 1\!l`t t[! j/.�`'. r...i`:"a:''; ,9 }, 1 .i ,,,qqpY,,, s,, •�' e. ,.r .rr' .> y. \r -,r'''4''. '. r.tL i n __ ,r 11'' \r �S c...it,.�..63.". r , .,,......!'..�'.�6!.>.-k: .:..aer--�`�.-in ?y -e�.� ► b_��;, �:..a„1 sC:�9 G�_�,. itY. �av•?�_ _...• a� ..• _ :ti..r,.. ^F� _.. r 2 Notic e of Adoption Pitb. 1-= THIS FORM MUST BE MAILED TO DLCD ®p WITHIN 5 WORKING DAYS AFTER THE FINAL DECISION PER ORS 197.610,OAR CHAPTER 660- DIVISION 18 For DLCD Use Only Jurisdiction: City of Tigard Local file number: CPA2008-00004/ZON2008-00001 Date of Adoption: August 26, 2008 Date Mailed: August 28, 2008 Date original Notice of Proposed Amendment was mailed to DLCD: June 2, 2008 (48 days) ❑ Comprehensive Plan Text Amendment ® Comprehensive Plan Map Amendment ❑ Land Use Regulation Amendment ® Zoning Map Amendment ❑ New Land Use Regulation ❑ Other: Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached". To change the zoning and comprehensive plan map from Medium-Density Residential (R-12) to General Commercial (C-G) on 1.18 acres adjacent to SW Hall Boulevard and Highway 217. Describe how the adopted amendment differs from the proposed amendment. If it is the same,write "SAME".If you did not give Notice for the Proposed Amendment,write "N/A". A condition of approval was imposed limiting the trip generation rate to that allowed outright under the existing R-12 zoning. Plan Map Changed from: Medium-Density Residential to: General Commercial Zone Map Changed from: R-12 to: C-G Location: 11580 & 11600 SW Hall Boulevard Acres Involved: 1.18 (Wa. Co. Tax Map 1S135DD, Tax Lots 00100 & 01600) Specify Density: Previous: R-12 New: C-G Applicable Statewide Planning Goals: 1, 2, 10 & 12 Was and Exception Adopted? ❑ YES rI NO DLCD File No.: • Did the Department of Land Co/Oration and Development receive a Not of Proposed Amendment Forty-five (45) days prior to first evidentiary hearing? ® Yes ❑ No If no, do the statewide planning goals apply? ❑ Yes ❑ No If no, did Emergency Circumstances require immediate adoption? ❑ Yes ❑ No Affected State or Federal Agencies, Local Governments or Special Districts: City of Tigard, Metro and ODOT. Local Contact: Gary Pagenstecher Phone: (503) 718-2434 Extension: Address: 13125 SW Hall Boulevard City: Tigard, Oregon Zip Code + 4: 97223-8189 Email Address: garypatigard-or.gov ADOPTION SUBMITTAL REQUIREMENTS This form must be mailed to DLCD within 5 working days after the final decision per ORS 197.610,OAR Chapter 660-Division 18. COPIES TO: Metro Land Use&Planning ODOT-Region 1,District 2-A 600 NE Grand Avenue Sam Hunaidi,Assistant District Manager Portland,OR 97232-2736 6000 SW Raab Road Portland,OR 97221 1. Send this Form and TWO(2) Copies of the Adopted Amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 2. Submit TWO (2) copies the adopted material, if copies are bounded please submit TWO (2) complete copies of documents and maps. 3. Please Note: Adopted materials must be sent to DLCD not later than FIVE (5) working days following the date of the final decision on the amendment. 4. Submittal of this Notice of Adoption must include the text of the amendment plus adopted findings and supplementary information. 5. The deadline to appeal will not be extended if you submit this notice of adoption within five working days of the final decision. Appeals to LUBA may be filed within TWENTY-ONE (21) days of the date,the Notice of Adoption is sent to DLCD. 6. In addition to sending the Notice of Adoption to DLCD, you must notify persons who participated in the local hearing and requested notice of the final decision. 7. Need More Copies? You can copy this form on to 8-1/2x11 green paper only, or call the DLCD Office at (503) 373-0050; or Fax your request to:(503) 378-5518; or Email your request to mara.ulloa @state.or.us - A"FIENTION: PLAN AMENDMENT SPECIALIST. • O. U.S. Postal Service. CERTIFIED MAIL,., RECEIPT m (Domestic Mail Only;No Insurance Coverage Provided) NFor delivery information v art cu,v.e:;sitr at v,v,v.:.sps.com, MI 0 Lri Postage EMMA t Ci Certified Fee . /, - CI Return Receipt Fee �I a . (Endorsemem Required) ► t 28 . Restricted Delivery Fee �` 2:: O (Endorsement Required) f" i ,:it^ 0 Total Postage 8 Fees MO„ 1J sg� 43 ISentJo _ _ o ATTN: PLAN AMENDMENT SPECIALIST En Oregon Dept. of Land Conservation & Development 635 Capital Street NE, Suite 150 Salem, OR 97301-2540 - •rm :r r. •ugust 2006 See Reverse for Instructions _� .. -----s4, I r SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON!DELIVERY • Complete items 1,2,and 3.Also complete • item 4 if Restricted Delivery is desired. , I 1 1 giellt Agent i ■ Print your name and address on the reverse t,_ ;1 '1 I_ , . Addressee so that we can return the card to you. B. Received .y Punted C. '• - eel ry • Attach this card to the back of the mailpiece, I. I5 or on the front if space permits. Asa D. Is delivery address different •m item 1? ❑ es f 1. Article Addressed to: If YES,enter delivery address below: ❑No . I ATTN: PLAN AMENDMENT SPECIALIST Oregon Dept. of Land Conservation & Devel 635 Capital Street NE, Suite 150 3. Service Type ',Salem, OR 97301-2540 EL Certified Mail ❑Express Mail 1, 1 ❑Registered ❑Return Receipt for Merchandise __ ----- —— ❑Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) =p,Yes j� 2. Article Number 7008. 0150 0000 5030 '723:9., (Transfer from service labe0 t PS Form 3811,February 2004 Domestic Return Receipt 1o2595-o24-1540 Patt Lunsford • From:. Cathy Wheatley Sent: Thursday, August 28, 2008 9:04 AM To: Patty Lunsford Subject: Public Testimony for CPA 2008-00004/ZCA 2008-00001 -Jivangee Zone Change Patty, No one signed the testimony sheet for the above-referenced. The only public tesfirriony given during the hearing before the City Council was by the applicant, Saj Jivangee. Let me know if you need anything else. Have a great day! Cathy f4 • • • AGENDA ITEM No. 5 Date: August 26, 2008 PUBLIC HEARING (QUASI-JUDICIAL) TESTIMONY SIGN-UP SHEETS Please sign on the following page(s) if you wish to testify before City Council on: COMPREHENSIVE PLAN AMENDMENT CPA 2008-00004/ZONE CHANGE (ZCA) 2008-00001 JIVAINJEE ZONE GE Due to Time Constraints City Council May Impose A Time Limit on Testimony I/ADM/Cathy/CCSignup/QJPH0080826 • AGENDA ITEM No. 5 Date: August 26,2008 PLEASE PRINT Proponent-(Speaking In Favor) Opponent-(Speaking Against) Neutral Name,Address&Phone No. Name,Address&Phone No. NI.rne,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. • Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. , 1,0 46- • . • i COMMUNITY NEWSPAPERS 6605 SE Lake Road, Portland, OR 97222 PO Box 22109, Portland, OR 67269 — Phone: 503-684-0360 Fax: 503-620-3433 . Email: Iegaladvertising @commnewspapers.com V AFFIDAVIT OF PUBLICATION Ili . , . State of Oregon, County of Washington, SS 1, Charlotte Allsop, being the first duly sworn, Ti G A RD depose and say that I am the Accounting . Manager of The Times (serving ) PUBLIC HEARING ITEM: ' Tigard,Tualatin & Sherwood), a newspaper of general circulation, published at Beaverton, The following will be considered by the Tigard City Council on Tuesday August 26,2008 at 7:30 PM at the Tigard Civic Center i------ in the aforesaid county and state, as defined -Town Hall, 13125 SW Hall Blvd.,Tigard,Oregon. by ORS 193.010 and 193.020, that Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and rules of procedure adopted by the Council and available at City Hall City of Tigard -Current Planning or the rules of procedure set forth in Section 18.390.060.E. Notice of Public Hearing -Jivanjee Zone The Council will hold a public hearing on the request prior to Change making a decision. TT11185 Further information may be obtained from the City • . of Tigard Planning Division(Staff contact: Gary Fagenstecher)at 13125 SW Hall Blvd.,Tigard, • A copy of which is hereto annexed, was I Oregon 97223 or by calling 503-639-4171. published in the entire issue of said ' PUBLIC HEARING ITEM: newspaper for 1 COMPREHENSIVE PLAN AMENDMENT(CPA)2008- ,' 00004/ZONE CHANGE(ZON)2008-00001 1' I successive and consecutive week(s) in the -JIVANJEE ZONE CHANGE- • following issue(s): August 7, 2008 REQUEST: The applicant is requesting approval for a Compre- hensive Plan Map Amendment and Zoning Map Amendment to I change the Comprehensive Plan Designations and Zoning Map ejtActir tOVC Classifications for two lots totaling 1.18 acres from Medium-Den- sity Residential (R-12) to General-Commercial (C-G). LOCA- Charlotte Allsop (Accounting Ma ager) TION: 11580 and 11600 SW Hall Boulevard;Washington County ` Tax Assessor's Map 1 S 135DD;-Tax Lots.100 and 1600. The site Subscribed and sworn to before me this ' is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, August 7, 2008 ; property zoned C-G on the south, and.property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential AIM �A 1 District.'The R-12 zoning district is designed to accommodate a c full range of housing types at a minimum lot size of 3,050 square 1OTAR% PUBLIC FOR OREGON ' feet. A wide range of civic and-institutional uses are also permit- My commission expires ��CNi �-� , ted conditionally. CURRENT COMPREHENSIVE PLAN DES- 1 �� IGNATION: Medium-Density Residential. PROPOSED ZON- Acct#10093001 ING: C-G:General Commercial District. The C-G zoning district• Patty Lunsford ti- �- ��- "`L-Q • 'i, o da te a full range of retail,office and civic I ��;-��,. OFFICIAL SEAL City of Tigard -Current Planning ( •o= t rer,T SUZETTE I CURRAN 13125 SW Hall Blvd. ( NOTARY PUBLIC-OREGON ) Tigard, OR 97223 �- COMMISSION NO.422662 1 MY COMMISSION EXPIRES NOVEMBER 28,2011 c Size 2 x 11.5 . Amount Due $192.05 (remit to,address above) • 10/- • • , COMMUNITY • NEWSPAPERS _ - 6605 SE Lake Road, Portland,OR 97222 PO Box 22109, Portland, OR 67269 -r Phone:503-684-0360 Fax: 503-620-3433 • Email: legaladvertising @commnewspapers.com V AFFIDAVIT OF PUBLICATION Ili . . State of Oregon, County of Washington, SS ) I, Charlotte Allsop, being the first duly sworn, T I GA R D depose and say that I am the Accounting . Manager of The Times (serving PUBLIC HEARING ITEM: Tigard,Tualatin & Sherwood), a newspaper of general circulation, published at Beaverton, j The following will be considered by the Tigard City Council on in the aforesaid county and state, as defined 1 Tuesday August 26.2008 at 7:30 PM at the Tigard Civic Center by ORS 193.010 and 193.020, that -Town Hall, 13125 SW Hall Blvd.,Tigard,Oregon. Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and rules of procedure adopted by the Council and available at City Hall City of Tigard -Current Planning or the rules of procedure set forth in Section 18.390.060.E. Notice of Public Hearing -Jivanjee Zone The Council will hold a public hearing on the request prior to Change making a decision. TT11185 Further information may be obtained from the City . of Tigard Planning Division(Staff contact: Gary Pagenstecher)at 13125 SW Hall Blvd.,Tigard, A copy of which is hereto annexed, was Oregon 97223 or by calling 503-639-4171. . published in the entire issue of said ) PUBLIC HEARING ITEM: newspaper for 1 COMPREHENSIVE PLAN AMENDMENT(CPA)2008- 00004/ZONE CHANGE(ZON)2008-00001 successive and consecutive week(s)in the -JIVANJEE ZONE CHANGE- following issue(s): - August 7, 2008 REQUEST: The applicant is requesting approval for a Compre- hensive Plan Map Amendment and Zoning Map Amendment to ( / change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Den- sity Residential (R-12) to General-Commercial (C-G). LOCA- TION: 11580 and 11600 SW Hall Boulevard;Washington County Tax Assessor's Map. 1 S 135DD,.Tax Lots 100 and 1600. The site Subscribed and sworn to before me this is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, August 7, 2008 property zoned C-G on the south, and.property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential ` . c— �� . District. The R-12 zoning district is designed to accommodate a , OTAR� PUBLIC FOR OREGON full range of housing types at a minimum lot size of 3,050 square M commission expires j feet. A wide range of civic and institutional uses are also permit- My p ��t I ted conditionally. CURRENT COMPREHENSIVE PLAN DES- 1 �, r 1 IGNATION: Medium-Density Residential. PROPOSED ZON- Acct#10093001 ING: C-G:General Commercial District. The C-G zoning district Patty Lunsford ti-�- -- -.--- is designed to accommodate a full range of retail, office and civic City of Tigard -Current Planning f t',, Su uses with a City-wide and even regional trade area. Except where 13125 SW Hall Blvd. non-conforming,residential uses are limited to single-family resi- NOTAF Tigard, OR 97223 ;;vCOMA, dences which are located on the same site as a permitted use. A MY COMMISSION EXF, wide range of uses, including but not limited to adult entertain- ) .�„.,,� ment, automotive equipment repair and storage,mini-warehouses, Size 2 x 11.5 utilities,heliports,medical centers,major event entertainment,and Amount Due$192.05 gasoline stations,are permitted conditionally. PROPOSED COM- (remit to,address above) PREHENSIVE PLAN DESIGNATION: General Commercial. , APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals#8 (Transportation)and#12(Locational Criteria); and any applicable_ Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. NM - Mal I■, \ elm w=':� • sii iNITP MAP . .+. �� :�, ,�tGON2��8-0fHi01 ill �� i E I LEGED suBJacr . •. % `lam •■ � � o M. '404*,(6,1 Publish 8/7/2008 TT11185 • • City of Tigard • Tigard Business Meeting — Agenda rl�::� �"W ��°�'sia�= slY.,,�.a'3a.:F.'r.''$'�'.�;::._....a..�J°...`n,2.R:°fwi.:�:„'�".�^. +3"�'�.aS°��';'3:�' i."..xv..=.�:..:b..w"g`-�.'L"=':.*:aro'ak�Sr3:.saL*7.»'::.e's.•.s.,r,�::7'wT.:i:=:-_°:x<<e; `a �",�% "�Y TIGARD CITY COUNCIL, & LOCAL CONTRACT REVIEW BOARD (LCRB MEETING DATE: August 26, 2008 MEETING LOCATION: City of Tigard - Town Hall, 13125 SW Hall Blvd., Tigard, OR 97223 PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign-up sheet(s). If no sheet is available, ask to be recognized by the Mayor at the beginning of that agenda item. Citizen Communication items are asked to be two minutes or less. Longer matters can be set for a future Agenda by contacting either the Mayor or the City Manager. Times noted are estimated; it is recommended that persons interested in testifying be present by 7:15 p.m. to sign in on the testimony sign-in sheet. Business agenda items can be heard in any order after 7:30 p.m. Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Council meetings by noon on the Monday prior to the Council meeting. Please call 503-639-4171, ext. 2.410 (voice) or 503-684-2772 (TDD - Telecommunications Devices for the.Deaf). Upon request, the City will also endeavor to arrange for the following services: • Qualified sign language interpreters for persons with speech or hearing impairments; and • Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the Thursday preceding the meeting by calling: 503-639-4171, ext. 2410 (voice) or 503-684-2772 (TDD - Telecommunications Devices for the Deaf). CABLE VIEWERS: The regular City Council meeting is shown live on Channel 28 at 7:30 p.m The meeting will be rebroadcast at the following times on Channel 28: Thursday 6:00 p.m. Sunday 11:45 a.m- Friday 10:00 p.m. Monday 6:00 a.m. SEE ATTACHED AGENDA TIGARD CITY COUNCIL/LCRB- August 26, 2008 n_-�:eau-u�«.aww>.nc.w:re+sss-+-n= m�n. .x• n.=xve<smcrw.w-:aa,:..,*..:vc�wrareasr>++.wn:.�w•,.>.zw--uvc*.mrz•anvz �-.............„,...,.•,. ...,.,.,.,mr, mrX_<tier»-,•rv:»......:.r..r.....:....:,.,,.:.,,,�.a-wx.mv.�rsr'.oa City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 5 Er • ,Y City of Tigard Tigard Business Meeting — Agenda • TIGARD CITY COUNCIL, LOCAL CONTRACT REVIEW BOARD (LCRB) MEETING DATE/TIME: August 26, 2008/6:30 p.m. Study Session and 7:30 p.m. Business Meeting MEETING LOCATION: City of Tigard - Town Hall, 13125 SW Hall Blvd., Tigard, OR 97223 6:30 PM • STUDY SESSION • Discuss Whether to Participate in the Oregon 150 Celebration • EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under ORS 192.660(2) (e) to discuss real property transaction negotiations. All discussions are confidential and those present may disclose nothing from the Session. Representatives of the news media are allowed to attend Executive Sessions, as provided by ORS 192.660(4), but must not disclose any information discussed. No Executive Session may be held for the purpose of taking any final action or making any final decision. Executive Sessions are closed to the public. 7:30 PM 1. BUSINESS MEETING 1.1 Call to Order- City Council,Local Contract Review Board 1.2 Roll Call 1.3 Pledge of Allegiance 1.4 Council Communications &Liaison Reports 1.5 Call to Council and Staff for Non-Agenda Items 7:35 PM 2. CITIZEN COMMUNICATION(Two Minutes or Less,Please) • Citizen Communication- Sign Up Sheet • Follow-up to Previous Citizen Communication 3. CONSENT AGENDA (Tigard City Council, L oral Contract RecievBeard& City Center Dereloprrent Agenc)) These item are corEidend to be routine and may be enacted in our notion zeithout separate discussion A npr may west that an item be mimed by motion for discussion and separate action Motion to 3.1 Approve City Council Minutes for June 17 and 24,2008 3.2 Approve Intergovernmental Agreement Between the City of Tigard and the State of Oregon Department of Transportation for Installation of a Signalized Crosswalk on Hall Boulevard 3.3 Approve Intergovernmental Agreement with Clean Water Services to Develop a Private Water Quality Facility Management Plan TIGARD CITY COUNCIL/LCRB— August 26, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of S 3.4 Name the Tigard Librar.rk Shelter as the "Muhammad Saili M trial Shelter" and Planting a Tree in the General Vicinity-7 the Shelter in Honor of Drs. H.Achmad Amins, Mayor of Samarinda, Indonesia 3.5 Local Contract Review Board: a. Award Contract to Murray,Smith &Associates,Inc. for the Design and Construction Management of the 10-Million Gallon Reservoir Site Improvements Including a Pump Station and Reservoir Seismic Evaluation/Upgrades b. Award Contract to Water Truck Service, Inc. for Street Sweeping Services and Authorize the City Manager to Execute the Contract • Consent Agerala - Items Renvzzal for Separate Discussion The item are considered to be routine and mry enattal in one mxron zeithaut separate discussion A?Dane mzy request that an item he renrne l by mxion for discussion and separate action 4. QUASI-JUDICIAL PUBLIC HEARING- COMPREHENSIVE PLAN AMENDMENT(CPA) 2008- 00004/ZONE CHANGE (ZON) 2008-00001 -JIVANJEE ZONE CHANGE REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (G G). LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west,Hwy. 217 on the east, property zoned GG on the south, and property zoned GP on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: GG: General Commercial District. The GG zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment,and gasoline stations,are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and# 12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal,State, or Metro statues or regulations. a. Open Public Hearing- Mayor b. Statement by City Attorney Regarding Procedure TIGARD CITY COUNCIL/LCRB— August 26, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 3 of 5 • • 1; c. Declarations or Challenges - Do any members of Council wish to report any ex parte contact or information gained outside the hearing,including any site visits? - Have all members familiarized themselves with the application? - Are there any challenges from the audience pertaining to the Council's jurisdiction to hear this matter or is there a challenge on the participation of any member of the Council? d. Staff Report: Community Development Department e. Public Testimony - Applicant - Proponents - Opponents - Rebuttal f. Staff Recommendation g. Close Public Hearing h. Council Discussion and Consideration: Ordinance No.08-__ 5. LEGISLATIVE PUBLIC HEARING - COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00003 - TIGARD COMPREHENSIVE PLAN UPDATE PERTAINING TO STATEWIDE PLANNING GOAL 5: NATURAL RESOURCES AND HISTORIC AREAS REQUEST; To amend the current Comprehensive Plan to include goals, policies and recommended action measures to reflect current community conditions and values relating to Tigard's Natural Resources and Historical Areas. The complete text of the proposed Amendment can be viewed on the City's website at http://www.tigard-or.gov/code amendments. LOCATION: Citywide. ZONE: All City Zoning Districts. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Chapters Citizen Involvement, Environmental Quality, Hazards, Public Facilities and Services, and Natural Features and Open Spaces; Metro Functional Plan Titles 3 and 13; and Statewide Planning Goals 1, 2, 5, 6,7 and 11. a. Open Public Hearing b. Rules of Procedure: City Attorney c. Declarations or Challenges - Does any Council member wish to declare or discuss a conflict of interest or abstention? d. Staff Report: Community Development Department e. Public Testimony Proponents Opponents f. Staff Recommendation g. Council Questions h. Close Public Hearing i. Council Consideration: Ordinance No. 08- TIGARD CITY COUNCIL/LCRB— August 26, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 4 of 5 • • 6. COUNCIL LIAISON REPORTS 7. NON-AGENDA ITEMS 8. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under ORS 192.660(2) (e) to discuss real property transaction negotiations. All discussions are confidential and those present may disclose nothing from the Session. Representatives of the news media are allowed to attend Executive Sessions, as provided by ORS 192.660(4), but must not disclose any information discussed. No Executive Session may be held for the purpose of taking any final action or making any final decision. Executive Sessions are closed to the public. 9. ADJOURNMENT I:\ADM\Cathy\CCA\2008\080826 businessp.doc • • • TIGARD CITY COUNCIL/LCRB— August 26, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 5 of 5 • • • • 7:47:47.PM 4.. AMENDMENT TO RESOLUTION NO:08-06,THE RESOLUTION OF NECESSITY FOR BURNHAM'STREET AND,ASH AVENUE'IMPROVEMENTS a. City Engineer Duenas presented the staff report regarding:proceeding with:acquisition with all properties needed for:the.construction of improvements to Burnham Street and Ash Avenue. Before the Council was a proposed.resolution amending the original Resolution of Necessity,which would authorize the City Manager to negotiate and enter into agreements on this project,including those valued at$75,000 and higher. b. Council consideration: Motion by Council President Sherwood,seconded by Councilor Wilson,to,approve Resolution No 08-51. A RESOLUTION OF THE CITY COUNCIL AMENDING RESOLUTION NO 08- 06 TO AUTHORIZE THE CITY MANAGER TO PROCEED WITH ACQUISITION OF ALL PROPERTIES,INCLUDING THOSE VALUED AT $75,000 AND HIGHER,,FOR CONSTRUCTION OF IMPROVEMENTS TO BUKNHAVI STREET AND ASH AVENUE The motion was approved by a unanimous'vote of City Council present. Mayer Dirksen Yes Councilor Buehner Yes' Councilor Wilson Yes Councilor Sherwood Yes Councilor Woodruff Yes- 7:50:11 PIv1 5. QUASI-JUDICIAL PUBLIC HEARING-COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001-JIVANJEE.Z ONE CHANGE REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning.Map Amendment to change the Comprehensive.Plan Designations and Zoning Map Classifications for two lots.totaling 1.18 acres from Medium: Density-Residential'(R-12) to General-Commercial(GG). LOCATION: 11580 and 11600 SW11A Boulevard;Washington County Tax Assessor's Map 1S135DD,Tax Lots 100 and 1600: The site is bounded by SW Hall Blvd. on'the west, Hwy.217 on the east,property zoned GG on.the south,and property zoned.GP on the north. TIGARD CITY COUNCIL/LCRB MINUTES — August26,.2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov Page 6 of 13 • • CURRENT ZONING; R-12:Ivledium-Density Residential,District. The R-12 zoning district is designed to accommodate a full.range of housing types at a minimum lot size of 3,050 square feet. Wide ranges of ciicrand institutional uses are also permitted conditionally: CURRENT'COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: G.G:-General Commercial District. The GG zoning district is designed to accommodate a full range of retail,office and civic.uses with a.Citywide and even regional trade area Except where non-conforming, residential uses are limited to single-family residences, which are located on the same site as a permitted used A wide range of uses, including but not limited to adult entertainment,automotive equipment repair and storage, mini-warehouses,utilities,heliports,medical centers, major event entertainment,and gasoline stations, are'permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390;'Comprehensive.Plan,Goals#8 (Transportation).and.# 12 (Locational Criteria);. and any applicable Statewide Planning Goals and Guidelines, and any Federal,State,or Metro statues,or regulations. 7:51:13 PIv1 a. Mayor Dirksen opened the public hearing. b. City Attorney Ramis reviewed the rules of procedure for the hearing. c. Declarations or Challenges - Do anymembers of Council wish to,report any expparte contact or information gained outside the hearing,including any site visits? Council President Sherwood noted she frequently drives by this location. - Have all members familiarized themselves with the application?All City Council members indicated they were familiar with the application. - Are there any challenges from the audience pertaining to the Council's jurisdiction to hear this matter or is there a challenge on the participation of any member of the Council? There were no challenges. d. Associate Planner Pagenstecherpresented the staff report.identifying the location of the property,the standards,of approval,and the plans by the applicant to develop a storage facility,which is not allowed in the current zone. Staff finds that the applicant has met the standards of.approval. The Planning Commission recommended that the City Council approve the proposal. TIGARD CITY COUNCIL/LCRB MINUTES.— August'26, 2008 atyof Tigard I 13125'SW Ha11'Blvd.,TTigard,OR97223 rrl 503-639-4171 I www.tigard-or.gov Page•7of 13 • • Councilor Buehner asked how it happened that there was an island of residential land in the middle of general commercial zoning. ,Associate Planner Pagenstecher advised,staff looked into this question, but found no legislative information as to why this occurred. He said it might have been possible that there was residential development on the site that was being accommodated with the residential zoning. Density requirements are'met with either commercial or residential zoning designation for this property. In response to a question from Mayor Dirksen,Associate.Planner Pagenstecher advised;the applicant has applied for a..pre-application conference,which is scheduled for next week Associate Planner Pagenstecher said the applicants.have indicated they would like:to access the property off Warner Avenue and'.retaining'an emergency access on Hall Boulevard. Access:remains to be determined in the conditional use permit review. 8:00:14 PM e. Public Testimony - Applicant Saj Jivanjee,9055'SW Beaverton-Hillsdale I-highway,Portland Oregon noted his agreement with the staff presentation. He rioted they plan to add an additional storage to the one they have already completed. He described what the proposed storage facility would look like;the new building would have more windows and would be aesthetically pleasing. f. Associate Planner Pagenstecher recommended that City Council approve the Comprehensive Plan and Zoning Map amendments by adopting proposed ordinance. '&00:56 PM g; Mayor Dirksefn closed the public heating. h. Council Discussion and Consideration: Ordinance No.08-12 In response to a question from Councilor Woodruff, Council President.Sherwood noted there was an existing older apartment building and housing in this'area,located on a bluff overlooking H lghway217: Associate Planner Pagenstecher advised the existing dwellings would be a non-conforming use. TIGARD CITY COUNCIL/LCRB MINUTES — August 26, 2008 Gry of Tigard I 13125.5\W Nall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.dgard-or.gov I Page 8 of 13 —„ • • • • 8:02:05 PM Motion by Council President Sherwood,seconded by Councilor Buehner,to adopt Ordinance NO. 08-12. AN ORDINANCE APPROVING COMPREHENSIVE PLAN AMENDMENT, CPA 2008-00004,AND ZONE CHANGE.-ZON 2008-00001, TO CHANGE THE.COMPREHENSIVE,PLAN DESIGNATIONS AND ZONING MAP CLASSIFICATIONS FOR TWO LOTS TOTALING 1.18 ACRES FROM MEDIUM DENSITY'RESIDENTIAL (R-12) TO GENERAL.COMMERCIAL (.GG) SUBJECrTOA CONDITION OF APPROVALLIMITING THE TRIP GENERATION RATE TO THAT ALLOWED OUTRIGHT UNDER THE EXISTING R 12 ZONING 8:02:55 PM Mayor Dirksen commented thatwhen the City Council considers changes such as this,,Council considers traffic iinpacts.and changes in the residential capacity that we have in the City. This piece of property is small;therefore,the impact is slight. 8:03:25 PM The motion was approved ley a unanimous vote of City Council present. Mayor Dirksen Yes, Councilor Buehner Yes Councilor Wilson Yes Councilor Sherwood Yes Councilor Woodruff Yes. 8:03:46 PM 6. LEGISLATIVE PUBLIC HEARING- COMPREHENSIVE PLAN AMENDMENT(CPA) 2008-00003-TIGARD COMPREHENSTVE.PLAN UPDATE PERTAINING.TO STATEWIDE PLANNING GOAL 5: NATURAL RESOURCES AND HISTORIC AREAS REQUEST: To'amend-the cu rent.Comprehensive Plan to include goals,policies and recommended action measures to reflect current community conditions:and values relating to Tigard's Natural Resources and Historical Areas. The complete text;of the proposed Amendment can be viewed on the City's website at http://www.tigard- or.gov/code_amendments. LOCATION:Citywide. ZONE: All City Zoning.Districts. TIGARD CITY COUNCIL/LCRB NIINUTES —August 26, 2008 City of Tigard I 13125 SW Mill Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 9 of 13 • • 3.3: Approve:Intergovernmenta_I Agreement with Clean Water Services to Develop a Private Water Quality Facility Management PIan 3:4 Name the Tigard Library Park.Shelter as the "Muhammad Saili Memorial Shelter" and Planting a Tree in the General Vicinity of the;Shelter in Honor Of Drs: F Achrriad Amins, Mayor of Samarinda, Indonesia 3.5 Local Contract Review Board: a. Award Contract to Murray,Smith&Associates,Inc..for the Design and Construction Management of the 10-Million.Gallon Reservoir Site Improvements Including a Pump Station and. Reservoir Seismic Evaluation/Upgrades b. Award Contract to Water Truck'Service,Inc. for Street Sweeping Services and Authorize the City Manager to Execute the Contract o Consent Agenda-Itears Rend for Separate Disarssionz The iters me consider&to Ix routine and nrry f 'andal in one notion vitho t.sepazrate discussion An}one mry rrgtit that an item IT rnnuzal by-nrtioz for discussion and separate action 4. AMENDMENT TO RESOLUTION NO. 08-06, THE RESOLUTION OF NECESSITY FOR. BURNHAM STREET AND ASH AVENUE IIlIPROVEMENTS a. Staff Report: Community Development Department b. Council Discussion c. Council Consideration: Resolution No.08- 5. QUASI-JI.JDICIAL PUBLIC HEARING- COMPREHENSIVE PLAN AMENDMENT(CPA) 2008- 00004/ZONE CHANGE (ZON) 2008-00001-JIVANJEE ZONE:CHANGE REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres fromMedium-Density Residential(R-12) to General-Commercial(C-G).. LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west,Hwy. 217 on the east,.,property zoned C-G on the-south,and property zoned GP on the north. CURRENT ZONING: R-12:Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and .civic uses with a City--wide and even regional trade area. Except where non-conforming, residential uses are limited,to single-family residences which are located on the same site as.a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities,heliports, medical centers,major event entertainment,and gasoline stations,are permitted.conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; TIGARD CITY COUNCIL/LCRB— August 26, 2008 City of Tigard I 13125 Shy/Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I wwv.tigard-or.gov I Page 3 of 5 • • Comprehensive Plan Goals_n 8`(Transportation)and.n 12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines,and any Federal,State,or Metro statues or regulations. a. Open Public Hearing.-Mayor b. Statement by City.Attorney Regarding;Procedure c. Declarations.or Challenges - Do'any members of Council wish to report any ex parte contact or information gained outside the hearing, including any sitevisits? - Have all member's:familiarizedthemselves with the application? - Are there'any challenges from the audience pertaining.to-the Council's jurisdiction to hear this matter or is there a challenge on the participation of any member of the Council? d. Staff Report: Community Development Department. e. Public Testimony - Applicant - Proponents - Opponents - Rebuttal f. Staff Recommendation g; Close Public Hearing: h. Council Discussion and Consideration: Ordinance No.08-_ 6. LEGISLATIVE PUBLIC:HEARING — COMPREHENSIVE.PLAN AMENDMENT (CPA) 2008=00003 — TIGARD COMPREHENSIVE PLAN UPDATE PERTAINING'TO STATEWIDE PLANNING GOAL. 5: NATURAL RESOURCES AND HISTORIC AREAS REQUEST: To amend the current Comprehensive Plan to include goals, policies and recommended action measures to reflect current community conditions and:values relating to Tigard's Natural Resources and:Hirstorical Areas. The complete text of the proposed Amendment can be viewed on the City's website at http://www:tigard-or.gov/code_amendments. LOCATION: Citywide. ZONE::All City Zoning Districts:. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380.and 18.390; Comprehensive Plan Chapters lti7Pn Involvement, Environmental Quality, Hazards, Public Facilities and Services, and Natural Features and Open Spaces; Metro Functional Plan Tides 3 and 13; and Statewide Planning Goals 1,2,5,6,7 and 11. a. Open Public Hearing b. Rules of Procedure: City Attorney c. Declarations or Challenges - Does any Council member wish to declare or discuss a conflict of interest or abstention? d. Staff Report: Community Development Department e. Public Testimony Proponents Opponents f. Staff Recommendation g. Council Questions h. Close Public Hearing i. Council Consideration: Ordinance No.08- • TIGARD CITY COUNCIL/LCRB— August 26, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 4 of 5 } ., • ,• • Agenda Item # Meeting Date August 26, 2008 COUNCIL AGENDA ITEM SUMMARY City Of Tigard, Oregon Issue/Agenda Title Jivanjee Comprehensive Plan Amendment and Zone Change - Public Hearing Quasi- Judicial (PHQJ) Prepared By: Gary Pagenstecher Dept Head Approval: A, City Mgr Approval: ;l ISSUE BEFORE THE COUNCIL Shall the City Council approve the attached Ordinance approving a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R-12) to General Commercial (C-G)? STAFF RECOMMENDATION Staff recommends the City Council approve of the Comprehensive Plan Map Amendment and Zoning Map Amendment by adoption of the attached ordinance. KEY FACTS AND INFORMATION SUMMARY The applicant's proposed Comprehensive Plan Amendment and Zone change do not include a specific development proposal. However, the applicant has indicated that he would propose a storage facility similar to the one currently under construction on the adjacent property to the south off of Warner Avenue.That use is currently not allowed in the R-12 zone, hence the amendment request. The applicant's proposal to change the zone on 1.18 acres from R-12 to C-G could result in additional trips to Hwy 99W, a state facility that is already not meeting service levels. ODOT has commented that with a trip cap, this issue could satisfactorily be addressed to meet the provisions of the state Transportation Planning Rule. The proposal would reduce the City's capacity for residential density required under Metro' Title 1 and the City's Housing goals and policies. However, the 1% reduction in buildable lands would not be significant because the City's existing capacity,based on its buildable lands inventory,is substantially in excess of the minimum requirement. The proposal may affect existing residential development in the vicinity. However, the locational criteria for commercial areas is met and is arguably more suitable for the subject lots than the existing residential zone. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands without residential zoned lands between, as is the case with the subject lots. The proposed zone change would be consistent with the description of the C-P zone in TDC 18.520.020.D which states that "developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." • • 4 • Staff finds that the proposed Comprehensive Plan and Zoning Map Amendment is consistent with applicable provisions of the Tigard Comprehensive Plan, statewide planning goals and rules, Metro Regional Functional Plan, and Tigard Development code. It provides evidence of inconsistency in the Comprehensive Plan and Zoning Map as it relates to the property which is the subject of the development application. The Planning Commission unanimously recommended approval to City Council of the proposed Comprehensive Plan Amendment, CPA 2008-00004, and Zone Change, ZON 2008-00001, subject to proposed conditions of approval as laid out in the staff report. No public comment was received on the proposal. OTHER ALTERNATIVES CONSIDERED Denial of the proposed Comp Plan Amendment and Zone Change. CITY COUNCIL GOALS N/A ATTACHMENT LIST Attachment 1: Ordinance Attachment 2: Staff Report to the Planning Commission Attachment 3: Planninng Commission Minutes Attachment 4: Existing Conditions Comp Plan/Zoning Map Attachment 5: Amended Comp Plan/Zoning Map. FISCAL NOTES There are no fiscal impacts with the proposed Comp Plan Amendment and Zone Change COF TIGARD, OREGON GARD CITY COUNCIL ORDINANCE NO. 08- . • AN ORDINANCE APPROVING COMPREHENSIVE PLAN AMENDMENT, CPA 2008-00004, AND ZONE CHANGE, ZON 2008-00001,TO CHANGE THE COMPREHENSIVE PLAN DESIGNATIONS AND ZONING MAP CLASSIFICATIONS FOR TWO LOTS TOTALING 1.18 ACRES FROM MEDIUM DENSITY RESIDENTIAL (R-12) TO GENERAL COMMERCIAL (C-G) SUBJECT TO A CONDITION OF APPROVAL LIMITING THE TRIP GENERATION RATE TO THAT ALLOWED OUTRIGHT UNDER THE EXISTING R-12 ZONING. WHEREAS, Section 18.380.030 of the City of Tigard Community Development Code requires quasi-judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B; and WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires the Commission to make a recommendation to the Council on a zone change application which also involves a concurrent application for a Comprehensive Plan Map Amendment; and WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires the Council shall decide the applications on the record as provided by Section 18.390; and WHEREAS,Section 18.380.030. B.1 of the City of Tigard Community Development Code,requires demonstration of compliance with all applicable Comprehensive Plan policies and map designations; and WHEREAS, Section 18.380.030.8.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires 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 which is the subject of the development application; and WHEREAS, pursuant to Section 18.390.060G of the Tigard Development Code, a recommendation by the Commission, and a decision by the Council, shall be based on consideration of Statewide Planning Goals and Guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; any applicable METRO regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on July 21, 2008, and recommended approval of CPA2008-00004,ZON2008-00001 by motion with a unanimous vote in favor; and WHEREAS, the Tigard City Council held a public hearing on August 26, 2008, to consider the request for a quasi-judicial Comprehensive Plan Amendment and Zone Change and determined that the amendments will not adversely affect the health, safety and welfare of the City and meets all applicable review criteria. ORDINANCE No. 08- Page 1 f /r NOW,THEREFORE,THE CI VF TIGARD ORDAINS AS FOLLO. SECTION 1: Comprehensive Plan Amendment, CPA2008-00004, and Zone Change, ZON2008-00001, are hereby approved by the City Council. SECTION 2: The attached findings are hereby adopted in explanation of the Council's decision. SECTION 3: , The Comprehensive Plan map and Zoning Map shall be amended to represent the approved changes. SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: By vote of all Council members present after being read by number and title only, this day of , 2008. Catherine Wheatley, City Recorder APPROVED: By Tigard City Council this day of ,2008. Craig Dirksen,Mayor Approved as to form: City Attorney Date ORDINANCE No. 08- Page2 • • ATTACHMENT 2 . 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APPLICATION SUMMARY FILE NAME: JIVANJEE COMPREHENSIVE PLAN AND ZONE MAP AMENDMENT FILE NOS.: Comprehensive Plan Amendment CPA 2008-00004 Zone Change ZON2008-00001 PROPOSAL: The applicant has requested a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R- 12) to General Commercial (C-G). The lots are bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south and property zoned C- P on the north. APPLICANT Jivanjee Circosta Architecture OWNER: Henry Louie 9055 SW Beaverton-Hillsdale Hwy 13665 SW 130th Place Portland, OR 97225 Tigard, OR 97223 OWNER: Gerald C. Cach Credit Shelter Trust Lisa Cach Heideger 6003 4th Ave. NE Seattle,WA 98115 LOCATION: The site is bounded by SW Hall Blvd on the west and Hwy 217 on the east at 11580 and 11600 SW Hall Blvd.; Washington Count Tax Map 1S135DD, Tax Lots 100 and 1600. CURRENT ZONE/ COMP PLAN DESIGNATION: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 1 OF 11 • • I ' PROPOSED ZONE/ COMP PLAN DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Policies 1, 8, 9, 10 and 12; applicable Statewide Planning Goals and Administrative Rules,and applicable Metro statues or regulations. SECTION II. STAFF RECOMMENDATION � I r t _V g' t s� 'd{„�3 a.,,tys�r rat '�'�}.:'=:,. rt �t` '-�r��f.` a, �':. �: �, :r -xhy,�; ,�,<� s ��3: lL Q,�eat Fa e a .e`� s c e d�otti o RE'�ee e 5. 10 e 1 111 .{ „ � SL ;.a f 4 a ex + :1- t' �,� y, t,';a f.H '•T -+ `+ °s fe'' i1�6h Y'�!-2 .°•e Y'3m ag.r a Xr:�t' a t Su'�ii ' Y„ e.� x'. a ® ? 5,.oe--;AP 'e, de k1, a "• AV; ,2A9 X11. `� x> �,7�i �c�' �'a•� ��y5^c��i,r �.,.,,:.. ,�.�; ' ' °�Sll��t;_�U�: ,dy_e(�'^��_e R.94-P. v ' ' 3 !!Vvf,0•,•✓'..',^�,'. ;s � i': ,i' r :s f'efi>'1 `�":� .t : �' ;::w:c' - �'� r=. 7 � a.� :Q"� SECTION III. BACKGROUND INFORMATION Site History Staff reviewed the zoning history of the subject property utilising old zoning maps and City records. The 1977 Existing Land Use Map shows Tax Lot 100 as vacant and Tax Lot 1600 developed with multi-family dwellings. The 1983 Comprehensive Plan and Zoning Map shows the subject lots designated "MED," medium density residential. All subsequent versions of the City's Comprehensive Plan Map and Zoning Classification show the subject lots designated R-12. Tax Lot 100 was developed in 1960 with a small single-family dwelling. Tax Lot 1600 was developed in 1963 with the ten-unit Silver Creek apartment building. In 2004 the City approved a Lot Line Adjustment (MIS2004-00017) between the two lots. Vicinity Information The subject site is bordered by Hall Blvd on the west and Hwy 217 on the east. The 1.18 acre site is part of an approximately 7-acre, 15-lot triangle area north of Hwy 99 zoned C-G on the south (11 lots), R-12 (subject 2 lots), and C-P (2 lots) to the north. The subject lots are separated from adjacent R-12 lots by Hall Blvd on the west. Other R-12 zoned lots are located to the north across Hwy 217. The subject lots are bordered by apartments to the north and single-family residences and a storage unit complex under construction on the south. Site Information and Proposal Description Tax Lot 100 takes access from SW Hall Blvd. and is primarily covered in lawn with some trees clustered around the single-family dwelling. Tax Lot 1600 also takes access from SW Hall Blvd. and contains the apartinent building, parking lot, and landscaping. The density of the apartments at 10 units/.44 acres exceeds the 12 units /acre allowed in the existing R-12 zone. C-G zoning allows new multi-family dwellings with the planned development review process and standards. The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R-12) to General Commercial (C-G). STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 2 OF 11 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive. plan map amendment The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone change application to change the zoning on the subject lots from R-12 to C-G also involves a comprehensive plan map amendment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment. B. Standards for making quasi-judicial decisions. 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: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; COMPREHENS1YE FLAN POLICIES CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives, posted a sign on the property, and held a neighborhood meeting on February 28, 2008 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting, 10 people attended. Discussion related to transportation issues on Highway 99 and Hall Blvd., future development of the lots, and the zone change process. In addition, the City has mailed notice of the Planning Commission hearing to property owners within 500 feet of the subject site, interested citizens, and agencies, published notice of the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures. With these public involvement provisions and the applicant's documented participation, the proposed zone change is consistent with applicable Citizen Involvement policies. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CI IANGE PAGE 3 OF 11 I GENERAL POLICIES Policy 1.11a: The city shall ensure that this comprehensive plan and all future legislative changes are consistent with the statewide planning goals adopted by the Land Conservation and Development Commission, the Regional Plan adopted by the Metropolitan Service District; The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. The applicable Comprehensive Plan goals and policies are addressed in this section of the staff report. The Transportation Planning Rule (1'PR) OAR 660-012-0060 is a state statute applicable to this application and is addressed under the Transportation goal, below. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). These requirements are applicable to this application and are addressed under the Housing goal, below. TRANSPORTATION SYETEM The 2001 Tigard Transportation System Plan (TSP) updates the comprehensive plan and policies. However, it does not fully replace all elements of the comprehensive plan adopted prior to the 2001 TSP. Goal #4, Policy #1 of the Tigard TSP correlates to the following comprehensive plan policy: Policy 8.1.4: Set and maintain transportation performance measures that set a minimum intersection level of service standard for the city of Tigard and requires all public facilities to be designed to meet this standard. The Oregon Department of Transportation (ODOT) submitted the following comment letter to the file for the proposed comprehensive plan amendment and zone change: For zone changes and comprehensive plan amendments local governments must make findings that the proposed amendment complies with the Transportation Planning Rule (1'PR) OAR 660-012-0060. There must be substantial evidence in the record to either make the finding of"no significant effect" on the transportation system, or if there is a significant effect assurance that the allowed land uses are consistent with the identified function, capacity, and performance standard of the transportation facility within the plan horizon of the local Transportation System Plan or 15 years whichever is greater. OAR 660-012-0060 1) Where an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation would significantly affect an existing or planned transportation facility, the local government shall put in place measures as provided in section (2) of this rule to assure that allowed land uses are consistent with the identified function, capacity, and performance standards (e.g. level of service, volume to capacity ration, etc.) of the facility. A plan or land use regulation amendment significantly affects a transportation facility if it would: (c)As measured at the end of the planning period identified in the adopted transportation system plan: (C) Worsen the performance of an existing or planned transportation facility that is otherwise projected to perform below the minimum acceptable performance standard identified in the TSP or comprehensive plan. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/J TVA NJEE ZONE CHANGE PAGE 4 OF 11 • • According to the 1999 Oregon Highway Plan (OHP), Hall Blvd is classified a District Urban highway and OR 99W is classified as a Statewide Highway. OHP Table 7: Maximum Volume to Capacity Ratios Within Portland Metropolitan Region identifies OR 99W from I-5 to Tualatin Road as an "Area of Special Concern" with a maximum volume•to capacity ration of 0.95. According to the traffic impact analysis prepared by Robert Morast of CTS and dated April 17, 2008 for the 2025 analysis for existing and proposed zoning the intersection of OR 99W and Hall Blvd is projected to perform below the .95 v/c ratio mobility standard. Therefore, for purposes of evaluating land use regulations subject to OAR 660-12-060 the performance standard is to avoid further degradation (OHP Action 1F.6). OHP Action 1F.6 states: For purposes of evaluating amendments to transportation system plans, acknowledged comprehensive plans and land use regulations subject to OAR 660-12-060, in situations where the volume to capacity ratio for a highway segment, intersection or interchange is above the standards in Table 6 or Table 7, or those otherwise approved by the Commission, and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. IF an amendment to a transportation system plan, acknowledged comprehensive plan or land use regulation increases the volume to capacity ratio further, it will significantly affect the facility. Doug Baumgartner, ODOT Traffic Analyst has reviewed the traffic impact study prepared by Robert Morast of CTS and dated April 17, 2008. The study prepared two versions of the 2025 analysis comparing the "worst case" traffic generation under the existing zoning to the "worst case" traffic generation under the proposed zoning. Tables 6a and 7a are based on projecting raw traffic that have not been seasonally adjusted as required by ODOT's adopted methodology. According to adopted methodology, all traffic volumes must be seasonally adjusted to represent 30th Highest Hour Volumes (30HV). The 30HV adjustment was correctly applied to the PM peak hour for the 99W/SW Hall Blvd intersection in Tables 6b and 7b. This data was used by ODOT for determining whether or not the proposed zone change would have a "significant effect" on State highway facilities. The "worst case" traffic generation for the PM peak hour for the 99W/SW Hall Blvd intersection 2025 Full Buildout Zoning scenarios shows an increase in the v/c (volume to capacity) ratio from 1.01 with the existing R12 zoning to 1.02 with the proposed C-G Zoning (Table 6b and 7b, CTS). Therefore, the zone change will worsen the performance of a facility (OR 99W) that is projected to perform below the acceptable performance standard and will have a significant effect on the facility (OHP Action 1F.6). In order to make a finding of "no significant effect" for addressing OAR 660-012-0060, ODOT recommends that the City condition the zone change such that a trip cap be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R 12 zoning or 153 daily trips as identified in the CTS study. This cap will allow uses under the proposed zoning while preventing a significant effect to the highway. ODOT and the applicant have discussed the potential trip cap and the applicant is amenable to the idea and expressed their support for the proposed cap. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether the limit can be revised or removed. As recommended in the ODOT comment letter, limiting trip generation to that allowed under the existing R-12 zone (153 daily trips) would avoid a significant effect finding. Therefore, to approve the proposed comprehensive plan amendment and zone change, staff recommends the Planning Commission condition the approval to apply the trip cap at the time of site development review for any proposed development on the subject site. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC I-TEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JNANJEE ZONE CHANGE PAGE 5 OF 11 • ECONOMY Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy. Policy 3: The City's land use and other regulatory practices shall be flexible and'adaptive to promote economic development opportunities, provided .that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow commercial development. The • standards in TDC 18.830 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a map amendment can be met, and the required infrastructure is available as indicated in the transportation findings above, the commercial use may be accommodated, thereby promoting the anticipated commercial development allowed by the comprehensive plan and zoning map amendment. HOUSING Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5: The City shall provide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square) and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). Both focus on increasing jurisdictions' housing capacity in order to use land within the UGB efficiently. The Metropolitan Housing Rule (OAR 660-007/Division 7) established regional residential density and mix standards for communities within the Metro UGB. It set minimum residential density standards for . new construction by jurisdiction. Tigard must provide for an overall density opportunity of 10 or more dwelling units per net buildable acre, as well as designate sufficient buildable land to provide the opportunity for at least 50% of new residential units to be attached housing (either single-family or multiple-family.) Metro implements Goal 10 through Title 1. To meet Title 1, each jurisdiction was required to determine its housing capacity and adopt minimum density requirements. Tigard adopted an 80% of minimum density requirement for development in 1998, which means that a development must build 80% of the maximum units allowed by the zoning designation. The City has a committed to providing the development opportunity for an additional 6,308 dwelling units between 1998 — 2017. This number shows Tigard's zoned capacity for additional dwelling units_ It is an estimate based on the minimum number of dwelling units allowed in each residential zoning district, assuming minimum density requirements. The City of Tigard maintains an up-to-date buildable lands inventory, a permit tracking system for development, as well as complying with Metro's Functional Plan. The City is responsible for monitoring residential development. All of these tools aid the City in monitoring its progress toward the above goals, and determining if the opportunity remains for current and future residents to have diverse housing choices. • STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 6 OF 11 • The applicant's Impact Statement discusses the loss of 1.18 acres of residential land as a consequence of the proposed rezone and concludes that there would be no negative effect on the City's progress towards meeting the Metro Functional Plan, Title 1 goal. Using residential development information provided by the City, the applicant calculates that with 370 acres of residentially-zoned buildable lands (2008) within the City limits, and a progress to capacity (6,308) of 56.5%, the additional 2,743 units required can be accommodated with an average density of 7.4 units/acre. The applicant observes that since the average density of projects constructed since 2000 is 8.26, and has been increasing over time, it is reasonable to assume the City can meet its Tide 1 obligation without the subject 1.18 R-12-zoned acres. The City's Long Range Planning department maintains annual buildable lands inventory data. According to this data, 1% (.44 acres/44.18 acres) of buildable lands zoned R-12 (2008) is contained on the subject site. At 12 units/acre, the proposed rezone would reduce residential capacity by 5 units. The City's buildable lands inventory analysis found the City can expect additional capacity of 3456 to 3925 new dwelling units. A reduction of 5 units would leave the City with a minimum capacity of 3451 new dwelling units. As of Jan 1, 2007, the City had met 53.58% (3380 units) of its target capacity number of 6308. Therefore, the proposed zone change would not adversely affect the City's capacity to meet its housing density obligation under Title 1. • Additionally, the City anticipates increased housing capacity with the Downtown Improvement Plan recently accepted by Council. Currently, the CBD zone allows for, but does not require, single-family housing at 12 units/acre and multifamily housing at 32 units/acre. In 2005, only 10% of downtown acreage was used for housing (Downtown Improvement Plan, September 2005). It is likely that the plan will result in greater residential density estimated at 40 unit/acre on a greater percent of downtown acreage (up to 80%) estimated to yield approximately 1,200 units. Furthermore, pre-application conferences with developers have shown interest in rezoning industrial lands to medium and high density residential uses. Although these changes are not yet assured, they represent a general trend toward increased residential use and density in Tigard. Goal 10.2 Maintain a high level of residential livability. Policy 8: The City shall require measures to mitigate the adverse impacts from differing or more intense land uses on residential living environments, such as: . A. orderly transitions from one residential density to another; B. protection of existing vegetation, natural resources and provision of open space areas; and C. installation of landscaping and effective buffering and screening. The provisions of this policy bear on the possibility that there is an inconsistency in the comprehensive plan or zoning map as it relates to the subject property. The policy requires measures to mitigate adverse impacts from more intense land uses on residential living environments. In this case the R-12 residential zone is a wedge between two commercial zones, C-P on the north and C-G on the south. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands. This arrangement is consistent with the description of the C-P zone in. TTDC 18.520.020.D which states that "development in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." • As the applicant's narrative points out, the current zoning arrangement makes it "very difficult to protect residential development from loss of privacy, noise, lights and glare. It also places an extra burden [buffering and screening] on surrounding commercial property that would not be necessary if the subject parcels were zoned C-G." In addition, as shown in the findings below, the subject lots meet the Locational Criteria for general commercial areas. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 7 OF 11 • LOCATIONAL CRITERIA: 12.2 COMMERCIAL Policy 12.2.1: The City shall: a. Provide for commercial development based on the type of use, its 'size and required trade area. b. Apply all applicable plan policies. c. Apply the appropriate locational criteria applicable to the scale of the project. 2. General Commercial General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street. A. Scale (1) Trade Area. Varies. (2) Site Size. Depends on development. (3) Gross Leasable Area. Varies. B. Locational Criteria (1) Spacing and Location (a) The commercial area is not surrounded by residential districts on more than two sides. (2) Access (a) The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. (b) The site shall have direct access from a major collector or arterial street. (c) Public transportation shall be available to the site or general area. (3) Site Characteristics (a) The site shall be of a size which can accommodate present and projected uses. (b) The site shall have high visibility. (4) Impact Assessment (a) The scale of the project shall be compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site design and development plan. (d) The associated lights, noise and activities shall not interfere with adjoining non- residential uses. The existing R-12 zone reflects the Medium Density Residential locational determinants contained in Policy 12.1.1, including areas which 1) are not committed to low density development, 2) have direct access from a collector or arterial street, 3) are not subject to development limitation, 4) where the existing facilities have capacity for additional development, 5) are within 1/2 mile of public transportation, and 6) which can be buffered from low density residential areas. However, as indicated in the locational criteria for the General Commercial areas, above, the proposed zone change and comp plan amendment is also consistent with the general commercial criteria: the subject area is not surrounded by residential districts on more than two sides, would not create traffic congestion based on the proposed ODOT trip cap, has direct access to either Hall Blvd or Hwy 99 (via Warner Avenue), is of a size to accommodate the projected (storage facility) use, is highly visible from Hwy 217 and Hall Blvd., could be compatible with surrounding commercial uses, could maintain the privacy of STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJFF.COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 8 OF 11 • adjacent residential uses through application of the buffering and screening standards, could incorporate unique site features in the site design and development plan, and could mitigate associated light, noise and activities from adjoining non-residential uses. . FINDING: As demonstrated above, the proposed comprehensive plan amendment and zone change comply, or can be conditioned to comply with the applicable Comprehensive Plan policies. The applicant proposes a change to the comprehensive plan and zoning map designation from R-12 to C-G. Therefore, compliance with the map designation is not applicable in this case. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and Text Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures is applicable to this proposal, as identified in18.380.030. The applicant has submitted an Impact Statement as required under 18.390.050.B.e: Potential impacts to the transportation system have been addressed under the Transportation goal, above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal.However, the applicant has indicated that he would propose a storage facility similar to the one currently under construction on the adjacent property to the south off of Warner Avenue. Any proposed development will be required to meet all of the current applicable Tigard Development Code standards. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 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 which is the subject of the development application. The applicant's narrative states that the existing R-12 designation is an inconsistency in the comprehensive plan as it sandwiches 1.18 acres of R-12 zoning between two large commercial zoned areas. As shown above in the findings for the Housing and Locational Criteria goals, staff supports the applicant's contention that the subject R-12 zone is inconsistent with the comprehensive plan policies and would be appropriately rezoned as C-G with a Comprehensive Plan designation of general commercial. FINDING: The proposal demonstrates that there may be an inconsistency in the comprehensive plan and zoning map as it relates to the subject property. C. Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to specific parcels and does not apply generally across the City. Therefore, the Planning Commission recommendation to Council may be for denial, approval, or approval with conditions. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 9 OF 11 • • SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS The City of Tigard's Long Range Planning Department reviewed the proposal and provided information,which is included in findings for the Housing Goal section of the staff report. The City of Tigard Arborist reviewed the proposal and has no objection to it. Tualatin Valley Fire & Rescue reviewed the proposal and had no comment. Clean Water Services reviewed the proposal and recommended that all of the relevant provisions of the IGA between the City and CWS be followed and that a site certification will be required prior to development of the subject parcels. SECTION VI. STAFF ANALYSIS, CONCLUSION, AND RECOMMENDATION ANALYSIS: The applicant's proposal to change the zone on 1.18 acres from R-12 to C-G could result in additional trips to Hwy 99, a state facility that is already not meeting service levels. ODOT has commented that with a trip cap, this issue could satisfactorily be addressed to meet the provisions of the state"1'PR. The proposal would reduce the City's capacity for residential density required under Metro' Title 1 and the City's Housing goals and policies. However, the 1% reduction in buildable lands would not be significant because the City's existing capacity, based on its buildable lands inventory, is substantially in excess of the minimum requirement. The proposal may affect existing residential development in the vicinity. However, the locational criteria for commercial areas is met and is arguably more suitable for the subject lots than the existing residential zone. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned .lands without residential zoned lands between, as is the case with the subject lots. The proposed zone change would be consistent with the description of the C-P zone in TDC 18.520.020.D which states that "developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." In addition, the density of the existing apartments at 10 units/.44 acres exceeds the 12 units /acre allowed in the existing R-12 zone. C-G zoning allows new multi- family dwellings with the planned development review process and standards which does not include a minimum lot size or density requirement. CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed Comprehensive Plan and Zoning Map Amendment is consistent with applicable provisions of the Tigard comprehensive plan, statewide planning goals .and rules, Metro Regional Functional Plan, Tigard Development code, and provides evidence of inconsistency in the comprehensive plan and zoning map as it relates to the property which is the subject of the development application. RECOMMENDATION: Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan amendment and zone change with the following condition of approval: Condition of Approval A trip cap shall be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R-12 zoning or 153 daily trips, as identified in the applicant's CTS study. The trip cap shall be implemented as a condition of approval on subsequent land use peltnits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change, if approved by the City Council. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 10 OF 11 July 14,2008 PREPARED BY: Gary Pagenstecher DATE, Associate Planner July 14,2008 APPROVED BY: Dick Bewersdorff DA'L'E Planning Manager is\curpin\gar-\CPA\)ivanjee Zone Change(ZON2008-00004)\ZON2008-00004 staff report • STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 11 OF 11 • 110 ATTACHMENT 3 , DRAFT CITY OF TIGARD PLANNING COMMISSION Meeting Minutes July 21, 2008 1. CALL TO ORDER President Inman called the meeting to order at 7:03 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. • 2. ROLL CALL • Commissioners Present: President Inman, Commissioners:Anderson, Fishel, Hasman, Muldoon,Vermilyea, and Walsh Commissioners Absent: Commissioners Caffall and Doherty Staff Present: Ron Bunch, Assistant Community Development Director;Dick Bewersdorff, Planning Manager; Gary Pagenstecher, Associate Planner; Darren Wyss, Senior Planner; Marissa Daniels, Assistant Planner;Jerree Lewis, Executive Assistant 3. COMMUNICATIONS None 4. APPROVE MEETING MINUTES There was a motion by Commissioner Muldoon, seconded by Commissioner Walsh, to approve the June 16, 2008 meeting minutes as submitted. The motion carried as follows: AYES: Anderson, Inman, Muldoon,Walsh NAYS: None ABSTENTIONS: Fishel, Hasman,Vermilyea EXCUSED: CaffalI, Doherty PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT —JIVANJEE ZONE CHANGE (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001 REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 1 ,Ac,.np,.ea.,,Comp Plan.lmm,dtnuv CPAD..18.■Mnx14 (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, • • • Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. Commissioners Muldoon and Anderson reported site visits. STAFF REPORT Associate Planner Gary Pagenstecher presented the staff report on behalf of the City. He advised that the applicant is currently developing property to the south as a self storage project. The applicant is thinking about applying this same kind of development to the subject site. That use is not allowed in the R-12 zone, but would be allowed in the CG (General Commercial) zone as a conditional use. Staff believes the CG zone is appropriate • for the site and supports the zone change Comprehensive Plan amendment. Pagenstecher noted that Warner Avenue, which connects to Hwy. 99W, would be the sole access to the property; the Hall Blvd. access would be closed. Currently, there is an apartment house abutting this property. APPLICANT'S PRESENTATION Saj Jivanjee,Jivanjee Circosta Architecture, 9055 SW Beaverton-Hillsdale Hwy., Portland, OR 97225, spoke about dealing with the inconsistencies in the Comprehensive Plan, the PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 2 ccRPLN c.ry\Comp Plan Amendmenncr,12a0a-030-1 (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • process for dealing with it, and the cost implications for the applicant. The applicant has to pay the mitigation costs for something that was planned by the City. He thinks there should be a 2 tier system and wonders how many inconsistencies there are in the Comprehensive Plan. Should it be the responsibility of the City to pay for mitigation costs or should the applicant have to pay? With regard to connecting to Warner Road,Jivanjee said that there is an existing entrance there and the implication is that there won't be a shortcut through Warner Road to Hall Blvd. to miss the traffic control system on 99W. He said he might have to have some kind of emergency access to Hall Blvd. Even though there is no traffic impact, there are still issues about keeping the through road as a private road and if they can have access to Hall Blvd. It was advised that Hall Blvd. is under ODOT's control. President Inman noted that staff has recommended a condition of approval for limiting trips. Jivanjee said this is a non-issue. The only problem he may have would be denial of access to Hall Blvd. if he needs an emergency access. He said this issue will addressed as part of the planning process for the conditional use of the property. PUBLIC TESTIMONY Henry Louie, 13665 SW 130th Place, Tigard, OR 97223, signed up to speak, but chose not to testify. PUBLIC HEARING CLOSED Commissioner Muldoon said the area isn't well-suited for residential development and doesn't have any community connectivity aspects. He supports the zone change. President Inman agrees and also supports the addition of the traffic trip generation limitation. Commissioner Anderson also supports the application. Motion by Commissioner Vermilyea, seconded by Commissioner Muldoon, to recommend approval to City Council of the proposed Comprehensive Plan Amendment, CPA 2008- 00004, and Zone Change, ZON 2008-00001, subject to proposed conditions of approval as laid out in the staff report. The motion passed unanimously. AYES: Anderson, Fishel, Hasman, Inman, Muldoon,Vermilyea,Walsh NAYS: None ABSl"ENTIONS: None EXCUSED: Caffall, Doherty PANNING COMMISSION MEETING MINUTES—July 21,2008—Page 3 1:\CCMIN\(3cry\Comp Plm Amendmcm\CP.S2008.Q1'r1+ Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, • . 5.2 WORKSHOP — GOAL 14: URBANIZATION POLICY INTEREST TEAM Senior Planner Darren Wyss advised that the objective of the meeting was to garner input on the issues of Goal 14, Urbanization and how to customize the language to fit Tigard's needs. • The draft language is broken into 3 goals: providing quality services to City residents; the City's approach to annexation; and promoting Tigard's interests in urban growth management decisions. Wyss noted that Commissioner Dougherty provided earlier comments regarding the commentary and had a few issues with the policy language. Her comments are reflected in the draft language. Lisa Hamilton-Treick, Bull Mountain resident, participated in the discussion. She asked how the interests of unincorporated Bull Mountain and Metzger are taken into consideration; has there been representation by those people? Wyss noted that this is Commission's first look at the language. The community is welcome to discuss the language, but this is the City of Tigard's Comprehensive Plan, so it must represent the interests of the City residents. Hamilton-Treick said this is a big issue with the Urbanization Forum. She's an appointed member of the West Bull Mountain stakeholder's work group and she's a founder of the Friends of Bull Mountain. She would like to see those affected included in a balanced, unbiased discussion about this. President Inman advised that there has been an outreach effort for this and one of the reasons this discussion has been delayed was to gather more information. Hamilton-Treick noticed that the staff report refers to the Tigard Urban Services Agreement as being updated in July, 2006. Her understanding was that this agreement was terminated. Staff advised that the intergovernmental agreement was terminated; the Tigard Urban Services Agreement (TUSA) is still in effect. She asked if Areas 63 and 64 have been formally included in the TUSA. Staff advised that both areas are outside the of the urban service area boundaries. She believes that if this process was handled in an unbiased way, it could help the City's goal to bring unincorporated Bull Mountain into the City. There should be a thorough, unbiased, verifiable assessment as to where subsidies are occurring and to what degree. Commissioner Vermilyea had a different opinion. He asked, subsidies or not, to what extent the City has an obligation to serve people who don't live inside the City limits. He doesn't believe the City should be providing services to properties outside the City limits. Hamilton- Treick agreed that the City does not have an obligation to go beyond its borders without being compensated. The question is, is the City being compensated to the extent that the services are being used by the people outside the City limits: For example, City residents pay . more for the library, but it was only City residents who voted for the bond to build the library. PLANNING COMMISSION MEETING MINU 1'hS—July 21,2008—Page 4 \e,•P.PL.AG,,,Comp Plm:\mendmem\CP. 008-0i004 (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, • Commissioner Vermilyea said it sounds like there's not much disagreement. The City is currently making determinations, less on the issues surrounding Bull Mountain and more on how the County as a whole is going to be able to support 187,000 people living outside of the City limits. They all need services;will it fall on the City to provide them? His perception is that the City is going to focus on what's best for its citizens and will not be providing services beyond our own borders. Tigard needs to figure out how best to manage growth within our own City and focus our resources on services that benefit our citizens. Hamilton-Treick encouraged language to be put into the Comp Plan that addresses the need to respect the interests of people who live in unincorporated areas and make a concerted effort to build a relationship with the people Tigard wants to govern. She's hearing the City advocating for strong legislation to force these people into the City's boundary. Ron Bunch advised that Council has affirmed that it's time for the City to move on and to consider the interests of its own citizens and develop policies for urbanization. He said that Council's current policy is to do only voluntary annexations. He agreed that a cost incidence study is something that should probably be done on a Countywide basis, as well as a fiscal sustainability study to determine how long the County can continue to provide services. Hamilton-Treick wonders if it might be better to look at other options for getting urbanized unincorporated Bull Mountain and West Bull Mountain into a city and maybe it doesn't have to be Tigard. Commissioner Vermilyea said this is beyond the scope of what the Commission is trying to do with the Comp Plan amendment, which is to look at what's the best way to address the urbanization issue within the context of planning within the City limits of Tigard. He thinks there are some big picture policy questions that need to be addressed — fiscal issues, who is the best service provider,Areas 63 and 64 — but, for now, Tigard will continue with voluntary annexations, and for those already in the City limits, providing services according to this Comp Plan amendment. Hamilton-Treick noted that parks and planning are the 2 biggest issues in unincorporated Bull Mountain; cost is not the biggest factor. She said that another big issue is the way that the Bull Mountain Community Plan has been replaced with Tigard's Comp Plan as these piecemeal annexations have happened. Tigard has never included Bull Mountain in its comprehensive planning process; however, they are peeling off the Bull Mountain Community Plan and applying a plan that applies to a much different topography. She hopes that Tigard will address this as it moves forward with piecemeal annexations. Hamilton-Treick advised that she is a strong supporter of service districts. Why would the City oppose a service district if people are paying for the services they receive? Bull Mountain is park deficient. If expanding a service district into that area did away with the argument of folks having to come into Tigard to get more parks, then what is the motivation for not supporting expansion of service districts? PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page S 1'\CURPLV\Gary\Comp Plan Nncndmem\CPA?POB-pYK.+ (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, • • President Inman said the code language is more aimed at opposing formation of service districts outside of the City and holding the view that cities are the best provider of services. For instance, if a service district was proposed for parks on West Bull Mountain, the City would oppose it because it's perpetuating the County providing those services instead of a city. Hamilton-Treick questioned, if it's going to be years or decades before that area comes into Tigard,what is better— let that area pay for parks if the people are willing or continue to point the finger and say they're using our parks and not paying for them when you're preventing them from having a vehicle to pay for them. Commissioner Vermilyea said it's less about the money and more about governance and planning for urban services in that area. If special districts come into play and overlay that area, it could create more conflict. Given that Tigard has a mandate to be the service provider in that area, it necessarily wants to oppose special districts that would conflict with that mandate. Hamilton-Treick questioned if that's a responsible land use thing to do. Darren Wyss remarked that, in his view of the language, if Tualatin Hills Park and Recreation District (THPRD), Washington County, and the City got together and decided that the unincorporated area would be better served by THPRD, the policy language is flexible enough to allow us to re-sign the Urban Services Agreement to let THPRD have it. Ron Bunch reminded the Commission that Areas 63 and 64 are outside of the Urban Services Area, so if THPRD wants to continue its policy of bringing in lands into their district, the City would not oppose that for those areas. However, in accordance with the TUSA, we have agreed to provide services for areas inside the Urban Services Area. Hamilton-Treick noted that there's such an emphasis on Bull Mountain and she wonders • about the Metzger area. She suggests adding language about this to avoid the appearance of "cherry-picking." Commissioner Vermilyea believes the reason Bull Mountain is mentioned more often is because expanding westward is the only way the City can grow— that's where the land is. With regard to the language, Vermilyea thinks the language should remain neutral. Hamilton-Treick does not like the fact that the Bull Mountain Community Plan has been ignored as areas have been annexed into the City. She doesn't see anything that prevents that from continuing to occur. She advised that the Bull Mountain Community Plan is their Comprehensive Plan that was adopted in 1983 and it's the only Comprehensive Plan for unincorporated Bull Mountain as a part of the County structure. She noted that the County's policy is not to update any of the County Community Plans at this time. There was a unanimous request by the stakeholders workgroup for Areas 63 and 64 that the planning for that area include a sister process that would update the Bull Mountain Community Plan to create more of a complete community concept for the whole area. The • Board of Commissioners denied the request. PUNNING C)I\LMISSION MEETING MINUTES—July 21,2008—Page 6 lAccariv Ac,ocomrri,n,r,,ne.„.,\crizaneAmA, 0 ivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • • Staff advised that as areas are annexed into the City, the City's development code standards and Comp Plan goals and policies apply. This update to the City's Comprehensive Plan will be much more sensitive to these kinds of issues. Hamilton-Treick said that one thing that could help this process is to recognize the need people have for their community to not lose their identity, e.g., the Pearl District, the Hawthorne District, and Sellwood. Those are all areas of Portland where concerted effort was made to allow them to be identified as part of a larger city. It's an affordable thing to offer people to encourage them to want to be a part of a bigger government. The Commissioners reviewed the draft language and made the following changes: Goal 14.1— Change the residents to citizens Policy 1. —The City shallt only approve the extension of City services except: (rest of policy does not change) Policy 2. — Change recognizes to recognize Policy 3. — No changes Policy 4. — New wording: The City shall protect the existing and future delivery of City services and oppose formation of any new district or expansion of existing districts within the Tigard Urban Services Area. Policy 5. —No changes Action Measures — No changes Goal 14.2 —New wording: The City shall take all reasonable and necessary steps to implement the Tigard Urban Services Agreement,including annexation of unincorporated properties as appropriate. Policy 1. — No changes Policy 2. —No changes Policy 3. —No changes Policy 4. — Staff advised that this policy currently is being reviewed by the City Attorney. The Commissioners will review the draft language for this policy at a later date. • PLANNING CON1vIISSION MEETING MINUTES—July 21,2008—Page 7 I.\COYPU':Gary\Comp Plan Nnendnacni CPA20(18.001ka Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • Policy 5. =New wording: The City shall periodically update and/or amend its :: :.-. -, . -: - : - -- - - :a a; -a Public Facility Plan to ensure the predictable and logical provision of urban services for areas anticipated to be within the City Limits. Action Measures: ii. — Utilize and communicate incentives, as appropriate, to encourage owners of unincorporated properties to annex to the City. iii. —Since this measure is related to Policy #4, the language will be reviewed at a later date. The Commissioners decided to postpone review of the rest of the language until the next meeting. 6. OTHER BUSINESS Staff advised that the urban forest section of the Comp Plan was approved by Council and that there has been an intent to appeal filed by the Home Builders Association. The Commission requested that they be notified earlier in the process when things like this happen. Also, they would like to know ahead of time about significant new development coming into the City (e.g., the new Target Store in the Triangle). Commissioners Inman, Muldoon, and Walsh will not be at the August 4tb meeting. Commissioner Vermilyea will chair the meeting that night. Staff advised that the Transportation Chapter of the Comp Plan will be updated alongside the Transportation System Plan update that is just now being started. It will come to the Planning Commission sometime next year. In the meantime, Commissioner Vermilyea requested a primer on transportation issues in the Triangle. He believes transportation will be the main issue in the Target application. Commissioner Muldoon asked about Council's idea that planning could look at the highest best use for the Tigard Triangle and then leave the burden for meeting the requirements of that best use on regional groups such as ODOT or Metro. Staff said this is a regional issue that needs to be worked out with other jurisdictions because of ODOT's application of its mobility standards to the freeway system. Ron Bunch advised that staff will be working on the Transportation System Plan and that the Tigard Triangle will be looked at specifically. 7. ADJOURNMENT President Inman adjourned the meeting at 9:47 p.m. PLANNING COMMISSION MEETING MIND —July 21,2008—Page 8 \CCAPLN\Gary\Comp Plan\mcodment\CPA2O8.(lxu4 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docx, • Jerree Lewis, Planning Commission Secretary ATTEST: President Jodie Inman PLANNING COMMISSION MEETING MINU 1 ES-July 21,2008-Page 9 t:\NRPLV\ ivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi i • ..--.—...„..... —•••••••• ••••••••••••••— • •„••:„ • iri..:II•i=:•••••• . ....... .,....„. .• 1::::.:•:•.:• • i'—•^•.' ,—, . . :....„.... :'.1`, •;,::::::::::::. '-....„7 *".'^' .... :-.. : . f.i . . ::::,—“,,,' >:" ......-: • — ..„:k— ....„..: ,...... •i L.,: -......''''' '' • -... • ,„::::. ::,:•:::::: •••::::::' ••,, ••••••-••: • i'.-- I .. . • • .•''. . . .. . i. :".:".... . ... :+1 .... . • . .. .... ...., .... . . 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If you would like to speak on this item, please PRINT your name, address, and zip code below: Z Proponent (for the proposal): . _7s.\\10\3 Opponent (against the proposal): Name %,• pry i L1C X50■') Name: Address: Ct S S - 5,,,./ N; '61^' ' \!(-- (-4-' Address: City, State, Zip: r o Uk t p ura- .111-1- City, State, Zip: Name: /1 z,,:z,y Name: Address: (' 66c SL'' (3, Address: City, State, Zip: Ic J,,_A, O 2 t9 723 City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: -_ _ ___ Name: - Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: • S � � 'hi4' City o f Tigard I. �TF =' • Planning Commission ® Agenda s_ :,.;.,.,;. .. ,g, MEETING DATE: July 21, 2008, 7:00 p.m. • MEETING LOCATION: City of Tigard-Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 • 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. • 3. COMMUNICATIONS 7:02 p.m. • 4. APPROVE MINUTES 7:10 p.m. 5. PUBLIC HEARING (Cont'd) 7:15 p.m. 5.1 COMPREHENSIVE PLAN AMENDMENT—JIVANJEE ZONE CHANGE (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001 REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, . Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium- Density Residential. PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and-civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. PLANNING COMMISSION A GENDA—JULY 21, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 2 5.2 Workshop — Goal 14: Urbanization - 8:15 p.m. Policy Interest Team 6. OTHER BUSINESS 9:45 p.m. 7. ADJOURNMENT 9:50 p.m. • PLANNING COMMISSION AGENDA—JULY 21, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of 2 • • - • • • • Agenda Item: 5.1 • Hearing Date:July 21,2008 Time: 7:00 PM n STAFF REP ORT TO THE ..S2L . PLANNING COMMISSION _ ; . o • • FOR THE CITY OF TIGARD, OREGON 120 DAYS = NA SECTION I. APPLICATION SUMMARY FILE NAME: JIVANJEE COMPREHENSIVE PLAN AND ZONE MAP AMENDMENT FILE NOS.: Comprehensive Plan Amendment CPA 2008-00004 • Zone Change ZON2008-00001 PROPOSAL: The applicant has requested a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R-12) to General Commercial (C-G). The lots are bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south and property zoned C-P on the north. APPLICANT Jivanjee Circosta Architecture OWNER: Henry Louie 9055 SW Beaverton-Hillsdale Hwy 13665 SW 130th Place Portland, OR 97225 Tigard, OR 97223 OWNER: Gerald C. Cach Credit Shelter Trust • Lisa Cach Heideger 6003 4th Ave. NE Seattle, WA 98115 LOCATION: The site is bounded by SW Hall Blvd on the west and Hwy 217 on the east at 11580 and 11600 SW Hall Blvd.; Washington Count Tax Map 1S135DD, Tax Lots 100 and 1600. CURRENT ZONE/ COMP PLAN DESIGNATION: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON200&00001/JNANJEE ZONE CHANGE PAGE 1 OF 11 • • PROPOSED ZONE/ COMP PLAN DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive .Plan Policies 1, 8, 9, 10 and 12; applicable Statewide Planning Goals and Administrative Rules, and applicable Metro statues or regulations. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend APPROVAL to City Council of the proposed comprehensive plan amendment and zone change subject to proposed conditions of approval. SECTION III. BACKGROUND INFORMATION Site History Staff reviewed the zoning history of the subject property utilizing old zoning maps and City records. The 1977 Existing Land Use Map shows Tax Lot 100 as vacant and Tax Lot 1600 developed with multi-family dwellings. The 1983 Comprehensive Plan and Zoning Map shows the subject lots designated "MED," medium density residential. All subsequent versions o} the City's Comprehensive Plan Map and Zoning Classification show the subject lots designated R-12. Tax Lot 100 was developed in 1960 with a small single-family dwelling. Tax Lot 1600 was developed in 1963 with the ten-unit Silver Creek apartment building. In 2004 the City approved a Lot Line Adjustment (MIS2004-00017) between the two lots. Vicinity Information The subject site is bordered by Hall Blvd on the west and Hwy 217 on the east. The 1.18 acre site is part of an approximately 7-acre, 15-lot triangle area north of Hwy 99 zoned C-G on the south (11 lots), R-12 (subject 2 lots), and C-P (2 lots) to the north. The subject lots are separated from adjacent R-12 lots by Hall Blvd on the west. Other R-12 zoned lots are located to the north across Hwy 217. The subject lots are bordered by apartments to the north and single-family residences and a storage unit complex under construction on the south. Site Information and Proposal Description Tax Lot 100 takes access from SW Hall Blvd. and is primarily covered in lawn with some trees clustered around the single-family dwelling. Tax Lot 1600 also takes access from SW Hall Blvd. and contains the apartment building, parking lot, and landscaping. The density of the apartments at 10 units/.44 acres exceeds the 12 units /acre allowed in the existing R-12 zone. C-G zoning allows new multi-family dwellings with the planned development review process and standards. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JNANJEE ZONE CHANGE PAGE 2 OF 11 • • The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning May Classifications for two lots totaling 1.18 acres from Medium Density Residential (R-12) to General Commercial (C-G). SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure,, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone change application to change the zoning on the subject lots from R-12 to C-G also involves a comprehensive plan map amendment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment. B. Standards for making quasi-judicial decisions. 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: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; COMPREHENSIVE PLAN POLICIES CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding,property owners_and neighborhood__ _ representatives,.posted a sign on the property, and held a neighborhood meeting on February 28, 2008 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting, 10 people attended. Discussion related to transportation issues on Highway 99 and Hall Blvd., future development of the lots, and the zone change process. In addition, the City has mailed notice of the Planning Commission hearing to property owners within 500 feet of the subject site, interested citizens, and agencies, published notice of,the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures. With these public involvement provisions and the applicant's documented participation, the proposed zone change is consistent with applicable Citizen Involvement policies. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/J1VANJEE ZONE CHANGE PAGE 3 OF 11 • • ` GENERAL POLICIES Policy 1.1.1a The city shall ensure that this comprehensive plan and all future legislative changes are consistent with the statewide planning goals adopted by the Land Conservation and Development Commission, the Regional Plan adopted by the Metropolitan Service District; The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. The applicable Comprehensive Plan goals and policies are addressed in this section of the staff report. The Transportation Planning Rule (TPR) OAR 660-012-0060 is a state statute applicable to this application and is addressed under the Transportation goal, below. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area - the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan Functional Plan). These requirements are applicable to this application and are addressed under the Housing goal, below. TRANSPORTATION SYETEM The 2001 Tigard Transportation System Plan (TSP) updates the comprehensive plan and policies. However, it does not fully replace all elements of the comprehensive plan adopted-.prior to the 2001 TSP. Goal #4, Policy #1 of the Tigard TSP correlates to the following comprehensive plan policy: Policy 8.1.4: Set and maintain transportation performance measures that set a minimum intersection level of service standard for the city of Tigard and requires all public facilities to be designed to meet this standard. The Oregon Department of Transportation (ODOT) submitted the following comment letter to the file for the proposed comprehensive plan amendment and zone change: For zone changes and comprehensive plan amendments local governments must make findings that the proposed amendment complies with the Transportation Planning Rule ( PR) OAR 660-012-0060. There must be substantial evidence in the record to either make the finding of "no significant effect" on the transportation system, or if there is a significant effect assurance that the allowed land uses are consistent with the identified function capacity, and performance standard of the transportation facility within the plan horizon of the local Transportation System Plan or 15 years whichever is greater. OAR 660-012-0060 1) Where an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation would significantly act an existing or planned transportation facility, the local government shall put in place measures as provided in section (2) of this rule to assure that allowed land uses are consistent with the identified function, capacity, and performance standards(e.g. level of service, volume to capacity ration, etc.)of the facility. A plan or land use regulation amendment significantly affects a transportation facility if it would: (c)As measured at the end of the planning period identified in the adopted transportation system plan: (C Worsen the performance of an existing or planned transportation facility that is otherwise projected to perform below the minimum acceptable performance standard identified zn the TSP or comprehensive plan. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 4 OF 11 • • According to the 1999 Oregon Highway Plan (OHP), Hall Blvd is classified a District Urban highway and OK 99 W is classified as a Statewide Highway. OHP Table 7: Maximum Volume to Capacity Ratios Within Portland Metropolitan Region identifies OR 99W from I-5 to Tualatin Road as an "Area of Special Concern" with a maximum volume to capacity ration of 0.95. According to the traffic impact analysis prepared by Robert Morast of CTS and dated April 17, 2008 for the 2025 analysis for existing and proposed zoning the intersection of OR 99W and Hall Blvd is projected to perform below the .95 v/c ratio mobility standard. Therefore, for purposes of evaluating land use regulations subject to OAR 660-12-060 the performance standard is to avoid further degradation (OHP Action 1F.6). OHP Action 1F.6 states: For purposes of evaluating amendments to transportation system plans, acknowledged comprehensive plans and land use regulations subject to OAR 660-12-060, in situations where the volume to capacity ratio for a highway segment, intersection or interchange is above the standards in Table 6 or Table 7, or those otherwise approved by the Commission, and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. IF an amendment to a transportation system plan, acknowledged comprehensive plan or land use regulation increases the volume to capacity ratio further, it will significantly affect the facility. Doug Baumgartner, ODOT Traffic Analyst has reviewed the traffic impact study prepared by Robert Morast of CTS and dated April 17, 2008. The study.prepared two versions of the 2025 analysis comparing the "worst case" traffic generation under the existing zoning to the "worst case" traffic generation under the proposed zoning. Tables 6a and 7a are based on projecting raw traffic that have not been seasonally adjusted as required by ODOT's adopted methodology. According to adopted methodology, all traffic volumes must be seasonally adjusted to represent 30th Highest Hour Volumes (30HV). The 30HV adjustment was correctly applied to the PM peak hour for the 99W/SW Hall Blvd intersection in Tables 6b and 7b. This data was used by ODOT for determining whether or not the proposed zone change would have a "significant effect" on State highway facilities. The "worst case" traffic generation for the PM peak hour for the 99W/SW Hall Blvd intersection 2025 Full Buildout Zoning scenarios shows an increase in the v/c (volume to capacity) ratio from 1.01 with the existing R12 zoning to 1.02 with the proposed C- G Zoning (Table 6b and 7b, CTS). Therefore, the zone change will worsen the performance of a facility (OR 99W) that is projected to perform below the acceptable performance standard and will have a significant effect on the facility (OHP Action F.6). In order to make a finding of "no significant effect" for addressing OAR 660-012-0060, ODOT recommends that the City condition the zone change such that a trip cap be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R 12 zoning or 153 daily trips as identified in the CTS study. This cap will allow uses under the proposed zoning while preventing a significant effect to the highway.. ODOT and the applicant have discussed the Ipotential trip cap and the applicant is amenable to the idea and expressed their support or the proposed cap. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether the limit can be revised or removed. As recommended in the ODOT comment letter, limiting. generation to that allowed under the existing R-12 zone (153 daily trips) would avoid a significant effect finding. Therefore to approve the proposed comprehensive plan amendment and zone change, staff recommends the Planning Commission condition the approval to apply the trip cap at the time of site development review for any proposed development on the subject site. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 5 OF 11 • . ECONOMY Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy. Policy 3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow commercial development. The standards in TDC 18.830 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a map amendment can be met, and the required infrastructure is available as indicated in the transportation findings above, the commercial use may be accommodated, thereby promoting the anticipated commercial development allowed by the comprehensive plan and zoning map amendment. HOUSING Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5: The City. shall rovide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square) and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area - the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). Both focus on increasing jurisdictions' housing capacity in order to use land within the UGB efficiently. The Metropolitan Housing Rule (OAR 660-007/Division 7) established regional residential density and mix standards for communities within the Metro UGB. It set minimum residential density standards for new construction by jurisdiction. Tigard must provide for an overall density opportunity of 10 or more dwelling units per net buildable acre, as well as designate sufficient buildable land to provide the opportunity for at least 50% of new residential units to be attached housing (either single-family or multiple-family.) Metro implements Goal 10 through Title 1. To meet Title 1, each jurisdiction was required to determine its housing capacity and-adopt minimum density requirements. Tigard adopted an 80% of minimum density requirement for development in 1998, which means that a development must build 80% of the maximum units allowed by the zoning designation. The City has a committed to providing the development opportunity for an additional 6,308 dwelling units between 1998 - 2017. This number shows Tigard's zoned capacity for additional dwelling units. It is an estimate based on the minimum number of dwelling units allowed in each residential zoning district, assuming minimum density requirements. _ The City of Tigard maintains an up-to-date buildable lands inventory, a permit tracking system for development, as well as complying with Metro's Functional Plan. The City is responsible for monitoring residential development. All of these tools aid 'the City in monitoring its progress toward the above goals, and-determining if the opportunity remains for current and future residents to have diverse housing choices. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 6 OF 11 • • The applicant's Impact Statement discusses the loss of 1.18 acres of residential land as a consequence of the proposed rezone and concludes that there would be no negative effect on the City's progress towards meeting the Metro Functional Plan, Title 1 goal. Using residential development information provided by the City, the applicant calculates that with 370 acres of residentially-zoned buildable lands (2008) within the City limits, and a progress to capacity (6,308) of 56.5%, the additional 2,743 units required can be accommodated with an average density of 7.4 units/acre. The applicant observes that since the average density of projects constructed since 2000 is 8.26 and has been increasing over time, it is reasonable to assume the City can meet its Title 1 obligation without the subject 1.18 R-12-zoned acres. The City's Long Range Planning department maintains annual buildable lands inventory data. According to this data, 1% (.44 acres/44.18 acres) of buildable lands zoned R-12 (2008) is contained on the subject site. At 12 units/acre, the proposed rezone would reduce residential capacity by 5 units. The City's buildable lands inventory analysis found the City can expect additional capacity of 3456 to 3925 new dwelling units. A reduction of 5 units would leave the City with a minimum capacity of 3451 new dwelling units. As of Jan 1, 2007, the City had met 53.58% (3380 units) of its target capacity number of 6308. Therefore, the proposed zone change would not adversely affect the City s capacity to meet its housing density obligation under Title 1. Additionally, the City anticipates increased housing capacity with the Downtown Improvement Plan recently accepted by Council. Currently the CND zone allows for, but does not require, single-family housing at 12 units/acre and multifamily housing at 32 units/acre. In 2005, only 10% of downtown acreage was used for housing (Downtown Improvement Plan, September 2005). It is likely that the plan will result in greater residential density estimated at 40 unit/acre on a greater percent of downtown acreage (up to 80%) estimated to yield approximately 1,200 units. Furthermore, pre-application conferences with developers have shown interest in rezoning industrial lands to medium and high density residential uses. Although these changes are not yet assured, they represent a general trend toward increased residential use and density in Tigard. Goal 10.2 Maintain a high level of residential livability. Policy 8: The City shall require measures to mitigate the adverse impacts from differing or more intense land uses on residential living environments, such as: A. orderly transitions from one residential density to another; B. protection of existing vegetation, natural resources and provision of open space areas; and C. installation of landscaping and effective buffering and screening. The provisions of this policy bear on the possibility that there is an inconsistency in the comprehensive plan or zoning map as it relates to the subject property. The policy requires measures to mitigate adverse impacts from more intense land uses on residential living In this case the R-12 residential zone is a wedge between two commercial zones, C-P on the north and C-G on the south. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands. This arrangement is consistent with the description of the C-P zone in TDC 18.520.020.D which states that `development in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." As the applicant's narrative points out, the current zoning arrangement makes it "very difficult to protect residential development from loss of privacy, noise, lights and glare. It also places an extra burden [buffering and screening] on surrounding commercial property that would not be necessary if the subject parcels were zoned C-G." In addition, as shown in the findings below, the subject lots meet the Locational Criteria for general commercial areas. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JrVANJEE ZONE CHANGE PAGE 7 OF 11 • • ,- LOCATIONAL CRITERIA: 12.2 COMMERCIAL Policy 12.2.1: The City shall: a. Provide for commercial development based on the type of use, its size and required trade area. b. Apply all applicable plan policies. c. Apply the appropriate locational criteria applicable to the scale of the project. 2. General Commercial General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street. A. Scale 1 Trade Area. Varies. 2 Site Size. Depends on development. 3 Gross Leasable Area. Varies. B. ocational Criteria (1) Spacing and Location (a) The commercial area is not surrounded by residential districts on more than two sides. (2) Access (a) The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. ((b) The site shall have direct access from a major collector or arterial street. c) Public transportation shall be available to the site or general area. (3) Site Characteristics a The site shall be of a size which can accommodate present and projected uses. b The site shall have high visibility. (4) mpact Assessment ((a) The scale of the project shall be compatible with the surrounding uses. b) ) The site configuration and characteristics shall be such that the privacy.of adjacent non-commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site design and development plan. (d) The associated lights, noise and activities shall not interfere with adjoining non-residential uses. The existing R-12 zone reflects the Medium Density Residential locational determinants contained in Policy 12.1.1, including areas which 1) are not committed to low density development, 2) have direct access from a collector or arterial street, 3) are not subject to development limitation, 4) where the existing facilities have capacity for additional development, 5) are within '/ mile of public transportation, and 6) which can be buffered from low density residential areas. However, as indicated in the locational criteria for the General Commercial areas, above, the ' proposed zone change and comp plan amendment is also consistent with the general commercial criteria: the subject area is not surrounded by residential districts on more than two sides, would not create traffic congestion based on the proposed ODOT trip cap, has direct access to either Hall Blvd or Hwy 99 (via Warner Avenue), is of a size to accommodate the projected (storage facility) use, is highly visible from Hwy 217 and Hall Blvd., could be compatible with surrounding STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 8 OF 11 • • • commercial uses, could maintain the privacy of adjacent residential uses through application of the buffering and screening standards, could incorporate unique site features in the site design and development plan, and could mitigate associated light, noise and activities from adjoining non- residential uses. FINDING: As demonstrated above, the proposed comprehensive plan amendment and zone change comply or can be conditioned to comply with the applicable Comprehensive Plan policies. The applicant proposes a change to the comprehensive plan and zoning map designation from R-12 to C-G. Therefore, compliance with the map designation is not applicable in this case. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satislactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and Text Amendments, of the Tigard Development Code. The standards of Chappt�er 18.390.050 for Type III- PC procedures is applicable to this proposal, as identified in18.380.030.The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal, above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal. However, the applicant has indicated that he would propose a storage facility similar to the one currently under construction on the adjacent property to the south off of Warner Avenue. Any proposed development will be required to meet all of the current applicable Tigard Development Code standards. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. I8.380.030.B.3 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 which is the subject of the development application. The applicant's narrative states that the existing R-12 designation is an inconsistency in the comprehensive plan as it sandwiches 1.18 acres of R-12 zoning between two large commercial zoned areas. As shown above in the findings for the Housing and Locational Criteria goals, staff supports the applicant's contention that the subject R-12 zone is inconsistent with the comprehensive plan policies and would be appropriately rezoned as C-G with a Comprehensive Plan designation of general commercial. FINDING: The proposal demonstrates that there may be an inconsistency in the comprehensive plan and zoning map as it relates to the subject property. C. Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to specific parcels and does not apply generally across the City. Therefore, the Planning Commission recommendation to Council may be for denial, approval, or approval with conditions. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 9 OF 11 • • SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS The City of Tigard's Long Range Planning Department reviewed the proposal and provided information, which is included in findings for the Housing Goal section of the staff report. The City of Tigard Arborist reviewed the proposal and has no objection to it. Tualatin Valley Fire & Rescue reviewed the proposal and had no comment. Clean Water Services reviewed the ppro osal and recommended that all of the relevant provisions of the IGA between the City and CWSpbe followed and that a site certification will be required prior to development of the subject parcels. SECTION VI. STAFF ANALYSIS, CONCLUSION, AND RECOMMENDATION ANALYSIS: The applicant's proposal to change the zone on 1.18 acres from R-12 to C-G could result in additional trips to Hwy 99, a state facility that is already not meeting service levels. ODOT has commented that with a trip cap, this issue could satisfactorily be addressed to meet the provisions of the state TPR. The proposal would reduce the City's capacity for residential density required under Metro' Title 1 and the City's Housing goals and policies. However, the 1% reduction in buildable lands would not be significant because the City's existing capacity, based on its buildable lands inventory, is substantially in excess of the minimum requirement. The proposal may affect existing residential development in the vicinity. However, the locational criteria for commercial areas is met and is arguably more suitable for the subject lots than the existing residential zone. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands without residential zoned lands between, as is the case with the subject lots. The proposed zone change would be consistent with the description of the C-P zone in TDC 18.520.020.D which states that "developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." In addition, the density of the existing apartments at 10 units/.44 acres exceeds the 12 units /acre allowed in the existing R-12 zone. C-G zoning allows new multi-family dwellings with the planned development review process and standards which does not include a minimum lot size or density requirement. CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed Comprehensive Plan and Zoning Map Amendment is consistent with applicable provisions of the Tigard comprehensive plan, statewide planning goals and rules, Metro Regional Functional Plan, Tigard Development code, and provides evidence of inconsistency in the comprehensive plan and zoning map as it relates to the property which is the subject of the development application. RECOMMENDATION: Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan amendment and zone change with the following condition of approval: Condition of Approval A trip cap shall be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R-12 zoning or 153 daily trips, as identified in the applicant's CTS study. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 10 OF 11 • • The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change, if approved by the City Council. / / 4 July 14, 2008 1'KEPAREJ : /Gary 1 agenstecher UA'1'E Associate Planner /� i July 14, 2008 APPROVED BY Dick Bewe"se or / DA'l'E Planning Manager is\curpin\gary\CPA\Jivanjee Zone Change(ZON2008-00004\ZON2008-00004 staff report • STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JNANJEE ZONE CHANGE PAGE 11 OF 11 �'yf.•t•. a. k �■ ;4;. r _ ;�{'x� 4 , w 4-.,„, ,. .4-.. , . •••"-`•"'"-•-•''''"•---""."''''''''''":1 F•11:-/c7:::•4-..z.,,,roi-p-g- OM 7.11111111111"" 4. g Nomi � _ 1 "1 w lAiQ 4 ata. s Ii 1\ ► li.1 11111 IIII U1111, r i th 1 . \ , MI , ,i i________, f i L--7111,_ IMO tip , = u,,,,,R mMin E 1 .. !Hal IN �. y f� ,i a i s II �.� v' 1° tea ' W� f �� aq z b3, s td c .x�'� �� A",,5V;- "YMw J Ir ..,'rt ,m �' %x"q.w •{ ■�y'y�p' 1 ��rypd h4� a{I ;`�'^•jh kf 1I �i , `lc , t lIY1��1�'f• .-,-.7; ' 401,4-,, ‘, ,,.;1"'' ,"°;,.11-i.;?.",:,:,,..,::,:.::,_ '..._::-...:,,,,,,..;:,:r..:,,,,,-,.., .;.-.,;,,,i,.._ _,. .,,,,,,:.: :.,. ::: ,,,,,,, .,:,. ,,,,, :: ,.. ..,,,:.L.,,,: . 1 -1,§ i „„,... ��1 QY/ fi J`ki (`„' V.� 'W y e t � ''�.'” `h.` ,1 . ;- - -.'--:. , 91471 ' - t -,:‘*,,/,'".1i .,`ti'' #` �!J a 9r ¢�.�7r i~ �' S{ tip+ V �+'�•s asq.. 3i,1- ,- 9�`r "n or y 4, i, M a ? r "F. *.p -Y.. t 'S 'C 1+ .. k ,74-' I U tiA 1, , • 1„•�,z'hs.ir�. 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C+..'�a�'r".'�,,..asY ,rn"�#ky xlia�°, �y,. � 'h .`' -N'✓•/^diG`•�Y a �`�7\a ''.. o w R, g,,>''a. > :7'� i,r. u4-'. ✓�.C„.-4� ��` s Y St,,,,i .F 'E4 -� N' :•Y•1 `,. , r_. r •i;•. 1` '' • 1 /U 0'T/ -'Cb_, b✓ 7�2Rt -e'Gf �t MEMORANDUM n 4'r ' ? h '' To: Doug Circosta,Jivanjee Circosta Architecture,LLP T I G A R D From: Darren Wyss RE: Buildable Lands and Residential Development Data Date: February 29,2008 Per your request, below are tables outlining the City of Tigard's current buildable lands inventory, recent residential development, and the City's progress towards meeting the Metro Functional Plan Title 1 projections. If you have any questions, I can be reached at 503-718-2442 or darren @tigard-or.gov. Buildable Lands Inventory as of January 1 Zoning 2003 2004 2005 2006 2007 2008 Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres C-C 0 0 0 0 0 0 0 0 0 0 0 0 C-G 55 42.58 56 41.79 49 42.11 35 45.65 36 42.26 36 42.02 C-N 0 0 0 0 0 0 0 0 0 0 0 0 C-P 10 10.05 10 9.15 9 9.18 9 9.16 8 8.12 9 8.89 CBD 2 0.87 3 0.93 2 0.70 3 1.07 3 0.79 3 0.79 I-H 0 0 0 0 0 0 0 0 0 0 0 0 I-L 16 25.33 16 25.27 13 25.60 11 25.55 11 24.51 11 24.51 I-P 23 45.04 22 45.59 18 44.44 11 43.59 11 42.72 11 43.39 MUC 6 10.24 9 10.08 6 9.98 4 3.38 4 2.75 4 2.75 MUE 55 27.96 59 27.64 54 28.61 40 23.30 40 23.23 38 , 19.30 MUE-1 17 8.58 19 8.57 16 8.70 12 8.47 12 11.03 12 11.03 MUE-2 2 0.76 3 0.85 2 0.75 1 0.75 1 1.24 1 1.24 MUR-1 18 5.09 19 5.06 17 5.11 11 3.73 9 3.81 9 3.17 MUR-2 4 1.41 3 0.68 3 0.71 3 0.71 2 0.76 2 0.76 R-1 3 3.19 3 3.19 3 3.35 3 3.35 2 2.39 2 2.39 R-2 4 1.35 4 1.35 3 1.36 3 1.36 2 0.99 2 0.99 R-3.5 100 30.79 72 24.97 42 25.79 40 24.25 31 22.89 31 22.89 R-4.5 659 256.62 482 223.32 370 215.46 281 205.45 337 185.73 331 172.40 R-7 310 107.40 191 70.27 106 79.04 234 123.61 122 96.11 145 98.15 R-12 108 65.29 83 54.20 157 56.06 57 44.03 60 46.68 110 44.18 " R-25 36 42.82 103 40.17 56 38.70 13 33.50 28 32.24 85 29.90 R-40 0 0 0 0 0 0 _ 0 0 0 0 0 0 Total 1428 685.39 1157 593.09 926 595.64 771 600.91 719 548.25 842 528.75 'The increase of buildable land within the city limits may be due to annexation(slight variations between years within zoning districts may be the result of datt Buildable Lands Inventory as of January 1 Zoning 2003 2004 2005 2006 2007 2008 Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 67 53.51 69 51.87 60 51.99 47 55.88 47 51.17 48 51.70 Industrial 39 70.37 38 70.87 31 70.04 22 69.14 22 67.22 22 67.90 Mixed-Use 102 54.05 112 52.88 98 53.86 71 40.34 68 42.82 66 38.25 Residential 1220 507.46 _ 938 417.48 737 419.75 631 435.55 582 387.04 706 370.90 Total 1428 685.39 1157 593.09 926 595.64 771 600.91 719 548.25 842 528.75 ._ • • Distribution/Number of Lots -BLI January 1, 2008 Commercial Industrial Mixed Use Residential a >, >, as Z , c c - c c c c = c 0 U ' U U 't O 0 E 0 0 E 0 ~ as CU as CU f6 RS CU f6 (0 CO fa al > CL > > a > > a > > a > 5000 sq ft or less 3 2 0 3 3 3 175 1 190 5001 to 10,000 sq ft 8 0 2 1 10 2 203 18 244 10,001 sq ft to 1 acre 15 9 5 2 28 12 87 129 287 1 to 2 acres 1 3 2 2 5 1 21 41 76 2 to 5 acres 4 1 1 1 0 1 13 12 33 5 to 10 acres 2 0 0 0 1 0 1 3 7 More than 10 acres 0 0 3 0 _ 0 0 2 0 5 Total 33 15 13 9 47 19 502 204 842 Total Housing Units in Tigard Housing Units Built Single Year Family Multi Family Demolitions Total 2000(April 1)** 17,369 2000 (after April 1) 153 104 24 233 2001 288 0 15 273 2002 187 29 25 191 2003 294 42 40 296 2004 267 0 26 241 2005 301 108 29 380 2006 174 56 23 207 2007 156 60 11 205 1820 399 193 19,395 Walnut Island Annex(2000) 380 Total 19,775 **From 2000 US Census , All • • Current City Limits Single Family Multi Family Total Dwelling Density Dwelling Density Dwelling Density Year Units Acres (DU/Acre) Units Acres (DU/Acre) Units Acres (DU/Acre) 2007 156 21.06 7.4 60 4.54 13.2 216 25.6 8.4 2006 174 25.6 6.8 56 1 56.0 230 26.6 8.6 2005 301 37.04 8.1 108 4.06 26.6 409 41.1 10.0 2004 267 38.84 6.9 0 0 0.0 267 38.84 6.9 2003 294 41.34 7.1 42 2.74 15.3 336 44.08 7.6 2002 187 26.19 7.1 29 0.84 34.5 216 27.03 8.0 2001 288 33.42 8.6 0 0 0.0 288 33.42 8.6 2000 202 32.95 6.1 112 6.36 17.6 314 39.31 8.0 1999 244 38.83 6.3 0 0 0.0 244 38.83 6.3 1998 200 42.98 4.7 8 0.08 100.0 208 43.06 4.8 1997 298 58.13 5.1 4 0.04 100.0 302 58.17 5.2 1996 316 68.01 4.6 126 5.03 25.0 442 73.04 6.1 1995 335 66.81 5.0 0 0 0.0 335 66.81 5.0 1994 320 64.33 5.0 298 19.38 15.4 618 83.71 7.4 Total 3582 595.53 6.0 843 44.07 19.1 4425 639.6 6.9 Metro Functional Plan-Title 1 Inside 1996 Tigard Boundary Dwelling Units Built Single Year Family Multi Family Total 2007 125 60 185 2006 43 56 99 2005 193 108 301 2004 150 0 150 2003 99 42 141 2002 111 29 140 • 2001 162 0 162 2000 145 112 257 1999 225 0 225 1998 200 8 208 1997 298 4 302 1996 316 126 442 1995 335 0 335 1994 320 298 618 Total 2722 843 3565 2017 Target Capacity 6308 Progress to Capacity(since 1994) 56.5% • • Subject Parcel 1S135DD00100 Buildable Lands 0.44acres Partially Vacant Residential Use can R-12 R25 ("\( HD) ' m.7Es , -!J Title 1 Housing Target Numbers were based on 1996 City Boundaries (6308 new units) Performed an analysis of new residential units built in the years 2002 to 2005 and whether they were located on land included in the BLI. Found 78% of new development found on BLI. Selected all land included on-the City of Tigard's BLI (Jan 1, 2007) and calculated acres per zoning designation for all zones that allow residential development (R-1, R-2, R-3.5, R-4.5, R- 7, R-12, R-25, R-40, MUR-1, MUC, MUE, MUE-1, MUE-2). Performed an analysis to calculate potential future dwelling units based on zoning and acreage of BLI, using 5 yr average of housing density the City has experienced per zone or maximum density and also the 80% minimum code provision to give a range of expected new housing units. A 20% reduction for ROW space was removed from the total acreage to create the most realistic projection. An additional 20% was added to the potential dwelling unit calculation to take into account dwelling units not captured on the BLI (based on the 78% above). Analysis found the City can expect an additional 3456 to 3925 new dwelling units. As of Jan 1, 2007, the City had met 53.58% (3380 units) of its target capacity number of 6308. The City will meet its target capacity number based on the analysis, and the loss of a dozen housing units will not change this conclusion. NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER 4, THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, s IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, JULY 21, 2008 AT 7:00 PM, AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY, AUGUST 26, 2008 AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCTED IN THE TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC. FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00004 ZONE CHANGE (ZON) 2008-00001 FILE TITLE: JIVANJEE ZONE CHANGE APPLICANT: Jivanjee Circosta Architecture OWNER: Henry Y. Louie 9055 SW Beaverton-Hillsdale Hwy. 13665 SW 130th Place Portland,OR 97225 Tigard, OR 97223 OWNER: Gerald C. Cash Credit Shelter Trust Lisa Cach Heideger 6003 4th Avenue, NE Seattle, WA 98115 REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. THE PUBLIC HEARING ON TI'1. MATTER WILL BE CONDUCTED !ACCORDANCE WITH THE RULES OF CHAPTER 18.390.060.E OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 503-639-4171, EXT. 2438 (VOICE) OR 503-684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. PUBLIC ORAL OR WRITTEN TESTIMONY IS INVITED. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSION'S REVIEW IS TO MAKE A RECOMMENDATION TO THE CITY COUNCIL. THE COUNCIL WILL THEN HOLD A PUBLIC HEARING ON THE ITEM AT A LATER DATE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER GARY PAGENSTECHER AT 503-639-4171 (TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223) OR BY EMAIL TO GARYPOTIGARD-OR.GOV. Rh. _Y- . CITTp•.,ila A9p . j ��W _ • VH,INITY MAP �< �i CRA2005-00004 =114N�, _' _mow= r ---1 ZON2008-00001 s.--� �■ --�� , TIC:��IIEE ZONE ,' P�Le -CT-L-1NcE _..... air En al .... b. LEGEND: MB IIII 11 k '41111111k r in j SITE SUBJECT 2* -,/., ■ 1 0 SO ISO NO 770 SOO ft. •373 het NM k _„,,,. ..„.„„1„m Community•evebpment •d date Me/30,2008 CMagicYMAGI CO3 APR Patty Lunsford From: Patty Lunsford Sent: Wednesday, June 25, 2008 9:33 AM To: 'legals @commnewspapers.com' Subject: 7/3/08 Legal Publication w/Map-City of Tigard File No.: CPA2008-00004/Jivanjee Zone Change Attachments: Ad-PC.doc; cpa2008-00004.jpg Good morning! Hope all is well with you all. I have one legal notice with related vicinity map for publication.on July 3, 2008 in the Tigard Times Newspaper. If you have any questions, please call me. Thank you and enjoy the beautiful day! Patty Lunsford (503.718.2438) Administrative Assistant City of Tigard - Current Planning 1 DLCD Notice of Eit Proposed Amendment Cop, THIS FORM MUST BE RECEIVED BY DLCD AT LEAST 45 DAYS PRIOR TO THE FIRST EVIDENTIARY HEARING PER ORS 197.610,OAR CHAPTER 660,DIVISION 18 For "'``'I��' "�'' Jurisdiction: City of Tigard Local file number: CPA2008-00004/ZON2008-00001 Date of First Evidentiary hearing: 7/21/08 Date of Final Hearing: 8/26/08 Is this a revision to a previously submitted proposal? ❑Yes No Date submitted: N/A • ❑ Comprehensive Plan Text Amendment ® Comprehensive Plan Map Amendment ❑ Land Use Regulation Amendment ® Zoning Map Amendment ❑ New Land Use Regulation ❑ Other: Briefly Summarize Proposal. Do not use technical terms. Do not write "See Attached" (limit of 500 characters): The applicant proposes to change the zoning and comprehensive plan map from Medium- Density Residential (R-12) to General Commercial (C-G) on 1.18 acres adjacent to SW Hall Boulevard and Highway 217. Has sufficient information been included to advise DLCD of the effect of proposal? Yes Plan map changed from: Medium-Density Residential To: General Commercial Zone map changed from: R-12 To: C-G Location of property (do not use Tax Lot): 11580 & 11600 SW Hall Boulevard Previous density: R-12 New density: C-G Acres involved: 1.18 Applicable statewide planning goals: 1. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 X7 X Is an exception to a statewide planning goal proposed? ❑ YES ® NO Goals: N/A Affected state or federal agencies, local governments or special districts (It is jurisdiction's responsibility to notify these agencies. DLCD only reports this information.): Metro and ODOT. Local Contact: Gary Pagenstecher Phone: (503) 718-2434 Extension: Address: 13125 SW Hall Boulevard Fax Number: 503-718-2748 City: Tigard Zip: 97223 E-mail Address: garyp(a tgard-or.gov DLCD file No. ABMITTAL REQUIREMLTS This form must be received by DLCD at least 45 days prior to the first evidentiary hearing per ORS 197.610 and OAR Chapter 660, Division 18 1. This form must be submitted by local jurisdictions only (not by an applicant). 2. When submitting, please print this form on light green paper. 3. Send this Form and TWO COPIES of the proposed amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 4. Electronic Submittals: At least one hard copy must be sent by mail or in person, but you may also submit an electronic copy, by either email or FTP. You may connect to this address to FTP proposals and adoptions: webserver.lcd.state.or.us. To obtain our Username and password for FTP, call Mara Ulloa at 503-373-0050 extension 238, or by emailing mara.ulloa @state.or.us. 5. Unless exempt by ORS 197.610(2), proposed amendments must be received at the DLCD's Salem office at least 45 days before the first evidentiary hearing on the proposal. (The clock begins on the day DLCD receives your proposal.) The first evidentiary hearing is usually the first public hearing held by the jurisdiction's planning commission on the proposal. 6. Submittal of a proposed amendment to the text of a comprehensive plan or land use regulation must include the text of the amendment and any other information the local government believes is necessary to advise DLCD of the effect of the proposal. "Text" means the specific language being added to or deleted from the acknowledged plan or land use regulations. A general description of the proposal is not adequate. 7. Submittal of a proposed map amendment must also include a map of the affected area showing existing and proposed plan and zone designations. The map should be legible and on 81/2 x 11 inch paper. Please provide the specific location of property, such as an address and/or tax lot number. Include text regarding background and/or the justification for the change, such as the application accepted by the local government. 8. Submittal of proposed amendments that involve a goal exception must include the proposed language of the exception. 9. Do not submit this form without supporting documentation. 10.Need More Copies? You can now access these forms online at http://www.lcd.state.or.us/. Please print on 8-112x11 green paper only. You may also call the DLCD Office at (503) 373- 0050; or Fax your request to: (503) 378-5518; or Email your request to mara.ulloa @ state.or.us - ATTENTION: PLAN AMENDMENT SPECIALIST. http://www.Icd.state.or.us/LCD/forms.shtml Updated November 27, 2006 • 0 . U.S. Postal Service,. CERTIFIED MAILTtt RECEIPT . ,ed) rll (Domes Attu: Patty 0 I -:D cp,200. 00004/Z�N2008 00001 eU For deliv: RE: ee Zone Change ent I to Jivani p$ed Arnendm Nonce of Prop I *51 Postage p �� 3. ■ m f� o CetUfled Fee a S7 i 6 re :"- 0 1 t Fee V" "� �' OO (Endorsement Required) Restricted DeliveN Fee l w "" (Endorsement Required) Cl rl Total Postage&Fees N Cl --._._. Sent To PLAN AMENDMENT SPECIALIST N ._-: ATTN: Oregon Dept.of Land CpnseLvatlon&Deve opment .- O -SeE-Bf ,:�o.: ' Oreg De Street an Suite 150 Cl or PO Box No. 635 Cap a Salem,OR 97301-2540 ny State Z1P+4'' . ructions fee r evci:c • 1 —_PS Form 3600.August 2006 1 SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • • • Complete items 1,2,and 3.Also complete A. Signature • item 4 if Restricted Delivery is desired. ❑Agent • Print your name and address on the reverse X ❑Addressee ,; so that we can return the card to you. B. Received-by(Pri _;r ill:C. Date of Delivery I • Attach this card to the back of the mailpiece, 1 or on the front if space permits. III _ I D. Is delivery••dress different from item 1? ❑Yes 1. Article Addressed to: If YES,enter delivery sS j e'r : ❑ No WIN U apI1oN — — .A: LAN ENT D O 1 ATTN: PLAN AMENDMENT SPECIALIST r Oregon Dept.of Land Conservation&Development 3. Service Type I I 635 Capital Street NE,Suite 150 rat Mail 0 Express Mall ;j Salem OR 97301-2540 ❑Registered ❑Return Receipt for Merchandise I l ` ❑Insured Mail ❑C.O.D. 1 4. Restricted Delivery?(Extra Fee) ❑Yes I r 2. (Transfer rfrom 7007 0710 0000 1305 1862 (fiansfer from service label) I PS Form 3811,February 2004 Domestic Rehr' eturn Receipt 102595-02-M-1540 • B€ QUEST FOR COMM £NTS � 9 � a. r 0 Tualatin Valley Fire & Rescue June 23, 2008 Gary Pagenstecher, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (ZON) 2008-00001 Jivanjee Zone Change Dear Gary, Thank you for the opportunity to review the proposed zone change application. The fire district has no comments or conditions regarding this proposal insofar as fire apparatus access or firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. • Sincerely, 1sxt , Da John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com • • • N - Oregon Oregon Department of Transportation �"'"�': ODOT Region 1 '• '""'""r'' Theodore•!c.?4 / 6 123 NW Flanders St —� Portland,OR 97209-4037 Telephone(503) 731-8200 FAX (503)731-8259 File code: PLA9 2A-141 ODOT Case No:2983 6/18/2008 111Pr) r-City of Tigard i , ,-- Planning Division - � � 13125 SW Hall Blvd JUN 2 2 08 Tigard, OR 97223 CITY0F i iG,4q® �LAmi /EbQfN e Attn: Gary Pagenstecher, Associate Planner AI Re: CPA2008-00004: Jivanjee Zone Change Hall Blvd. (OR 141) Dear Mr. Gary Pagenstecher, We have reviewed the applicant's proposal to change the existing zoning from R-12 Medium Density Residential to CG General Commercial. The site is adjacent to Hall Blvd. Traffic generated from the site will impact the Hall Blvd intersection with OR 99W. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and comprehensive plan amendments local governments must make findings that the proposed amendment complies with the Transportation Planning Rule (TPR) OAR 660- 012-0060. There must be substantial evidence in the record to either make the finding of"no significant effect" on the transportation system, or if there is a significant effect assurance that the allowed land uses are consistent with the identified function, capacity, and performance standard of the transportation facility within the plan horizon of the local Transportation System Plan or 15 years whichever is greater. OAR 660-012-0060 1) Where an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation would significantly affect an existing or planned transportation facility, the local government shall put in place measures as provided in section (2) of this rule to assure that allowed land uses are consistent with the identified function, capacity, and performance standards (e.g. level of service, volume to capacity ration, etc.) of the facility. A plan or land use regulation amendment significantly affects a transportation facility if it would: (c)As measured at the end of the planning period identified in the adopted transportation system plan: (C) Worsen the performance of an existing or planned transportation facility that is otherwise projected to perform below the minimum acceptable performance standard identified in the TSP or comprehensive plan. • • ; CPA2008-00004, Hall Blvd Zone Change ODOT RESPONSE 2 According to the 1999 Oregon Highway Plan (OHP), Hall Blvd is classified a District Urban highway and OR 99W is classified as a Statewide Highway. OHP Table 7: Maximum Volume to Capacity Ratios Within Portland Metropolitan Region identifies OR 99W from 1-5 to Tualatin Road as an "Area of Special Concern"with a maximum volume to capacity ration of 0.95. According to the traffic impact analysis prepared by Robert Morast of CTS and dated April 17, 2008 for the 2025 analysis for existing and proposed zoning the intersection of OR 99W and Hall Blvd is projected to perform below the .95 v/c ratio mobility standard. Therefore, for purposes of evaluating land use regulations subject to OAR 660-12-060 the performance standard is to avoid further degradation (OHP Action 1F.6). OHP Action 1 F.6: For purposes of evaluating amendments to transportation system plans, acknowledged comprehensive plans and land use regulations subject to OAR 660-12-060, in situations where the volume to capacity ratio for a highway segment, intersection or interchange is above the standards in Table 6 or Table 7, or those otherwise approved by the Commission, and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. IF an amendment to a transportation system plan, acknowledged comprehensive plan or land use regulation increases the volume to capacity ratio further, it will significantly affect the facility. Doug Baumgartner, ODOT Traffic Analyst has reviewed the traffic impact study prepared by Robert Morast of CTS and dated April 17, 2008. The study prepared two versions of the 2025 analysis comparing the "worst case"traffic generation under the existing zoning to the "worst case" traffic generation under the proposed zoning. Tables 6a and 7a are based on projecting raw traffic that have not been seasonally adjusted as required by ODOT's adopted methodology. According to adopted methodology, all traffic volumes must be seasonally adjusted to represent 30th Highest Hour Volumes (30HV). The 30HV adjustment was correctly applied to the PM peak hour for the 99W/SW Hall Blvd intersection in Tables 6b and 7b.. This data was used by ODOT for determining whether or not the proposed zone change would have a "significant effect" on State highway facilities. The "worst case"traffic generation for the PM peak hour for the 99W/SW Hall Blvd intersection 2025 Full Buildout Zoning scenarios shows an increase in the v/c (volume to capacity) ratio from 1.01 with the existing R12 zoning to 1.02 with the proposed C-G Zoning (Table 6b and 7b, CTS). Therefore, the zone change will worsen the performance of a facility (OR 99W) that is projected to perform below the acceptable performance standard and will have a significant effect on the facility (OHP Action 1 F.6). In order to make a finding of"no significant effect"for addressing OAR 660-012-0060, ODOT recommends that the City condition the zone change such that a trip cap be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R 12 zoning or 153 daily trips as identified in the CTS study. This cap will allow uses under the proposed zoning while preventing a significant effect to the highway. ODOT and the applicant have discussed the potential trip cap and the applicant is amenable to the idea and expressed their support for the proposed cap. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether the limit can be revised or removed. ODOT Log No: • . . . • ; CPA2008-00004, Hall Blvd Zone Change ODOT RESPONSE 3 Thank you for coordination with ODOT. If you have questions regarding the traffic analysis review, please contact Doug Baumgartner at (503-731-8200). I can be reached at (503-731- 8234) if you have any questions. Sincerely, Seth Brumley Development Review Planner C: Lainie Smith, Marah Danielson, Doug Baumgartner, Martin Jensvold, ODOT Region 1 Kim McMillan, Tigard Development Engineer Applicant ODOT Log No: • Clean Water Services Our commitment is clear. MEMORANDUM JUN 2 3 2008 DATE: June 16, 2008 CITY OF T GARD FROM: David Schweitzer, Clean Water Services TO: Gary Pagenstecher, Associate Planner City of Tigard Planning Division SUBJECT: Review Comments—Jivanjee Zone Change, 2008-00004 CPA, 2008-00001 ZON GENERAL COMMENTS • We recommend following any and all relevant provisions of the current Intergovernmental Agreement(IGA) between the City of Tigard and Clean Water Services and the relevant provisions of the current Design and Construction Standards (currently R&O 07-20, available on line at: http://cleanwaterservices.org/PermitCenter/DesignandConstruction/Update/default.aspx) for all issues relating to development, vegetated corridors, erosion control, and preservation of wetlands, natural drainage ways, and enhancements thereof. • A site certification shall be required prior to development or re-development of the two tax lots per R&O 07-20 chapter 2.02. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone:(503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org 71 • e • T I GARD REQUEST FOR COMMENTS DA'Z'E: June 9,2008 TO: Todd Prager,City Arborist FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:garypn,tigard-or.gov COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001 - JIVANJEE ZONE CHANGE- REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard;Washington County Tax Assessor s Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3 050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports medical centers major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED dOMPREHENS>�VE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the pro osal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 23, 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ZWe have reviewed the proposal and have no objections to it. Please contact of our office. — Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. 7,1 • • RECEIVED JUN 1'8 2008 -FIG ARD tUAL VALLEY REQUEST FOR COMM�1 sTR1cT DATE: June 9.2008 964.✓0� TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division rip STAFF CONTACT: Gary Pagenstecher.Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:guyialigatiLimay COMPREHENSIVE PLAN AMENDMENT (CPA)2008-00004/ZONE CHANGE (ZON)2008-00001 - JIVANJEE ZONE CHANGE- REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Pan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential(R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard;Washington County Tax Assessor s Map 1S135DD,Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the westt,, H 217 on the east, property zoned C-G on the south and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. • The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of,_3 050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail,office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, liehports medical centers major event entertainment, and gasoline stations, are permitted conditionall . PROPOSED dOMPREHENSIVE PLAN DESIGNATION: General CommerciaL APPLICABLE RE W CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State,or Metro statues or regulations. Attached are the Site Plan, Vicinity Map and A� licant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff,a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: 1 uNE 23, 2008, You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting 4,71/o S T00/T00Ej auTJaauT5ug WAAI 9860T6SEOS XVd Z5:0T 800Z/TT/90 11111 _ i MP T I GARD REQUEST FOR COMMENTS DA 1E: June 9.2008 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:garypetigard-or.gov COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001 - JIVANJEE ZONE CHANGE- REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to chap e the Comprehensive Plan Designations and Zoning Map Classifications for two lots totalin 1.18 acres from Medium-Density Residential (R-12) (C-G). SW Hall General-Commercial (C-G LOCATION: 11580 and 11600 S Hall Boulevard; Washington County Tax Assessor s Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of_3 050 sqquare feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports medical centers major event entertainment, and gasoline stations, are permitted conditionall . PROPOSED eOMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 23, 2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. Y OF TIGARD REQUEST FORApMMENTS 2qc NOTIFICA LIST FOR LAND USE & COMMUNITY DEgirOPMENT APPLICATIONS FILE NOS.: (?P/ 1OO — k 'Y. 7-4,7-J2008-06°--01 FILE NAME: .)7 teftru ee CITY OFFICES .l 7 LONG RANGE PLANNING/Ron Bunch,Planning Mgr. IURRENT PLANNING/Todd Prager/Arborist-Planner _POLICE DEPT./Jim Wolf,Crime Prevention Officer _BUILDING-DIVISION/Mark Vandomelen,Plans Ex.Supervisor —ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _PUBLIC WORKS/Brian Rager,Assistant Public Works Director gPLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT../Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor / -FILE/REFERENCE(+2 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS 3 TUAL.HILLS PARK&REC.DIST.*ZTUALATIN VALLEY FIRE&RESCUE* 1Z(11ALATIN VALLEY WATER DISTRICT♦ VCLEAN WATER SERVICES* Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS y CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE — CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps acws Letter Only) 1,eNfel Huie,Greenspaces Coordinator(CPA/MA) Mara Ulloa(Comp.Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(PowedinesinArea) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Apps Lake Oswego,OR 97034 _Planning Division(zCA)Ms 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) pDOT,REGION 1 * �Efrent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetandsand Potential Environmental Impacts) Development Review Coordinator _Doria Mateja(zcA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPA/ZCA)MS 14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(ZCA)MS 1s Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. —WA.CO.CONSOL.COMM.AGNCY OT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)°911"(Monopa.Towers) Sam Hunaidi,Assistant District Manager (Notify if ODOT RJR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES Zz_ —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 —SOUTHERN PACIFIC TRANS.CO.R/R —METRO AREA COMMUNICATIONS —COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Ony) Gerald Backhaus(smMap tor Area contact) (If Project is Within%Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC —NW NATURAL GAS COMPANY _VERIZON _QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 —TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (see Ma.for Area col Brian Every(App.E.o HaIN.a 99W) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 • INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 3-Apr-08) (Also update:is\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documel NM IItJ 6- SEc R €T1 Ry frcrpj4 Ls • AFFIDAVIT OF MAILING • = :o$ • `IleARD I,Patricia L. Lunsford,being first duly sworn/affirm,on oath depose and say that I am an Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: {OkAPP.P _)& © NOTICE OF FINAL ORDER FOR CPA2008-00004/ZON2008-00001 -JIVANJEE ZONE CHANGE (File No./Name Reference) ❑ AMENDED NOTICE HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer Z Tigard Planning Commission (7/21/2008) Z Tigard City Council (8/26/2008) A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address s shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof, on August 28,2008,and deposited in . e United Sta Mail on August 28,2008,postage prepaid. r r, (Perso ' epared Notice) • STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the ( ' day of (Q(T&L ,2008. is z;-., OFFlCIALSEAL c, SHIRLEY L TREAT t�TARY PUBLIC-OREGON COMMISSION NO.41f3777 MY COMMISSION EXPIRES APRIL 25,2011 N ARY PUB C OF OREGON My Commission Expires: 4111a5f1 I EXHIBIT..A....• 120 DAYS =N/A` • DATE OF FILING: 8/27/2008 DATE MAILED: 8/28/2008 CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL Case Numbers: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00004 ZONE CHANGE (ZON) 2008-00001 Case Name: JIVANJEE ZONE CHANGE Applicant's Name/Address: Jivanjee Circosta Architecture 9055 SW Beaverton-Hillsdale Hwy. Portland,Oregon 97225 Owner's Names/Addresses: Gerald C Cash Credit Shelter Trust Lisa Cach Heideger 6003 4th Avenue,NE Seattle,WA 98115 and Henry Y.Louie 13665 SW 130th Place Tigard,OR 97223 Addresses'of Properties: 11580 and 11600 SW Hall Boulevard Tigard,OR 97224 Tax Map/Lot Nos.: Washington County Tax Assessor's Map No. 1S135DD,Tax Lots 00100&01600. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE (ORDINANCE NO. 2008-12. THE CITY OF TIGARD CITY COUNCIL HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE CITY COUNCIL HELD THE PUBLIC HEARING ON THIS ITEM ON AUGUST 26, 2008 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER Action: > A Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (GG). ON AUGUST 26, 2008, THE CITY COUNCIL UNANIMOUSLY APPROVED THIS REQUEST (Ordinance No. 2008-12). Current Zone: R-12: Medium-Density Residential District. Current Comprehensive Plan Designation: Medium- Density Residential. New Zone: GG: General Commercial District. New Comprehensive Plan Designation: General Commercial District. Applicable Review Criteria: Community Development Code Chapters 1880 and 18.390; Comprehensive Plan Goals 1, 8, 9 10 & 12; and any applicable Statewide Planning Goals and Guidelines, and any Federal,State, or Metro statues or regulations. Action: > ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties © The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND IS EFFECTIVE ON SEPTEMBER 25,2008. 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 Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent to appeal with the Oregon Land Use Board of Appeals (LUBA) according to their procedures within 21 days. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at 503.639.4171. •ITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 08-Q AN ORDINANCE APPROVING COMPREHENSIVE PLAN AMENDMENT, CPA 2008-00004, AND ZONE CHANGE, ZON 2008-00001,TO CHANGE THE COMPREHENSIVE PLAN DESIGNATIONS AND ZONING MAP CLASSIFICATIONS FOR TWO LOTS TOTALING 1.18 ACRES FROM MEDIUM DENSITY RESIDENTIAL (R-12) TO GENERAL COMMERCIAL (C-G) SUBJECT TO A CONDITION OF APPROVAL LIMITING THE TRIP GENERATION RA'Z'E TO THAT ALLOWED OUTRIGHT UNDER THE EXISTING R-12 ZONING. WHEREAS, Section 18.380.030 of the City of Tigard Community Development Code requires quasi-judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires the Commission to make a recommendation to the Council on a zone change application which also involves a concurrent application for a Comprehensive Plan Map Amendment;and WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires the Council shall decide the applications on the record as provided by Section 18.390; and WHEREAS,Section 18.380.030. B.1 of the City of Tigard Community Development Code,requires demonstration of compliance with all applicable Comprehensive Plan policies and map designations; and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and • WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires 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 which is the subject of the development application;and WHEREAS, pursuant to Section 18.390.060G of the Tigard Development Code, a recommendation by the Commission, and a decision by the Council, shall be based on consideration of Statewide Planning Goals and Guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; any applicable METRO regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on July 21, 2008, and recommended approval of CPA2008-00004, ZON2008-00001 by motion with a unanimous vote in favor;and WHEREAS, the Tigard City Council held a public hearing on August 26, 2008, to consider the request for a quasi-judicial Comprehensive Plan Amendment and Zone Change and determined that the amendments will not adversely affect the health, safety and welfare of the City and meets all applicable review criteria. ORDINANCE No. 08-1.2, Page 1 • • NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment, CPA2008-00004, and Zone Change, ZON2008-00001, are hereby approved by the City Council. SECTION 2: The attached findings are hereby adopted in explanation of the Council's decision. SECTION 3: The Comprehensive Plan map and Zoning Map shall be amended to represent the approved changes. SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor,and posting by the City Recorder. PASSED: By(Man?MOLLS vote of all Council members present after being read by number and title only,thisa(i�`'day of ,2008. er.C‘t.....,...e.tZ*,.4 .ANIP-04*-12.17,_ Catherine Wheatley, City Recorder APPROVED: By Tigard City Council this.2611day ofi 118. t Cr4'‘ sen,Mayor Approved as to form: . 11‘; V 104' — '-/ ity Attorn y w2(0/ 0 t Date ORDINANCE No. 08- /2. Page 2 • • • ATTACHMENT 2 Agenda Item: 5.1 Hearing Date:Luly 21,2008 Time: 7:00 PM • _, STAFF?:REPORT°TO'THEF -PLANNING'COMMISSION ;FOR THE=:CITY OF TIGARD ;OREGON' 120 DAYS = NA SECTION I. APPLICATION SUMMARY FILE NAME: JIVANJEE COMPREHENSIVE PLAN AND ZONE MAP AMENDMENT FILE NOS.: Comprehensive Plan Amendment CPA 2008-00004 Zone Change ZON2008-00001 PROPOSAL: The applicant has requested a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R- 12) to General Commercial (C-G). The lots are bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south and property zoned C- P on the north. APPLICANT Jivanjee Circosta Architecture OWNER: Henry Louie 9055 SW Beaverton-Hillsdale Hwy 13665 SW 130th Place Portland, OR 97225 Tigard, OR 97223 • OWNER: Gerald C. Cach Credit Shelter Trust Lisa Cach Heideger 6003 4th Ave. NE Seattle,WA 98115 LOCATION: The site is bounded by SW Hall Blvd on the west and Hwy 217 on the east at 11580 and 11600 SW Hall Blvd.;Washington Count Tax Map 1S135DD, Tax Lots 100 and 1600. CURRENT ZONE/ COMP PLAN DESIGNATION: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 1 OF 11 • • • • PROPOSED ZONE/ COMP PLAN DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment,and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Policies 1, 8, 9, 10 and 12; applicable Statewide Planning Goals and Administrative Rules, and applicable Metro statues or regulations. SECTION II. STAFF RECOMMENDATION ` : s -Staff e661*rinds :that=the .Commission.,ecomiriend APPROVAL ,to Ci Council of the •.,proposed comprehensive plan amend nent,and zone,change subjec tto;_proposedconditions,of approval. ` SECTION III. BACKGROUND INFORMATION Site History Staff reviewed the zoning history of the subject property utilizing old zoning maps and City records. The 1977 Existing Land Use Map shows Tax Lot 100 as vacant and Tax Lot 1600 developed with multi-family dwellings. The 1983 Comprehensive Plan and Zoning Map shows the subject lots designated "MED, ' medium density residential. All subsequent versions of the City's Comprehensive Plan Map and Zoning Classification show the subject lots designated R-12. Tax Lot 100 was developed in 1960 with a small single-family dwelling. Tax Lot 1600 was developed in 1963 with the ten-unit Silver Creek apartment building. In 2004 the City approved a Lot Line Adjustment (MI52004-00017) between the two lots. Vicinity Information The subject site is bordered by Hall Blvd on the west and Hwy 217 on the east. The 1.18 acre site is part of an approximately 7-acre, 15-lot triangle area north of Hwy 99 zoned C-G on the south (11 lots), R-12 (subject 2 lots), and C-P (2 lots) to the north. The subject lots are separated from adjacent R-12 lots by all Blvd on the west. Other R-12 zoned lots are located to the north across Hwy 217. The subject lots are bordered by apartments to the north and single-family residences and a storage unit complex under construction on the south. Site Information and Proposal Description Tax Lot 100 takes access from SW Hall Blvd. and is primarily covered in lawn with some trees clustered around the single-family dwelling. Tax Lot 1600 also takes access from SW Hall Blvd. and contains the apartment building,parking lot, and landscaping. The density of the apartments at 10 units/.44 acres exceeds the 12 units /acre allowed m the existing R-12 zone. C-G zoning allows new multi-family dwellings with the planned development review process and standards. • The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium Density Residential (R-12) to General Commercial (C-G). STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 2 OF 11 • SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone.change application to change the zoning on the subject lots from R-12 to C-G also involves a comprehensive plan map amendment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment. B. Standards for making quasi-judicial decisions. 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: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; COMPREHENSIVE PLAN POLICIES CITIZEN INVOLVEMENT Goa11.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives, posted a sign on the property, and held a neighborhood meeting on February 28, 2008 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting, 10 people attended. Discussion related to transportation issues on Highway 99 and Hall Blvd., future development of the lots, and the zone change process. In addition, the City has mailed notice of the Planning Commission hearing to property owners within 500 feet of the subject site,interested citizens, and agencies,published notice of the hearing and posted the site pursuant to TUC 18.390.050 for Type III Procedures. With these public involvement provisions and the applicant's documented participation, the proposed zone change is consistent with applicable Citizen Involvement policies. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 3 OF 11 • GENERAL POLICIES Policy 111a: The city shall ensure that this comprehensive plan and all future legislative changes are consistent with the statewide planning goals adopted by the Land Conservation and Development Commission, the Regional Plan adopted by the Metropolitan Service District; The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. The applicable Comprehensive Ran goals and policies are addressed in this section of the staff report. The Transportation Planning Rule (1'PR) OAR 660-012-0060 is a state statute applicable to this application and is addressed under the Transportation goal,below. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). These requirements are applicable to this application and are addressed under the Housing goal,below. TRANSPORTATION SYSTEM The 2001 Tigard Transportation System Plan (TSP) updates the comprehensive plan and olicies. However, it does not fully replace all elements of the comprehensive plan adopted prior to the 2001 TSP. Goal#4,Policy#1 of the Tigard TSP correlates to the following comprehensive plan policy: Policy 8.1.4: Set and maintain transportation performance measures that set a minimum intersection level of service standard for the city of Tigard and requires all public facilities to be designed to meet this standard. The Oregon Department of Transportation (ODOT) submitted the following comment letter to the file for the proposed comprehensive plan amendment and zone change: For zone changes and comprehensive plan amendments local governments must make findings that the proposed amendment complies with the Transportation Planning Rule (1'PR) OAR 660-012-0060. There must be substantial evidence in the record to either make the finding of"no significant effect" on the transportation system, or if there is a significant effect assurance that the allowed land uses are consistent with the identified function, capacity, and performance standard of the transportation facility within the plan horizon of the local Transportation System Plan or 15 years whichever is greater. OAR 660-012-0060 1) Where an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation would significantly affect an existing or planned transportation facility, the local government shall put in place measures as provided in section (2) of this rule to assure that allowed land uses are consistent with the identified function, capacity, and performance standards (e.g. level of service, volume to capacity ration, etc.) of the facility. A plan or land use regulation amendment significantly eats a transportation if it would: (c)As measured at the end of the planning period identified in the adopted transportation system plan: (C) Worsen the performance of an existing or planned transportation facility that is otherwise projected to perform below the minimum acceptable performance standard identified in the TSP or comprehensive plan. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 4 OF 11 4• • According to the 1999 Oregon Highway Plan (OHP), Hall Blvd is classified a District Urban highway and OR 99W is classified as a Statewide Highway. OHP Table 7: Maximum Volume to Capacity Ratios Within Portland Metropolitan Region identifies OR 99W from I-5 to Tualatin Road as an "Area of Special Concern" with a maximum volume to capacity ration of 0.95. According to the traffic impact analysis prepared by Robert Morast of CTS and dated April 17, 2008 for the 2025 analysis for existing and proposed zoning the intersection of OR 99W and Hall Blvd is rojected to perform below the .95 v/c ratio mobility standard. Therefore, for purposes of evaluating land use regulations subject to OAR 660-12-060 the performance standard is to avoid further degradation (OHP Action 1F.6). OHP Action 1F.6 states: For purposes of evaluating amendments to transportation system plans, acknowledged comprehensive plans and land use regulations subject to OAR 660-12-060, in situations where the volume to capacity ratio for a highway segment,intersection or interchange is above the standards in Table 6 or Table 7, or those otherwise approved by the Commission, and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. IF an amendment to a transportation system plan, acknowledged comprehensive plan or land use regulation increases the volume to capacity ratio further, it will significantly affect the facility. Doug Baumgartner, ODOT Traffic Analyst has reviewed the traffic impact study prepared by Robert Morast of CTS and dated April 17, 2008. The study prepared two versions of the 2025 analysis comparing the "worst case" traffic generation under the existing zoning to the "worst case" traffic generation under the proposed zoning. Tables 6a and 7a are based on projecting raw traffic that have not been seasonally adjusted as required by ODOT's adopted methodology. According to adopted methodology, all traffic volumes must be seasonally adjusted to represent 30th Highest Hour Volumes (30HV). The 30HV adjustment was correctly applied to the PM peak hour for the 99W/SW Hall Blvd intersection in Tables 6b and 7b. This data was used by ODOT for determining whether or not the proposed zone change would have a"significant effect" on State highway facilities. The "worst case" traffic generation for the PM peak hour for the 99W/SW Hall Blvd intersection 2025 Full Bnidout Zoning scenarios shows an increase in the v/c (volume to capacity) ratio from 1.01 with the existing R12 zoning to 1.02 with the proposed C-G Zoning (Table 6b and 7b, CTS). Therefore, the zone change will worsen the performance of a facility (OR 99W) that is projected to perform below the acceptable performance standard and will have a significant effect on the facility (OHP Action 1F.6). In order to make a finding of "no significant effect" for addressing OAR 660-012-0060, ODOT recommends that the City condition the zone change such that a trip cap be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R 12 zoning or 153 daily trips as identified in the CTS study. This cap will allow uses under the proposed zoning while preventing a significant effect to the highway. ODOT and the applicant have discussed the potential trip cap and the applicant is amenable to the idea and expressed their support for the proposed cap. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether the limit can be revised or removed. As recommended in the ODOT comment letter, limiting trip generation to that allowed under the existing R-12 zone (153 daily trips) would avoid a significant effect finding. Therefore, to approve the proposed comprehensive plan amendment and zone change, staff recommends the Planning Commission condition the approval to apply the trip cap at the time of site development review for any proposed development on the subject site. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 5 OF 11 ECONOMY Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy. Policy 3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow commercial development. The standards in '1'DC 18.830 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a map amendment can be met, and the required infrastructure is available as indicated in the transportation findings above, the commercial use may be accommodated, thereby promoting the anticipated commercial development allowed by the comprehensive plan and zoning map amendment. HOUSING Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5: The City shall provide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square) and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future. Two state and Metro requirements help determine housing capacities on buildable land within the Portland Metropolitan Area — the state Metropolitan Housing Rule and Title 1 of Metro's Urban Growth Management Functional Plan (Functional Plan). Both focus on increasing jurisdictions' housing capacity in order to use land within the UGB efficiently. The Metropolitan Housing Rule (OAR 660-007/Division 7) established regional residential density and mix standards for communities within the Metro UGB. It set minimum residential density standards for new construction by jurisdiction. Tigard must provide for an overall density opportunity of 10 or more dwelling units per net buildable acre, as well as designate sufficient buildable land to provide the opportunity for at least 50% of new residential units to be attached housing (either single-family or multiple-family.) Metro implements Goal 10 through Title 1. To meet Title 1, each jurisdiction was required to determine its housing capacity and adopt minimum density requirements. Tigard adopted an 80% of minimum density requirement for development in 1998, which means that a development must build 80% of the maximum units allowed by the zoning designation. The City has a committed to providing the development opportunity for an additional 6,308 dwelling units between 1998 — 2017. This number shows Tigard's zoned capacity for additional dwelling units. It is an estimate based on the minimum number of dwelling units allowed in each residential zoning district, assuming minimum density requirements. The City of Tigard maintains an up-to-date buildable lands inventory, a permit tracking system for • development, as well as complying with Metro's Functional Plan. The City is responsible for monitoring residential development. All of these tools aid the City in monitoring its progress toward the above goals, and determining if the opportunity remains for current and future residents to have diverse housing choices. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 6 OF 11 Ask- NIP 410 The applicant's Impact Statement discusses the loss of 1.18.acres of residential land as a consequence of the proposed rezone and concludes that there would be no negative effect on the City's progress towards meeting the Metro Functional Plan, Title 1 goal. Using residential development information provided by the City, the applicant calculates that with 370 acres of residentially-zoned buildable lands (2008) within the City limits, and a progress to capacity (6,308) of 56.5%, the additional 2,743 units required can be accommodated with an average density of 7.4 units/acre. The applicant observes that since the average density of projects constructed since 2000 is 8.26, and has been increasing over time, it is reasonable to assume the City can meet its Title 1 obligation without the subject 1.18 R-12-zoned acres. The City's Long Range Planning department maintains annual buildable lands inventory data. According to this data, 1% (.44 acres/44.18 acres) of buildable lands zoned R-12 (2008) is contained on the subject site. At 12 units/acre, the proposed rezone would reduce residential capacity by 5 units. The City's buildable lands inventory analysis found the City can expect additional capacity of 3456 to 3925 new dwelling units. A reduction of 5 units would leave the City with a minimum capacity of 3451 new dwelling units. As of Jan 1, 2007, the City had met 53.58% (3380 units) of its target capacity number of 6308. Therefore, the proposed zone change would not adversely affect the City's capacity to meet its housing density obligation under Title 1. Additionally, the City anticipates increased housing capacity with the Downtown Improvement Plan recently accepted by Council. Currently, the CBD zone allows for, but does not require, single-family housing at 12 units/acre and multifamily housing at 32 units/acre. In 2005, only 10% of downtown acreage was used for housing (Downtown Improvement Plan, September 2005). It is likely that the plan will result in greater residential density estimated at 40 unit/acre on a greater percent of downtown acreage (up to 80%) estimated to yield approximately 1,200 units. Furthermore, pre-application conferences with developers have shown interest in rezoning industrial lands to medium and high density residential uses. Although these changes are not yet assured, they represent a general trend toward increased residential use and density in Tigard. Goal 10.2 Maintain a high level of residential livability. Policy 8:The City shall require measures to mitigate the adverse impacts from differing or more intense land uses on residential living environments, such as: A. orderly transitions from one residential density to another; B. protection of existing vegetation, natural resources and provision of open space areas; and C. installation of landscaping and effective buffering and screening. The provisions of this policy bear on the possibility that there is an inconsistency in the comprehensive plan or zoning map as it relates to the subject property. The policy requires measures to mitigate adverse impacts from more intense land uses on residential living environments. In this case the R-12 residential zone is a wedge between two commercial zones, C-P on the north and C-G on the south. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands. This arrangement is consistent with the description of the C-P zone in TDC 18.520.020.D which states that "development in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." As the applicant's narrative points out, the current zoning arrangement makes it "very difficult to protect residential development from loss of privacy, noise, lights and glare. It also places an extra burden [buffering and screening] on surrounding commercial property that would not be necessary if the subject parcels were zoned C-G." In addition, as shown in the findings below, the subject lots meet the Locational Criteria for general commercial areas. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 7 OF 11 III • LOCATIONAL CRITERIA: 12.2 COMMERCIAL Policy 12.2.1: The City shall: a. Provide for commercial development based on the type of use, its size and required trade area. b. Apply all applicable plan policies. • c. Apply the appropriate locational criteria applicable to the scale of the.project. 2. General Commercial General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street. A. Scale 1) Trade Area.Varies. 2 Site Size. Depends on development. 3) Gross Leasable Area. Varies. B. ocational Criteria (1) Spacing and Location (a) The commercial area is not surrounded by residential districts on more than two sides. (2)Access (a) The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes,the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. The site shall have direct access from a major collector or arterial street. c) Public transportation shall be available to the site or general area. (3) ite Characteristics (b(a) The site shall be of a size which can accommodate present and projected uses. )The site shall have high visibility. (4) Impact Assessment (a) The scale of the project shall be compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site design and development plan. (d) The associated lights, noise and activities shall not interfere with adjoining non- residential uses. The existing R-12 zone reflects the Medium Density Residential locational determinants contained in Policy 12.1.1, including areas which 1) are not committed to low density development, 2) have direct access from a collector or arterial street, 3) are not subject to development limitation, 4) where the existing facilities have capacity for additional development, 5) are within 1/z mile of public transportation, and 6) which can be buffered from low density residential areas. However, as indicated in the locational criteria for the General Commercial areas, above, the proposed zone change and comp plan amendment is also consistent with the general commercial criteria: the subject area is not surrounded by residential districts on more than two sides, would not create traffic congestion based on the proposed ODOT trip cap, has direct access to either Hall Blvd or Hwy 99 (via Warner Avenue), is of a size to accommodate the projected (storage facility) use, is highly visible from Hwy 217 and Hall Blvd., could be compatible with surrounding commercial uses, could maintain the privacy of STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 8 OF 11 adjacent residential uses through application of the buffering and screening standards, could incorporate unique site features in the site design and development plan, and could mitigate associated light, noise and activities from adjoining non-residential uses. FINDING: As demonstrated above, the proposed comprehensive plan amendment and zone change comply, or can be conditioned to comply with the applicable Comprehensive Plan policies. The applicant proposes a change to the comprehensive plan and zoning map designation from R-12 to C-G. Therefore, compliance with the map designation is not applicable in this case. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and Text Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures is applicable to this proposal, as identified in18.380.030. The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal, above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal. However, the applicant has indicated that he would propose a storage facility similar to the one currently under construction on the adjacent property to the south off of Warner Avenue. Any proposed development will be required to meet all of the current applicable Tigard Development Code standards. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 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 which is the subject of the development application. The applicant's narrative states that the existing R-12 designation is an inconsistency in the comprehensive plan as it sandwiches 1.18 acres of R-12 zoning between two large commercial zoned areas. As shown above in the findings for the Housing and Locational Criteria goals, staff supports the applicant's contention that the subject R-12 zone is inconsistent with the comprehensive plan policies and would be appropriately rezoned as C-G with a Comprehensive Plan designation of general commercial. FINDING: The proposal demonstrates that there may be an inconsistency in the comprehensive plan and zoning map as it relates to the subject property. C. Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050.A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to specific parcels and does not apply generally across the City. Therefore, the Planning Commission recommendation to Council may be for denial, approval, or approval with conditions. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 9 OF 11 SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS The City of Tigard's Long Range Planning Department reviewed the proposal and provided information,which is included in findings for the Housing Goal section of the staff report. The City of Tigard Arborist reviewed the proposal and has no objection to it. Tualatin Valley Fire & Rescue reviewed the proposal and had no comment. Clean Water Services reviewed the proposal and recommended that all of the relevant provisions of the IGA between the City and CWS be followed and that a site certification will be required prior to development of the subject parcels. SECTION VI. STAFF ANALYSIS, CONCLUSION,AND RECOMMENDATION ANALYSIS: The applicant's proposal to change the zone on 1.18 acres from R-12 to C-G could result in additional trips to Hwy 99, a state facility that is already not meeting service levels. ODOT has commented that with a trip cap,this issue could satisfactorily be addressed to meet the provisions of the state TPR. The proposal would reduce the City's capacity for residential density required under Metro'Title 1 and the City's Housing goals and policies. However, the 1% reduction in buildable lands would not be significant because the City's existing capacity, based on its buildable lands inventory, is substantially in excess of the minimum requirement. The proposal may affect existing residential development in the vicinity. However, the locational criteria for commercial areas is met and is arguably more suitable for the subject lots than the existing residential zone. Other areas zoned C-P to the east and west of the subject site are adjacent to C-G zoned lands without residential zoned lands between, as is the case with the subject lots. The proposed zone change would be consistent with the description of the C-P zone in TDC 18.520.020.D which states that "developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas." In addition, the density of the existing apartments at 10 units/.44 acres exceeds the 12 units /acre allowed.in the existing R-12 zone. C-G zoning allows new multi- family dwellings with the planned development review process and standards which does not include a minimum lot size or density requirement. CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed Comprehensive Plan and Zoning Map Amendment is consistent with applicable provisions of the Tigard comprehensive plan, statewide planning goals and rules, Metro Regional Functional Plan, Tigard Development code, and provides evidence of inconsistency in the comprehensive plan and zoning map as it relates to the property which is the subject of the development application. RECOMMENDATION: Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan amendment and zone change with the following condition o approval: Condition of Approval A trip cap shall be placed on the site equivalent to the land use with the highest trip generation rate allowed outright under the existing R-12 zoning or 153 daily trips, as identified in the applicant's CTS study. The trip,cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change, if approved by the City Council. STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 10 OF 11 • July 14, 2008 PREPARED BY: Gary Pagenstecher DA'Z'E Associate Planner July 14. 2008 APPROVED BY: Dick Bewersdorff DATE " Planning Manager • is\curpin\gary\CPA\Jivanjee Zone Change(ZON2008-00004)\ZON2008-00004 staff report • • STAFF REPORT TO THE PLANNING COMMISSION JULY 21,2008 PUBLIC HEARING CPA2008-00004/JIVANJEE COMPREHENSIVE PLAN AMENDMENT ZON2008-00001/JIVANJEE ZONE CHANGE PAGE 11 OF 11 • • ATTACHMENT 3 DRAFT CITY OF TIGARD PLANNING COMMISSION Meeting Minutes July 21,2008 1. CALL TO ORDER President Inman called the meeting to order at 7:03 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman, Commissioners: Anderson,Fishel, Hasman, Muldoon,Vermilyea, and Walsh Commissioners Absent: Commissioners Caffall and Doherty Staff Present: Ron Bunch,Assistant Community Development Director; Dick Bewersdorff, Planning Manager; Gary Pagenstecher,Associate Planner; Darren Wyss, Senior Planner; Marissa Daniels,Assistant Planner;Jerree Lewis, Executive Assistant 3. COMMUNICATIONS None 4. APPROVE MEETING MINUTES There was a motion by Commissioner Muldoon, seconded by Commissioner Walsh, to approve the June 16, 2008 meeting minutes as submitted. The motion carried as follows: AYES: Anderson, Inman, Muldoon,Walsh NAYS: None ABS'1'ENTIONS: Fishel, Hasman,Vermilyea EXCUSED: Caffall, Doherty PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT —JIVANJEE ZONE CHANGE (CPA) 2008-00004/ZONE CHANGE (ZON) 2008-00001 REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 1 I:\CURPLN\Gary\Coup Plan Amrndmrnc\CPA2008- (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxf • • Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390;•Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. Commissioners Muldoon and Anderson reported site visits. STAFF REPORT Associate Planner Gary Pagenstecher presented the staff report on behalf of the City. He advised that the applicant is currently developing property to the south as a self storage project. The applicant is thinking about applying this same kind of development to the subject site. That use is not allowed in the R-12 zone, but would be allowed in the CG (General Commercial) zone as a conditional use. Staff believes the CG zone is appropriate for the site and supports the zone change Comprehensive Plan amendment. Pagenstecher noted that Warner Avenue, which connects to Hwy. 99W, would be the sole access to the property; the Hall Blvd. access would be closed. Currently, there is an apartment house abutting this property. APPLICANT'S PRESENTATION Saj Jivanjee,Jivanjee Circosta Architecture, 9055 SW Beaverton-Hillsdale Hwy., Portland, OR 97225, spoke about dealing with the inconsistencies in the Comprehensive Plan, the PLANNING COMMISSION MEETING MINU"1'ES—July 21,2008—Page 2 1:\CURPLN\Gary\Comp plan Amendment\CPA200&Akgi (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxl process for dealing with it, and the cost implications for the applicant. The applicant has to pay the mitigation costs for something that was planned by the City. He thinks there should be a 2 tier system and wonders how many inconsistencies there are in the Comprehensive Plan. Should it be the responsibility of the City to pay for mitigation costs or should the applicant have to pay? With regard to connecting to Warner Road,Jivanjee said that there is an existing entrance there and the implication is that there won't be a shortcut through Warner Road to Hall Blvd. to miss the traffic control system on 99W. He said he might have to have some kind of emergency access to Hall Blvd. Even though there is no traffic impact, there are still issues about keeping the through road as a private road and if they can have access to Hall Blvd. It was advised that Hall Blvd. is under ODOT's control. President Inman noted that staff has recommended a condition of approval for limiting trips. Jivanjee said this is a non-issue. The only problem he may have would be denial of access to Hall Blvd. if he needs an emergency access. He said this issue will addressed as part of the planning process for the conditional use of the property. PUBLIC TESTIMONY Henry Louie, 13665 SW 130th Place, Tigard, OR 97223, signed up to speak, but chose not to testify. PUBLIC HEARING CLOSED Commissioner Muldoon said the area isn't well-suited for residential development and doesn't have any community connectivity aspects. He supports the zone change. President Inman agrees and also supports the addition of the traffic trip generation limitation. Commissioner Anderson also supports the application. Motion by Commissioner Vermilyea, seconded by Commissioner Muldoon, to recommend approval to City Council of the proposed Comprehensive Plan Amendment, CPA 2008- 00004, and Zone Change, ZON 2008-00001, subject to proposed conditions of approval as laid out in the staff report. The motion passed unanimously. AYES: Anderson, Fishel, Hasman, Inman,Muldoon,Vermilyea,Walsh NAYS: None ABSTENTIONS: None EXCUSED: Caffall, Doherty PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 3 l:\CURPLN\Gary\Camp Plan Amendment\CPA1R1&0000 4 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • 5.2 WORKSHOP—GOAL 14: URBANIZATION POLICY INTEREST TEAM Senior Planner Darren Wyss advised that the objective of the meeting was to garner input on the issues of Goal 14, Urbanization and how to customize the language to fit Tigard's needs. The draft language is broken into 3 goals: providing quality services to City residents; the City's approach to annexation; and promoting Tigard's interests in urban growth management decisions.. Wyss noted that Commissioner Dougherty provided earlier comments regarding the commentary and had a few issues with the policy language. Her comments are reflected in the draft language. Lisa Hamilton-Treick, Bull Mountain resident, participated in the discussion. She asked how the interests of,unincorporated Bull Mountain and Metzger are taken into consideration; has there been representation by those people? Wyss noted that this is Commission's first look at the language. The community is welcome to discuss the language, but this is the City of Tigard's Comprehensive Plan, so it must represent the interests of the City residents. Hamilton-Treick said this is a big issue with the Urbanization Forum. She's an appointed member of the West Bull Mountain stakeholder's work group and she's a founder of the Friends of Bull Mountain. She would like to see those affected included in a balanced, unbiased discussion about this. President Inman advised that there has been an outreach effort for this and one of the reasons this discussion has been delayed was to gather more information. Hamilton-Treick noticed that the staff report refers to the Tigard Urban Services Agreement • as being updated in July, 2006. Her understanding was that this agreement was terminated. Staff advised that the intergovernmental agreement was terminated;the Tigard Urban Services Agreement (TUSA) is still in effect. She asked if Areas 63 and 64 have been formally included in the TUSA. Staff advised that both areas are outside the of the urban service area boundaries. She believes that if this process was handled in an unbiased way, it could help the City's goal to bring unincorporated Bull Mountain into the City. There should be a thorough, unbiased, verifiable assessment as to where subsidies are occurring and to what degree. Commissioner Vermilyea had a different opinion. He asked, subsidies or not, to what extent the City has an obligation to serve people who don't live inside the City limits. He doesn't believe the City should be providing services to properties outside the City limits. Hamilton- Treick agreed that the City does not have an obligation to go beyond its borders without being compensated. The question is, is the City being compensated to the extent that the services are being used by the people outside the City limits. For example, City residents pay more for the library, but it was only City residents who voted for the bond to build the library. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 4 is\CURPLV\Gary\Comp Plan Ammdmmc\CPA?W8_IX1004 (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • • Commissioner Vermilyea said it sounds like there's not much disagreement. The City is currently making determinations, less on the issues surrounding Bull Mountain and more on how the County as a whole is going to be able to support 187,000 people living outside of the City limits. They all need services; will it fall on the City to provide them? His perception is that the City is going to focus on what's best for its citizens and will not be providing services beyond our own borders. Tigard needs to figure out how best to manage growth within our own City and focus our resources on services that benefit our citizens. Hamilton-Treick encouraged language to be put into the Comp Plan that addresses the need to respect the interests of people who live in unincorporated areas and make a concerted effort to build a relationship with the people Tigard wants to govern. She's hearing the City advocating for `strong legislation to force these people into the City's boundary. Ron Bunch advised that Council has affirmed that it's time for the City to move on and to consider the interests of its own citizens and develop policies for urbanization. He said that Council's current policy is to do only voluntary annexations. He agreed that a cost incidence study is something that should probably be done on a Countywide basis, as well as a fiscal sustainability study to determine how long the County can continue to provide services. Hamilton-Treick wonders if it might be better to look at other options for getting urbanized unincorporated Bull Mountain and West Bull Mountain into a city and maybe it doesn't have to be Tigard. Commissioner Vermilyea said this is beyond the scope of what the Commission is trying to do with the Comp Plan amendment, which is to look at what's the best way to address the urbanization issue within the context of planning within the City limits of Tigard. He thinks there are some big picture policy questions that need to be addressed— fiscal issues, who is the best service provider, Areas 63 and 64 —but, for now, Tigard will continue with voluntary annexations, and for those already in the City limits, providing services according to this Comp Plan amendment. Hamilton-Treick noted that parks and planning are the 2 biggest issues in unincorporated Bull Mountain; cost is not the biggest factor. She said that another big issue is the way that the Bull Mountain Community Plan has been replaced with Tigard's Comp Plan as these piecemeal annexations have happened. Tigard has never included Bull Mountain in its comprehensive planning process; however, they are peeling off the Bull Mountain Community Plan and applying a plan that applies to a much different topography. She hopes that Tigard will address this as it moves forward with piecemeal annexations. Hamilton-Treick advised that she is a strong supporter of service districts. Why would the City oppose a service district if people are paying for the services they receive? Bull Mountain is park deficient. If expanding a service district into that area did away with the argument of folks having to come into Tigard to get more parks, then what is the motivation for not supporting expansion of service districts? PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 5 1:\CURPLN\Gary\Camp plan Amendment\CP.120 0 84 0 0 04 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxr • President Inman said the code language is more aimed at opposing formation of service districts outside of the City and holding the view that cities are the best provider of services. For instance, if a service district was proposed for parks on West Bull Mountain, the City would oppose it because it's perpetuating the County providing those services instead of a city. Hamilton-Treick questioned, if it's going to be years or decades before that area comes into Tigard, what is better—let that area pay for parks if the people are willing or continue to point the finger and say they're using our parks and not paying for them when you're preventing them from having a vehicle to pay for them. Commissioner Vermilyea said it's less about the money and more about governance and planning for urban services in that area. If special districts come into play and overlay that area, it could create more conflict. Given that Tigard has a mandate to be the service provider in that area, it necessarily wants to oppose special districts that would conflict with that mandate. Hamilton-Treick questioned if that's a responsible land use thing to do. Darren Wyss remarked that, in his view of the language, if Tualatin Hills Park and Recreation District (THPRD), Washington County, and the City got together and decided that the unincorporated area would be better served by THPRD, the policy language is flexible enough to allow us to re-sign the Urban Services Agreement to let THPRD have it. Ron Bunch reminded the Commission that Areas 63 and 64 are outside of the Urban Services Area, so if THPRD wants to continue its policy of bringing in lands into their district, the City would not oppose that for those areas. However, in accordance with the TUSA, we have agreed to provide services for areas inside the Urban Services Area. Hamilton-Treick noted that there's such an emphasis on Bull Mountain and she wonders about the Metzger area. She suggests adding language about this to avoid the appearance of "cherry-picking." Commissioner Vermilyea believes the reason Bull Mountain is mentioned more often is because expanding westward is the only way the City can grow— that's where the land is. With regard to the language, Vermilyea thinks the language should remain neutral. Hamilton-Treick does not like the fact that the Bull Mountain Community Plan has been ignored as areas have been annexed into the City. She doesn't see anything that prevents that from continuing to occur. She advised that the Bull Mountain Community Plan is their Comprehensive Plan that was adopted in 1983 and it's the only Comprehensive Plan for unincorporated Bull Mountain as a part of the County structure. She noted that the County's policy is not to update any of the County Community Plans at this time. There was a unanimous request by the stakeholders workgroup for Areas 63 and 64 that the planning for that area include a sister process that would update the Bull Mountain Community Plan to create more of a complete community concept for the whole area. The Board of Commissioners denied the request. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 6 I:\CURPW\Gary\Comp Plan Amendmant\CPA7.008-0. I (Jivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi Staff advised that as areas are annexed into the City, the City's development code standards and Comp Plan goals and policies apply. This update to the City's Comprehensive Plan will be much more sensitive to these kinds of issues. Hamilton-Treick said that one thing that could help this process is to recognize the need people have for their community to not lose their identity, e.g., the Pearl District, the Hawthorne District, and Sellwood. Those are all areas of Portland where concerted effort was made to allow them to be identified as part of a larger city. It's an affordable thing to offer people to encourage them to want to be a part of a bigger government. The Commissioners reviewed the draft language and made the following changes: Goal 14.1— Change the residents to citizens Policy 1. —The City shall net only approve the extension of City services except: (rest of policy does not change) Policy 2. — Change reeeptizzes to recognize Policy 3. —No changes Policy 4. —New wording: The City shall protect the existing and future delivery of City services and oppose formation of any new district or expansion of existing districts within the Tigard Urban Services Area. Policy 5. —No changes Action Measures —No changes Goal 14.2—New wording: The City shall take all reasonable and necessary steps to implement the Tigard Urban Services Agreement, including annexation of unincorporated properties as appropriate. Policy 1. —No changes Policy 2. —No changes Policy 3. —No changes Policy 4. — Staff advised that this policy currently is being reviewed by the City Attorney. The Commissioners will review the draft language for this policy at a later date. PLANNING COMMISSION MEETING MINUTES—July 21,2008—Page 7 is\CUURPIN\Gary\Comp Plan Amendment\CPA2M84100t4 Qivanjee)\Planning Commission minutes 7-21-08 (2) DRAFT.docxi • Policy 5. —New wording: The City shall periodically update and/or amend its develop, coordinate, and implement an adopted Public Facility Plan to ensure the predictable and logical provision of urban services for areas anticipated to be within the City Limits. Action Measures: ii. —Utilize and communicate incentives, as appropriate, to encourage owners of unincorporated properties to annex to the City. iii. —Since this measure is related to Policy #4, the language will be reviewed at a later date. The Commissioners decided to postpone review of the rest of the language until the next meeting. 6. OTHER BUSINESS Staff advised that the urban forest section of the Comp Plan was approved by Council and that there has been an intent to appeal filed by the Home Builders Association. The Commission requested that they be notified earlier in the process when things like this happen. Also, they would like to know ahead of time about significant new development coming into the City (e.g., the new Target Store in the Triangle). Commissioners Inman, Muldoon, and Walsh will not be at the August 4th meeting. Commissioner Vermilyea will chair the meeting that night. Staff advised that the Transportation Chapter of the Comp Plan will be updated alongside the Transportation System Plan update that is just now being started. It will come to the Planning Commission sometime next year. In the meantime, Commissioner Vermilyea requested a primer on transportation issues in the Triangle. He believes transportation will be the main issue in the Target application. Commissioner Muldoon asked about Council's idea that planning could look at the highest best use for the Tigard Triangle and then leave the burden for meeting the requirements of that best use on regional groups such as ODOT or Metro. Staff said this is a regional issue that needs to be worked out with other jurisdictions because of ODOT's application of its mobility standards to the freeway system. Ron Bunch advised that staff will be working on the Transportation System Plan and that the Tigard Triangle will be looked at specifically. 7. 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Louie 13665 SW 130th Place Tigard, OR 97223 Silvercreek Apartments LLC 13670 SW Wrightwood Ct. Tigard, OR 97224 RECE OFD PLANNING . J U LT4 2008 PUBLIC HEARING ITEM • The following will be considered by the Tigard Planning Com- CO1� T �� r GARD Center on o Monday 3 12 21.2008 Hall l 7:00 Tigard,at the O Oregon. Civic ,�, �1 Center-Town Hall, 13125 SW Hall Blvd.;Tigard, Oregon. Public SPAPEIS oral or written testimony is invited. The public hearing on this mat- ter will be held under Title 18 and rules of procedure adopted by 6605 SE Lake Road, Portland, OR 97222• PO the Council and available at City Hall or the rules of procedure set Box 370• Beaverton, OR 97075 forth in Section 18.390.060.E. The Planning Commission's review Phone: 503-684-0360 Fax 503-620-3433 is for the purpose of making a recommendation to the City Council Email: on the request. The Council will then hold a public hearing on the request prior to znaking.a decision.Eurtheninformation_njay be legaladvertising @commnewspapers.com obtained froth the City-of Tigard Planning,pivision,(Staff.contact: � Gary Pagenstecher,Associate'Planner),at 13125 SW Hail Blvd., AFFIDAVIT OF PUBLICATION HE SIVE PLAN 2AMENDMEINTV(CPA)9 008-0 004/ZONES State of Oregon, County of Washington, SS CHANGE (ZON).2008-00001 - JIVANJEE ZONE CHANGE- REQUEST: The applicant is requesting approval for a Compre- I, Charlotte Allsop, being the first duly Sworn, hensive Plan Map Amendment and Zoning Map Amendment to depose and say that I am the Accounting change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Den- Manager of The Times(serving Tigard, sity Residential (R-12) to General-Commercial (C-G). LOCA- Tualatin & Sherwood), a newspaper of -TION: 11580 and 11600 SW Hall Boulevard;Washington County general circulation, published at Beaverton, in Tax Assessor's Map 1S1,35DD, Tax Lots 100 and 1600. The site the aforesaid county and state, as defined by is bounded by-SW Hall Blvd. on the west, Hwy. 217 on the east, • ORS 193.010 and 193.020, that property zoned C-G on the south, and property zoned C-P.on the north. CURRENT ZONING: R-12: Medium-Density Residen- tial of Tigard tial District. The R-12 zoning district is designed to accommodate City o g a full range of housing types at a minimum lot size of 3,050 square Notice of Public Hearing feet. A wide range of civic and institutional uses are also permitted TT11167 conditionally." CURRENT.COMPREHENSIVE PLAN DES- IGNATION: Medium-Density,Residential. PROPOSED ZON- ING: C-G:General Commercial District. The C-G zoning district A copy of which is hereto annexed, was ' is designed to accommodate a full range of retail, office and civic published in the entire issue of said uses with a City-wide and even regional trade area. Except where non-conforming,residential uses are limited to single-family resi- newspaper for dences which are located on the same site as a permitted use. A 1 wide range of uses, including but not limited to adult entertain- Successive and consecutive weeks in the , ment, automotive equipment repair and storage,mini-warehouses, following issues j utilities, heliports, medical centers, major event entertainment, July 3, 2008 and gasoline stations,,are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Corn- mercial. APPLICABLE.REVIEW CRITERIA: Community" LO4(� „ Development Code Chapters 18.380 and 18.390; Comprehensive 7i-( Plan Goals#8 (Transportation)and#12 (Locational Criteria); and Charlotte Allsop(Accounting Mana er) any applicable Statewide Planning Goals and Guidelines, and any Federal, State,or Metro statues or regulations. Subscribed and sworn to before me this 1i F.,:....--‘‘'. i l 1— r- -j 1_j _ - -1:_t ∎ ,.... .....-_... , ' Vk;ItJrI'Y MAY ..__....... „....- _... ,'t�... r July 3 2008 �, . ......_.__� ,.__ '- - -1-=:.j i-,.... e 1 \ i i' j }i..� �, ...f''_...�1 7C�V3iN,R-iu�,i,it P.._S°` if 1 '•� L7.1.--)i i T-, ! .1...��i.;)1\aNIF:E'!'.(::�E NOTAR PUBLIC FOR OREGON i_..:... _ _ _.,. "- _..r..__... ._,cr4�`;F, My commission expire �� =- ' : �`f . `` � 3 , i, j -. , • 3' Acct#10093001 \. t Patty Lunsford i': t V. - City of Tigard s (( E � i N --1\,'-# , \i 1 11 u • 13125 SW Hall Blvd 1 1.--... , L/� ,; ?::,<-.,.41: : •, ..� ,,fit: Tigard, OR 97223 V '- - I i -..- t-, tvry;f \ Z''1 1-x', ;} - \ M ,. r _ :Size2x9.75 ., ,� F . .- . %. Amount Due $162.83 t>,\:/,"&a.,°', •- ,.,_� ;; 1 ? 'remit to address above i;�`/i% '' .. i" ‘ _.. ... '1��"'�"\"'�'\'�1'1"��1_.`_1'. z._c,.:..u-R....;r�::r.__..____._�L_ %_..__ant__-L_____.__,.-_�_.........._._____._ ” 1) $s.. OFFICIAL SEAL l SUZETTE 1 CURRAN ) 1) v � COMMISSION -OREGON I)) - Publish 7/3/2008.TT11167. — ( MY COMMISSION EXPIRES NOVEMBER 28,2011 () _ ::::: Q w CITY of TIGARD QGEOGRAPHIC INFORMATION SYSTEM in 111111111 T I = VICINITY MAP W �_ M z G 2_-N 00 ill co Ni0 MI;,,,, CPA2008-00004 _ ZON2008-00001 w • C -___ WEE ZONE Q PFAFFLE — GE ,' . w LEGEND: Q SUBJECT rn = j/ SITE LOMITA -1---- �•S FERR' RN RD t.� a � r 4 4p,.0 T- ' 3daMT ao< QP4�' BDNITA�•D BEEF BEND RD� DURHAM RD• L. , �L Tigard Area Map • N.f 1� 0 80 160 240 320 400 Feet S` .5.• 1"v 323 feet Illir „0:3\1\‘ °vggAM.01 Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 n http:llwww.ci.tigard.or.us Community Development Plot date: May 30,2008;C:\magic\MAGIC03.APR rJr * ► • • AFFIDAVIT OF MAILING • _ 'HOARD - I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard, Washington County, Oregon and that I served the following: (ChB Appropriate Box(s)Below} © NOTICE OF PUBLIC HEARING FOR: CPA2008-00004/ZON2008-00001 -JIVANJEE ZONE CHANGE (File No/Name Reference) ❑ AMENDED NOTICE HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer Tigard Planning Commission 7/21/2008 Tigard City Council 8/26/2008 A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, on June 30, 209:, an. deposited i• •- United States Mail on June 30, 2008,postage prepaid. 1 Gb erso at r-:areI Mir" J STATE OF OREGON County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of 3-4 04 , 2008. OFFICIAL SEAL ri ( SHIRLEY L TREAT NOTARY PUBUC-OREGON ` •■ �' COMMISSION NO.416777 NOTARY PUB IC OF OREGON\� 1 MY COMMISSION EXPIRES APRIL 25,2011 () My Commission Expires: Lfb /1 I EXHIBIT. A _ NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER 41 THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, JULY 21, 2008 AT 7:00 PM, AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY, AUGUST 26, 2008 AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCTED IN THE TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC. FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00004 ZONE CHANGE (ZON) 2008-00001 FILE TITLE: JIVANJEE ZONE CHANGE APPLICANT: Jivanjee Circosta Architecture OWNER: Henry Y. Louie 9055 SW Beaverton-Hillsdale Hwy. 13665 SW 130th Place Portland, OR 97225 Tigard, OR 97223 OWNER: Gerald C. Cash Credit Shelter Trust Lisa Cach Heideger 6003 4th Avenue, NE Seattle, WA 98115 REQUEST: The applicant is requesting approval for a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G). LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. 1 THE PUBLIC HEARING ON THIS•ATTER WILL BE CONDUCTED IN OCORDANCE WITH THE RULES OF CHAPTER 18.390.060.E OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 503-639-4171, EXT. 2438 (VOICE) OR 503-684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. PUBLIC ORAL OR WRITTEN TESTIMONY IS INVITED. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSION'S REVIEW IS TO MAKE A RECOMMENDATION TO THE CITY COUNCIL. THE COUNCIL WILL THEN HOLD A PUBLIC HEARING ON THE ITEM AT A LATER DATE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER GARY PAGENSTECHER AT 503-639-4171 (TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223) OR BY EMAIL TO GARYP @TIGARD-OR.GOV. - -4 CITY at TIGARD — VICINITY MAP - _■ ■ ZO200 -11(.111(11 1 � 1 r TIC%�NTEE ZONE B PFAFFLE CF-I_�1�TG E MEW\ .... ali..■- =. = •, LEGEND:ii,--� = jj j SITE CT LOMITA . v�� y ,.A 9�Allk AL--,,—/-� jJT 'r ., �i ir' �I e w le•N NO ae Feet *• •, 9g� i.p n v�1� iiii ase /• TtG o Nerd OA WM 003"31 4111 Community Devebl>ment Plot date.Ma/30.2008..C7n CWIAGICO3 APR • • EXHIBIT Jivanjee Circosta Architecture - CPA2008-00004/ZON2008-00001 9055 SW Beaverton-Hillsdale Hwy. JIVANJEE ZONE CHANGE Portland, OR 97225 Gerald C. Cash Credit Shelter Trust Lisa Cach Heideger 6003 4th Avenue NE Seattle,WA 98115 Henry Y. Louie 13665 SW 130th Place Tigard, OR 97223 Silvercreek Apartments LLC 13670 SW Wrightwood Ct. Tigard, OR 97224 • t. • 1S135DD-03300 1S135DA-01400 • 1616 SHORELINE LLC& BRAHMA PREMANANDA ASHRAM LOMITA WEST LP 11515 SW HALL BLVD BY AFFINITY PROPERTY MGMT TIGARD,OR 97223 421 SW 6TH AVE STE#905 PORTLAND,OR 97204 1S135DD-00500 1S1 5DA-03503 • ALDERWOODS(OREGON)INC BRA' k AP;-"1'NANDA ASHRAMA ATTN:TAX DEPT 11515 HALL BLVD PMB 6126 TI' •RD,O' 97223 250 H ST BLAINE,WA 98230 1S135DD-00600 1S135DA-01000 ALDERWOODS(•'EGON) INC DALTON DAVID L ATT 'TAX D ' • 8530 SW PFAFFLE RD PMB 61 '. TIGARD,OR 97223 250 . :i,INE,WA 98230 1S136CC-00200 1S135DA-01200 ANDREWS MANAGEMENT LTD DAL ON D L 5805 JEAN RD 8530 PFAFFLE RD LAKE OSWEGO,OR 97035 ARD, 97223 1S 36CC-00301 1S136CC-00300 AN EW ANAGEMENT LTD HERBERHOLZ PAUL A&ANNA 5805 N RD 8400 SW PFAFFLE ST . E OS EGO,OR 97035 TIGARD,OR 97223 151 36CC-02200 1 S 135 D D-00900 A EW ANAGEMENT LTD IMAD LLC 5805 N RD 11875 SW PACIFIC HWY E OS EGO,OR 97035 TIGARD,OR 97223 1S135DA-01700 1S135DA-01401 BECKAL LLC KC PROPCO HOLDING I LLC 7100 SW GABLE PKWY BY KNOWLEDGE LEARNING CORP PORTLAND,OR 97225 ATTN:TAX DEPT 650 NE HOLLADAY ST#1400 PORTLAND,OR 97232 1S135DA-01600 1S135DD-00100 BEC L LOUIE HENRY Y 7100 ABLE PKWY 13665 SW 130TH PL P TLAND,OR 97225 TIGARD,OR 97223 • 1 S 135DA-01500 1 S 135 D D-01201 BECKAL LLC MAINS ELDON H JR 7100 SW GABLE PKWY PO BOX 1178 PORTLAND, OR 97225 HILLSBORO,OR 97123 1S 5DA-03500 1S135DD-01601 BEC C MAUCK BENJAMIN M&PHOUKHONG X 710 LE PKWY 1622 SW WESTWOOD DR RTLAND,OR 97225 PORTLAND,OR 97239 1S135DA-01300 1S135DA-01100 • MAU . B- 'JAMIN M&PHOUKHONG X SCHAEFFER DONALD M& -- 1622 - ESTWOOD DR MUNCH MICHAEL T TRUST P,c-TLAND, •R 97239 PO BOX 23697 PORTLAND,OR 97281 1S1350D-02001 1S135DD-01600 MB INVESTMENTS LLC SILVERCREEK APARTMENTS LLC 8320 NE HWY 99 13670 SW WRIGHTWOOD CT VANCOUVER,WA 98665 TIGARD,OR 97224 1S 35DD-02000 1S135DD-01300 MB I' ES f ENTS LLC STEELE NANCY TRUSTEE 8320 ■ " WY 99 PO BOX 230057 V 1COUV '4 WA 98665 TIGARD,OR 97281 1 S 136C C-00400 1 S 135 D D-03301 MCGUIRE ROBERT J& TIGARD PLAZA LLC MCGUIRE THOMAS P& 8320 NW HWY 99 MCGUIRE WILLIAM A VANCOUVER,WA 98665 8470 SW PFAFFLE ST TIGARD,OR 97223 1S135DD-05200 1S135DD-01000 MIRAGE WORKS LLC WELLS FARGO BANK NA 9055 SW BEAV-HLSDL HWY BY DELOITTE TAX LLP PORTLAND,OR 97230 PO BOX 2609 CARLSBAD,CA 92018 1S135DD-00700 OLSON NORRIS A&KATHLEEN A 13660 SW ASH AVE TIGARD,OR 97223 1 S 135DD-00701 OLSON NORRIS ALFRED AND KATHLEEN ANN 13660 SW ASH AVE TIGARD,OR 97223 1S135DD-01800 • PANG KEIKO TR 46-442 HOLOLIO ST KANEOHE, HI 96744 1 5135DD-00800 SANOKEE 375 NW GILMAN BLVD STE C-203 ISSAQUAH,WA 98027 1 S135DD-01400 SAYLER ANNA R PO BOX 23757 TIGARD,OR 97281 . • Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 6-Aug-07 • CITY' of TIGARD <•;!) AREA NOTIFIED 1-AnliAcVNI F•0 : •I r Nee 11.•i cosi Er .4:11.11,4iihHO A I Eitesture • RE 1 S EDS EN.1 1)11111 Pr.4)1.10$1 y s ter infer mat ioti <It is valid to: months troth the date it sited on this thaw. 14146411MM SITE ra. ■MMRP..0.: r:4311b1.014.; 1,4:401f4rhiti NEEN• Ess,„ 1111.1 111""""11" 4 , n:9 EL: • -At sts C3C3 .• siestssisorts Fist 0 tits •• s RI'f.; 1S135DD-03300 • 1S135DA-01400 • 1616 SHORELINE LLC& BRAHMA PREMANANDA ASHRAM LOMITA WEST LP 11515 SW HALL BLVD BY AFFINITY PROPERTY MGMT TIGARD,OR 97223 421 SW 6TH AVE STE#905 PORTLAND,OR 97204 1S135DD-00500 1S1 5DA-03503 ALDERWOODS(OREGON)INC BRA AP ANANDA ASHRAMA ATTN:TAX DEPT 1151 HALL BLVD PMB 6126 TI RD,0 97223 250 H ST BLAINE,WA 98230 1S135DD-00600 1S135DA-01000 AL‘ERWOODS(S-'EGON)INC DALTON DAVID L ATT TAX D ' 8530 SW PFAFFLE RD PMB 61 '• TIGARD,OR 97223 250 • :A•INE,WA 98230 1 S136CC-00200 1 S135DA-01200 ANDREWS MANAGEMENT LTD DAL ON D L 5805 JEAN RD 8530 PFAFFLE RD LAKE OSWEGO,OR 97035 _ ARD, 97223 is 36CC-00301 1S136CC-00300 AN EW ANAGEMENT LTD HERBERHOLZ PAULA&ANNA 5805 N RD 8400 SW PFAFFLE ST . E OS EGO,OR 97035 TIGARD,OR 97223 151 36CC-02200 1S1 35D D-00900 A EW ANAGEMENT LTD IMAD LLC 5805 N RD 11875 SW PACIFIC HWY E OS EGO,OR 97035 TIGARD,OR 97223 1S1350A-01700 15135DA-01401 BECKAL LLC KC PROPCO HOLDING I LLC 7100 SW GABLE PKWY BY KNOWLEDGE LEARNING CORP PORTLAND,OR 97225 ATTN:TAX DEPT 650 NE HOLLADAY ST#1400 PORTLAND,OR 97232 1S135DA-01600 1S135DD-00100 BEC L LOUIE HENRY Y 7100 ABLE PKWY 13665 SW 130TH PL P TLAND,OR 97225 TIGARD,OR 97223 1S135DA-01500 1S135DD-01201 BECKAL LLC MAINS ELDON H JR 7100 SW GABLE PKWY PO BOX 1178 PORTLAND,OR 97225 HILLSBORO,OR 97123 1S 5DA-03500 1S135DD-01601 BEC C MAUCK BENJAMIN M&PHOUKHONG X 710 LE PKWY 1622 SW WESTWOOD DR RTLAND, OR 97225 PORTLAND,OR 97239 1S1 5DA-01300 • 1S135DA-01100 • MAU . B- 'JAMIN M&PHOUKHONG X SCHAEFFER DONALD M& 1622 - t ESTWOOD DR MUNCH MICHAEL T TRUST -TLAND, •R 97239 PO BOX 23697 PORTLAND,OR 97281 1 S 135 DD-02001 1 S 135 DD-01600 MB INVESTMENTS LLC SILVERCREEK APARTMENTS LLC 8320 NE HWY 99 13670 SW WRIGHTWOOD CT VANCOUVER,WA 98665 TIGARD,OR 97224 1S 35DD-02000 1S13500-01300 MB I ES ENTS LLC STEELE NANCY TRUSTEE 8320 WY 99 PO BOX 230057 V , COUV WA 98665 TIGARD,OR 97281 1S136CC-00400 1S135DD-03301 MCGUIRE ROBERT J& TIGARD PLAZA LLC MCGUIRE THOMAS P& 8320 NW HWY 99 MCGUIRE WILLIAM A VANCOUVER,WA 98665 8470 SW PFAFFLE ST TIGARD,OR 97223 1 S135DD-05200 1 S135DD-01000 MIRAGE WORKS LLC WELLS FARGO BANK NA 9055 SW BEAV-HLSDL HWY BY DELOITTE TAX LLP PORTLAND,OR 97230 PO BOX 2609 CARLSBAD,CA 92018 1 S 135DD-00700 OLSON NORRIS A&KATHLEEN A 13660 SW ASH AVE TIGARD,OR 97223 1S135DD-00701 OLSON NORRIS ALFRED AND KATHLEEN ANN 13660 SW ASH AVE TIGARD, OR 97223 1 S135DD-01800 PANG KEIKO TR 46-442 HOLOLIO ST KANEOHE,HI 96744 1S135DD-00800 SANOKEE 375 NW GILMAN BLVD STE C-203 ISSAQUAH,WA 98027 1 S135DD-01400 SAYLER ANNA R PO BOX 23757 . TIGARD,OR 97281 • Mildren Desi n ou Nathan and Ann Murdock g p FO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 6-Aug-07 Frnm:Jivanjee Architect, AIA• 503 297 4635 04/04/2008 10:41 8758 P.001/001 CITY OF TIGARD - COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD r . TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pats dgard-or.gov • I REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST I Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: I S1 'SS)o,PoC' l OO P -D t4, 1 ' 51:31'0' 01C0C1C3 PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING After submitting your land use application to the City, and the .roject - . .e •. - 'ewe. a.• . 11.0. . .,... ►: s, . .e •fi -. by o •r. eteness letter to obtain your 2 final sets of labe -. YOU HA L. BEEN OT FIED :Y PLANNING TO 0:T YOUR LABE S PLE • E INDICATE _HAT YOU _ED 2 SETS OF L : LS. - - 'r.:.. a r. . to s: !✓. . . iII ° : .'. or • en - : .-s p ease) with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON 'Dov4 G1TZ.GdctA PHONE: 503- 2.9'I-51(06 NAME OF COMPANY: FAX: 50s- Z°t -4te35 -r-U1 E EMAIL: olouo� ( j►v av►�4�avr�►,r,ay�,► This request may be emailed, mailed,faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up rhPir request that will be placed in"Will C`a11" by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS.RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiplythe cost tc print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST- sheets of labels x$2/sheet=I a 2 sets– $16.00 sheet(s)of labels a S2/sheet=$- — ,q�sets= 4 t sheets of labels x$2/sheet for interested parties x 2 sets° $ 4.00 sheet(s)of labels x$2/sheet for interested parties =�v o sets = Oa CFTVFRATR Tom— $1] TOTAL = $31.00 / TOT � S, :‘11-4 °$ 1 , • 1 S135DD-00100 S LOUIE HENRY Y c 13665 SW 130TH PL 6/3d D 8' t /2 1'5 TIGARD, OR 97223 v� 1S135DD-01600 SILVERCREEK APARTMENTS LLC 13670 SW WRIGHTWOOD CT TIGARD,OR 97224 • a .• a = LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS =N/A FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00004 ZONE CHANGE (ZON) 2008-00001 FILE TITLE: JIVANJEE ZONE CHANGE APPLICANT: Jivanjee Circosta Architecture OWNER: Henry Y. Louie 9055 SW Beaverton-Hillsdale Hwy 13665 SW 130th Place Portland, OR 97225 Tigard, OR 97223 OWNER: Gerald C. Cash Credit Shelter Trust Lisa Cach Heideger 6003 4th Ave. NE Seattle,WA 98115 . .. REQUEST: The applicant is requesting approval for a Comprehensive,Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for two lots totaling 1.18 acres from Medium-Density Residential (R-12) to General-Commercial (C-G),. LOCATION: 11580 and 11600 SW Hall Boulevard; Washington County Tax Assessor's Map 1S135DD, Tax Lots 100 and 1600. The site is bounded by SW Hall Blvd. on the west, Hwy. 217 on the east, property zoned C-G on the south, and property zoned C-P on the north. CURRENT ZONING: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. CURRENT COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential PROPOSED ZONING: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. PROPOSED COMPREHENSIVE PLAN DESIGNATION: General Commercial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals #8 (Transportation) and #12 (Locational Criteria); and any applicable Statewide Planning Goals and Guidelines, and any Federal, State, or Metro statues or regulations. COMMENTS SENT: JUNE 9,2008 DUE: JUNE 23,2008 DATE DLCD NOTICE WAS SENT: JUNE 2,2008 (49 days prior to first evidentiary hearing) DECISION MAKING BODY BELOW: ❑ TYPE I ['TYPE II ❑ TYPE III El TYPE IV PLANNING COMMISSION (MON.) DATE OF HEARING: JULY 2L 2008 TIME: 7:00 PM CITY COUNCIL (TUES.)DATE OF HEARING: AUGUST 26,2008 TIME: 7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® PROPOSED ORDINANCE/AMENDMENTS ® STAFF REPORT ® DLCD NOTICE ® VICINITY MAP ❑ SITE PLAN STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 718-2434 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard;OR 97223 I1 .111 sa L Ya son . I May 27, 2008 imEGA , D: Doug Circosta Jivanjee Circosta Architecture 9055 SW Beaverton-Hillsdale Hwy Portland, OR 97225 RE: Completeness Review for Jivanjee Zone Change (CPA2008-00004, ZON2008-00001) Dear Mr. Circosta: The City received your supplemental application materials on May 23,2008 for the rezone of two lots located at 11580 and 1600 SW Hall Blvd (WM1S135DD Tax Lots 100 and 1600) from R-12,Medium Density Residential to C-G, General Commercial.The application can now be deemed complete. A hearing at the Planning Commission has been set for July 21, 2008 and at the City Council on August 26, 2008. Should you have any questions, please contact me at 503-718-2434. Sincerely, ( C41.41 i Gary Pagenstecher Associate Planner c: Land Use File is\curpin\gary\cpa\cpa2008-00004(juvanjee)\2008-00004 juvanjee ccomplete.doc Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 City of Tigard, Oregon 0 13125 SW Hall Blvd. • Tigard 3R 97223 ;LI I 4 i I. m yf Tg May 19, 2008 f �4 -�k- Z Doug Circosta Jivanjee Circosta Architecture 9055 SW Beaverton-Hillsdale Hwy Portland, OR 97225 RE: Completeness Review for Jivanjee Zone Change (CPA2008-00004, — ZON2008-00001) Dear Mr. Circosta: The City received your application submittal April 21, 2008 for the rezone of two lots located at 11580 and 1600 SW Hall Blvd(WM1S135DD Tax Lots 100 and 1600) from R-12, Medium Density Residential to C-G, General Commercial. The basic submittal elements were included in your application packet, with the exception of ;-'/zg'10 4e land owner's signature for the property located at 11580 SW Hall Blvd. In addition, you 5-A0/06 ,�need to provide 24 copies of your narrative for our notice and hearings process. Provided these items are received by the City by May 27, 2008, a hearing at the Planning Commission will be set on July 21, 2008 and at the City Council on August 26, 2008. Should you have any questions,please contact me at 503-718-2434. Sincerely, (7,4n. riffr i r Gary Pagenstecher Associate Planner c: Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 , • www.tigard-or.gov • TTY Relay:_ 503.684.2772 LAND USE APPLIC ION Project: i T CPA, B -0eaoy COMPLETENESS REVIEW ❑ COMPLETE X INCOMPLETE STANDARD INFORMATION: . ❑ Deed/Title/Proof of Ownership 2 Neighborhood Mtg.Affidavits, Minutes, List of Attendees,[ Impact Study(18.390) .=❑ USA Service Provider Letter flH E - Construction Cost Estimate. Envelopes with Postage(Verify Count).„,g 2.11 #Sets Of Application Materials/Rlans-"Paper Copies" Pre-Application Conference Notes #Sets Of Application Materials/Plans-"CD's" NA-PROJECT STATISTICS: ❑ Building Footprint Size ❑ %of Landscaping On Site ❑ %of Building Impervious'Surface On Site ❑ Lot Square Footage fy--4 PLANS DIMENSIONED: ❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable ❑ Building Height • ❑ Access Approach and Aisle ❑ Visual Clearance Triangle Shown vi.//A-ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plan ❑ Landscape Plan El Site Plan ❑ Lighting Plan Afk-TREE PLAN/MITIGATION PLAN: ❑ ❑ ADDITIONAL REPORTS: (list any special reports) ° IA I`j '[c /IN Ai<yst s �7s.) ❑ LJ I ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) ❑ 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) El 18.715(Density Computations) ❑ 18.790(Tree Removal) ❑ 18.370(Variances/Adjustments) ❑ 1• 8.720(Design Compatibility Standards) ❑ 18.795(Visual Clearance Areas) El 18.380(Zoning Map/Text Amendments) ❑ 1• 8.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ❑ 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) ❑ 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: • I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 • • MEMORANDUM a To: Doug Circosta,Jivanjee Circosta Architecture,LLP T I G A R D From: Darren Wyss RE: Buildable Lands and Residential Development Data Date: February 29,2008 Per your request, below are tables outlining the City of Tigard's current buildable lands inventory, recent residential development, and the City's progress towards meeting the Metro Functional Plan Title 1 projections. If you have any questions, I can be reached at 503-718-2442 or darrenna,tigard-or.gov. Buildable Lands Inventory as of January 1 Zoning 2003 2004 2005 2006 2007 2008 Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres C-C 0 0 0 0 0 0 0 0 0 0 0 0 C-G 55 42.58 56 41.79 49 42.11 35 45.65 36 42.26 36 42.02 C-N 0 0 0 0 0 0 0 0 0 0 0 0 C-P 10 10.05 10 9.15 9 9.18 9 9.16 8 8.12 9 8.89 CBD 2 0.87 3 0.93 2 0.70 3 1.07 3 0.79 3 0.79 I-H 0 0 0 0 0 0 0 0 0 0 0 0 I-L 16 25.33 16 25.27 13 25.60 11 25.55 11 24.51 11 24.51 I-P 23 45.04 22 45.59 18 44.44 11 43.59 11 42.72 11 43.39 MUC 6 10.24 9 10.08 6 9.98 4 3.38 4 2.75 4 2.75 MUE 55 27.96 59 27.64 54 28.61 40 23.30 40 23.23 38 19.30 MUE-1 17 8.58 19 8.57 16 8.70 12 8.47 12 11.03 12 11.03 MUE-2 2 0.76 3 0.85 2 0.75 1 0.75 1 1.24 1 1.24 MUR-1 18 5.09 19 5.06 17 5.11 11 3.73 9 3.81 9 3.17 MUR-2 4 1.41 3 0.68 3 0.71 3 0.71 2 0.76 2 0.76 R-1 3 3.19 3 3.19 3 3.35 3 3.35 2 2.39 2 2.39 R-2 4 1.35 4 1.35 3 1.36 3 1.36 2 0.99 2 0.99 R-3.5 100 30.79 72 24.97 42 25.79 40 24.25 31 22.89 31 22.89 R-4.5 659 256.62 482 223.32 370 215.46 281 205.45 337 185.73 331 172.40 R-7 310 107.40 191 70.27 106 79.04 234 123.61 122 96.11 145 98.15 R-12 108 65.29 83 54.20 157 56.06 57 44.03 60 46.68 110 44.18 R-25 36 42.82 103 40.17 56 38.70 13 33.50 28 32.24 85 29.90 R-40 0 0 0 0 0 . 0 0 0 _ 0 0 _ 0 0 Total 1428 685.39 1157 593.09 926 595.64 771 600.91 719 548.25 842 528.75 •The increase of buildable land within the city limits may be due to annexation(slight variations between years within zoning districts may be the result of date Buildable Lands Inventory as of January 1 Zoning 2003 2004 _ 2005 2006 2007 2008 Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 67 53.51 69 51.87 60 51.99 47 55.88 47 51.17 48 51.70 Industrial 39 70.37 38 70.87 31 70.04 22 69.14 22 67.22 22 67.90 Mixed-Use 102 54.05 112 52.88 98 53.86 71 40.34 68 42.82 66 38.25 Residential 1220 507.46 _ 938 417.48 737 419.75 _ 631 435.55. 582 387.04 706 370.90 Total 1428 685.39 1157 593.09 926 595.64 771 600.91 719 548.25 842 528.75 • 0 Distribution/Number of Lots-BLI January 1,2008 Commercial Industrial Mixed Use Residential _T.-, .., _T w >'`w >,.E- o E To(0 - — CO U 't O CO t-- CO CO 'C— CO CO -t ~ > a > Co a > > a > co a > 5000 sq ft or less 3 2 0 3 3 3 175 1 190 5001 to 10,000 sq ft 8 0 2 1 10 2 203 18 244 10,001 sq ft to 1 acre 15 9 5 2 28 12 87 129 287 1 to 2 acres 1 3 2 2 5 1 21 41 76 2 to 5 acres 4 1 1 1 0 1 13 12 33 5 to 10 acres 2 0 0 0 1 0 1 3 7 More than 10 acres 0 0 3 0 0 0 2 0 5 Total 33 15 13 9 47 19 502 204 842 Total Housing Units in Tigard Housing Units Built Single Year Family Multi Family Demolitions Total 2000 (April 1)** 17,369 2000(after April 1) 153 104 24 233 ' 2001 288 0 15 273 2002 187 29 25 191 2003 294 42 40 296 2004 267 0 26 241 2005 301 108 29 380 2006 174 56 23 207 2007 156 60 11 205 1820 399 193 19,395 Walnut Island Annex (2000) 380 Total 19,775 From 2000 US Census IP • Current City Limits Single Family Multi Family Total Dwelling Density Dwelling Density Dwelling Density Year Units Acres (DU/Acre) Units Acres (DU/Acre) Units Acres (DU/Acre) 2007 156 21.06 7.4 60 4.54 13.2 216 25.6 8.4 2006 174 25.6 6.8 56 1 56.0 230 26.6 8.6 2005 301 37.04 8.1 108 4.06 26.6 409 41.1 10.0 2004 267 38.84 6.9 0 0 0.0 267 38.84 6.9 2003 294 41.34 7.1 42 2.74 15.3 336 44.08 7.6 2002 187 26.19 7.1 29 0.84 34.5 216 27.03 8.0 2001 288 33.42 8.6 0 0 0.0 288 33.42 8.6 2000 202 32.95 6.1 112 6.36 17.6 314 39.31 8.0 1999 244 38.83 6.3 0 0 0.0 244 38.83 6.3 1998 200 42.98 4.7 8 0.08 100.0 208 43.06 4.8 1997 298 58.13 5.1 4 0.04 100.0 302 58.17 5.2 1996 316 68.01 4.6 126 5.03 25.0 442 73.04 6.1 1995 335 66.81 5.0 0 0 0.0 335 66.81 5.0 1994 320 64.33 5.0 298 19.38 15.4 618 83.71 7.4 Total 3582 595.53 6.0 843 44.07 19.1 4425 639.6 6.9 Metro Functional Plan-Title 1 Inside 1996 Tigard Boundary Dwelling Units Built Single Year Family Multi Family Total 2007 125 60 185 2006 43 56 99 2005 193 108 301 2004 150 0 150 2003 99 42 141 2002 111 29 140 2001 162 0 162 2000 145 112 257 1999 225 0 225 1998 200 8 208 1997 298 4 302 1996 316 126 442 1995 335 0 335 1994 320 298 618 Total 2722 843 3565 2017 Target Capacity 6308 Progress to Capacity(since 1994) 56.5% Subject Parcel S1350000100 Buildable Lands 0.44acres Partially Vacant Residential Use Zoned R2 R 2 5 „, ( H D ) APPUCJrnON (3 ) VcozitcT $UMMARy • 4.3 1 .« Completed Master • with Propey n Use Permit" Application agent a d signature or name of letter of f authorization. • PRE-APE HELD BY: 41 CITY OF TIGARD PLANNING DIVISION.- : . :. ',v l''•LAND USE PERMIT APPLICATION • City of Tigard Permit Center 13125 SW Hall Blul, Tigarc4 OR 97223 u 07, t c- Phone 503.639.4171 Fax:503.598.1960 . ,_ . File# LPG. Zug-Luc oL{ Other Case# 2 J7_,J03 —UJoo1 Pia€, z.a3-7_cx-1Dgs Date Uffl0g By f Receipt# `4;'--135° Fee Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑Minor Land Partition(II) 54 Zone Change (III) [ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV) ❑ Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑ Zone Ordinance Amendment(IV) ❑Historic Overlay(II or III) ❑Site Development Review(II) El Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) I t 4 00 4 BALL B1-V b . / 11 S (0 0 A Lt., 'd`-v 0 . TAX MAPS&TAX LOT NOS. \' ) 5 by 00100 / `ID\"Ij'S '0') U\(v oo TOTAL SITE SIZE ZONING CLASSIFICATION ,1.i Acre 5 I , )\-1 0Gxv-, 12 •PLICAN' kVA W E CA . OSTPh A kI iTSGTORE . MAILING ADDRESS/QTY/STATE/ZIP 9055 sw 5S>1 zToM- 1411,i,,iDAI IT1L. Y. ' 'Osz-rL-A► i ED, OK 9/-225 PHONE NO. FAX NO. Sod — 291 --'516p0 . 503— 25V1 - 4co-b5 PRIMARY CONTACT PERSON PHONE NO. .TO U G, C COSTA. 503 - 2 fl- 5ltoo PROPERTY OWNER/DEED HOLDER(Attach list if more than one) MAILING ADDRESS/QTY/STATE/ZIP PHONE NO. FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) ' CovvVpf-e.h)SIVE IDLAV`J AWt:3 -20'.)IN6 MAP PrVvIIrvJ0w1 -INJ-r, . CH A7 AS IA)p EG-r Pfs 12 'F.,1.- 1 govv. .-1'2 G-G�- III APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc IOW • • THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights ranted in accordance with the terms and • PP g � PP g subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.7/7 Owner's Signature Date Owner' ignature `� / Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date • - • . PRE-APP.HELD BY: • CITY OF TIGARD PLANNING DIVISION . LAND USE PERMIT APPLICATION City of Tigard Permit Center 13125 SW Hall Blzd, Tigarc4 OR 97223 Phone 503.639.4171 Fax: 503.598.1960 • File# L� Z�.��—o ( Other Case# 2,0IJ t� 6 ttiv c i p IL.L Lam'7 _ � 5 Date UM 0 g By /‘ -Di, Receipt# "Jr�5C' Fee F. I(.3 q '6 y Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) ❑Minor Land Partition(II) [ 1 Zone Change (III) [C] Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV) ❑ Conditional Use (III) ❑Sensitive Lands Review(I,II or III) ❑ Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑ Site Development Review(II) ❑ Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) l CP ° IAA BLV b . / 1100 \1 A'-L TAX MAPS&TAX OT NOS. l5l35to 00 100 1 `I-D1ID5 b'CJ 01(0o6 TOTAL SITE SIZE ZONING CLASSIFICATION • .Ti Acre 5 I • s-1 f\G04,1-, 12 APPLICANT' QkVAVJ■IEE c I.GOSTA. A c-N rT�G7"UICE MAILING ADDRESS/CITY/STATE/ZIP 55 eW 2)SA\ ►Z"['ON- iik Y. 'PO 11.1L,q►.)'DI OIZ 9�2zS PHONE NO. FAX NO. S015 — 19-1 -- 516p0 • 503- 2C211 - PRIMARY CONTACT PERSON PHONE NO. 1" V tJC C.,►R.C.-.0 S T A 50 3 - 291 51 L0 PROPERTY OWNER/DEED HOLDER(Attach list if more than one) MAILING ADDRESS/CITY/STATE/ZIP / L.is ,, ( _ 3(9(05` sw / 014-pL. . 300 3 4-1' M/6-4/u& PHONEtN .144e 64- 971.2.3 SEATTLE, (AI 49a0 503 _ 5-*o-8188 / 5`03 - 644--6 i 5-03 - Gt -Szdz / S-03 - 6q-3 - o7, 'When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. - PROPOSAL SUMMARY(Please be specific) ' C.ovv YPc- ►J51'JE PLAKI Afr.)r. Zo).11n1 WA? PrvvIt. Jbv..i r. CAk RNA e7VerYEel. 1fsiec�L fgow. C.-12 G-A. • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. :\ _ ..\• --- M • ay 21 08 12:44p • p• 1 • Fran:Jivanjee Architect, AIA 503 237 4635 05/20/2008 13:03 MOO P.002/002 THE APPLICANT SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval • All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACKOWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 447, 4- -2.do g Owner's Signature f Date • Owner' ignaue F / Date p �--� •S- zo OP' Owne s Signature Date Owner's Signature Date Oaarer's Signature Dace App licant/Agent/Representative's Sigma u e Dare Applicant/Agent/Representative's Signature Date • 9 '�tC��,�g1j �� 7 , t� CITY OF TEGARD 4/__12008 13125 SW Hall Blvd. I0:40:20AM a' Tigard,OR 97223 503.639.4171 :TLGARD • Receipt #: 27200800000000001350 Date: 04/22/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid CPA2008-00004 [LANDUS] Comprehensive Plan 100-0000-438000 7,742.00 CPA2008-00004 [LRPF] LR Planning Surcharge 100-0000-438050 1,144.00 ZON2008-00001 [LANDUS] 50%Joint App Fee 100-0000-438000 1,394.50 ZON2008-00001 [LRPF] LR Planning Surcharge 100-0000-438050 205.50 Line Item Total: $10,486.00 ill Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check HENRY Y. LOUIE&ANNA Y. KJP 644 In Person 5,686.00 LEUNG . Check REGENCY MANANGEMENT KJP 4825 In Person 4,800.00 INC. Payment Total: $10,486.00 • CI:eccip1.1pp Page I of 1 4 • After recording,please return to: ACCOUNT SERVICING lO I RX$XMK P. O. BOX 218 lattiMEXIIMMOILVAR/Av.. j,�„ .,..r a ;11:-4".Y4 ;U. ':•G i,.� kfKkaiiitt MEDFORD, OR 9750.1 Until a change is requested,all tax statements should be mailed to: SAME AS CURRENTLY ON FILE. PROMISSORY NOTE and ALL-INCLUSIVE DEED OF TRUST Date: January 15,2008 Among: Henry Y.Louie ("Grantor") • 13665 SW 130th Place Tigard,OR 97223 L. and: Salvador and Sandra Espana ("Beneficiary") 13341 NW Berry Creek Road McMinnville, OR 97128-7926 • and: Transnation Title and Insurance Company,a Nebraska corporation ("Trustee") Washington Square Branch 10220 SW Greenburg Road, Suite 100 • Portland,OR 97223 Grantor, in consideration of the indebtedness recited and the trust created in this Trust Deed, irrevocably grants and conveys to Trustee, in trust, with power of sale, the real property located in Washington County, Oregon, which is more particularly described in attached Exhibit A, which is incorporated herein by this reference(the"Land"); TOGETHER with all the improvements now or hereafter erected on the Land, and all easements, rights, appurtenances, rents (subject however to the rights and authorities given in this Trust Deed to Beneficiary to collect and apply such rents),royalties, mineral, oil and gas rights and profits, water, water rights, and water stock, and all fixtures now or hereafter attached to the Land, all of which, including replacements and additions thereto, shall be deemed to be and remain a part • of the property covered by this Trust Deed; and all of the foregoing, together with the Land are referred to in this Trust Deed as the"Property;" 1 —ALL-INCLUSIVE DEED OF'TRUST • • • FOR THE PURPOSE OF SECURING: (l)Performance of each agreement of Grantor herein contained. (2) Payment of the indebtedness evidenced in this All-Inclusive Trust Deed in the principal sum of Four Hundred Seventy Five Thousand and No/100 Dollars($475,000.00),in the amounts and with interest thereon as provided in Section 1 of this Trust Deed,and with the balance of the indebtedness, if not sooner paid, due and payable no later than January 14, 2010; (3)the repayment of any and all other indebtedness owing from Grantor to Beneficiary at any time hereafter;(4)the repayment of all other sums,with interest thereon,advanced in accordance with the terms of this Trust Deed to protect the security of this Trust Deed; and (5)the performance of the covenants and agreements of Grantor contained in this Trust Deed(the"Obligations"). UNDERLYING OBLIGATION: This is an all-inclusive purchase money deed of trust, and is subject and subordinate to the following instruments: (1) A promissory note in the original sum of THREE HUNDRED FORTY THOUSAND and NO/100 DOLLARS ($340,000.00) in favor of Mortgage Electronic Registration Systems, Inc. ("Senior:'Note") , secured by a deed of trust recorded February 2, 2007, as Document No. 2007013007 of the Official Reoords of Washington County, Oregon. TO PROTECT THE SECURITY OF THIS ALL-INCLUSIVE DEED OF TRUST • GRANTOR COVENANTS that(a)Grantor is lawfully seized of the estate conveyed by this Trust Deed and has the right to grant and convey the Property; (b) the Property is unencumbered, except for the prior liens of record as of the date of this Trust Deed ("Prior Liens"), and any other exceptions of record as of the date of this Trust Deed approved by Beneficiary (the "Permitted Exceptions");and(c) Grantor will warrant and defend the title to the Property against all claims and demands,subject to any Prior Liens,the lien of this Trust Deed,and the Permitted Exceptions. Grantor and Beneficiary covenant and agree as follows: 1. Payment of Principal and Interest. Grantor shall promptly pay when due the principal and interest on the indebtedness and the principal of and interest on any other advances secured by this Trust Deed as follows: 1.1 Grantor agrees to a down payment to Beneficiary in the amount of Sixty Thousand and No/i 00 Dollars ($60,000.00)as the down payment, with the balance of the purchase price due and payable with interest at the annual rate of seven percent(7%); 1.2 Grantor to pay Second Payment of Forty Thousand and No/100 Dollars ($40,000.00) on or before June 16, 2008 and a Third Payment of Fifteen Thousand Dollars ($15,000.00)on or before June 16, 2009; 1.3 Grantor agrees to pay the remaining balance of all principal and interest on the • indebtedness and on any other advances no later than January 14,2010; 2—ALL-INCLUSIVE DEED OF TRUST • • • 1.4 Grantor agrees to pay interest at o gr p y the rate of fourteen percent (14%) for any principal or interest on the indebtedness and on advances owing after January 14,2010 until paid. 2. Prepayment; Application of Payments. Grantor may prepay all or any portion of the balance secured by this Trust Deed any time without penalty; provided, however, excess payments or prepayment shall not excuse Grantor from making any payment provided in Section 1 provided above. All payments shall be applied first to interest to the date of payment and then to principal. 3. Taxes, Assessments and Liens. Grantor shall pay all taxes, assessments, and other charges,fines and impositions attributable to the Property which may attain a priority over this Trust Deed, and leasehold payments or ground rents (if any) by Grantor making payments, when due, directly to the payee thereof. Grantor shall promptly furnish to Beneficiary all notices of amounts due under this Section 3, if requested by Beneficiary, and Grantor shall promptly furnish to Beneficiary receipts evidencing such payments. Grantor may pay taxes and assessments pursuant to the assessor's installment schedule. Grantor shall promptly discharge any lien which has priority over this Trust Deed, except any Prior Liens; provided, that Grantor shall not be required to discharge any such lien so long as Grantor shall agree in writing to the payment of the obligation secured by such lien in a manner acceptable to Beneficiary, in Beneficiary's sole and unfettered discretion, or shall in good faith contest such lien by, or defend enforcement of such lien in, legal proceedings that operate to prevent the enforcement of the lien or forfeiture of the Property or any • part thereof. 4. Insurance. 4.1 Requirement to Maintain Property Insurance. Grantor shall obtain and maintain at all times"all risk"property insurance,together with endorsements for replacement cost, inflation adjustment,and all other endorsements as Beneficiary may from time to time require,all in amounts not less than the full replacement value of all improvements now existing or hereafter erected on the Property,without reduction for co-insurance. 4.2 Requirement to Maintain Liability Insurance. Grantor shall obtain and maintain at all times comprehensive general liability insurance with limits, coverages, and risks insured that are acceptable to Beneficiary, and in no event less than $1,000,000 combined single limit coverage. 4.3 Insurance Carrier; Premium Payments. The insurance carrier or carriers providing the insurance shall be chosen by Grantor subject to approval by Beneficiary. All premiums on insurance policies shall be paid by Grantor making payment, when due,directly to the insurance carrier. 4.4 Form of Policies; Proof of Loss. All insurance policies and renewals thereof shall be in forms acceptable to Beneficiary and shall include a standard mortgage clause in favor of and in a form acceptable to Beneficiary. Subject to the rights of any Prior Lienholders (as defined below in Section 18), Beneficiary shall have the right to hold the policies and renewals • thereof, and Grantor shall promptly furnish to Beneficiary all renewal notices and all receipts of 3—ALL-INCLUSIVE DEED OF TRUST • • • paid premiums. In the event of loss, Grantor shall give prompt notice to the insurance carrier and Beneficiary. Beneficiary may make proof of loss if not made promptly by Grantor. 4.5 Proceeds. Unless Beneficiary and Grantor otherwise agree in writing, insurance proceeds shall be applied to restoration of the Property damaged, if restoration is economically feasible based upon fixed bids for restoration from the insurance proceeds, but if restoration is not economically feasible the insurance proceeds shall be applied to the sums secured by this Trust Deed, subject to the rights of any Prior Lienholders. If the Property is abandoned by Grantor, or if Grantor fails to respond to Beneficiary within 30 days from the date notice is mailed by Beneficiary to Grantor indicating that the insurance carrier offers to settle a claim for insurance benefits, Beneficiary is authorized to collect and apply the insurance proceeds at Beneficiary's option to restoration of the Property or to the sums secured by this Trust Deed. 4.6 No Postponement of Payments; Right to Proceeds. Unless Beneficiary and Grantor otherwise agree in writing, any such application of proceeds to principal shall not extend or postpone the due date of any payments referred to in Section 1 of this Trust Deed or change the amount of such payments. If under Section 15 of this Trust Deed the Property is acquired by Beneficiary,all right,title and interest of Grantor in and to any insurance policies and in and to the proceeds thereof resulting from damage to the Property prior to the sale or acquisition shall pass to Beneficiary to the extent of the sums secured by this Trust Deed immediately prior to such sale or acquisition. • 4.7 Insurance Warning. Unless Grantor provides Beneficiary with evidence of the insurance coverage required by this Trust Deed, Beneficiary may purchase insurance at Grantor's expense to protect Beneficiary's interest. This insurance may, but need not, also protect Grantor's interest. If the Property becomes damaged, the coverage Beneficiary purchases may not pay any claim Grantor makes or any claim made against Grantor. Grantor may later cancel this coverage by providing evidence that Grantor has obtained property coverage elsewhere. Grantor is responsible for the cost of any insurance purchased by Beneficiary. The cost of this insurance may be added to Grantor's loan balance. If the cost is added to Grantor's loan balance, the interest rate on the underlying loan will apply to this added amount. The effective date of coverage may be the date Grantor's prior coverage lapsed or the date Grantor failed to provide proof of coverage. The coverage Beneficiary purchases may be considerably more expensive than insurance Grantor can obtain on its own and may not satisfy any need for property damage coverage or any mandatory liability insurance requirements imposed by applicable law. 5. Compliance with Laws. Grantor represents,warrants, and covenants that Grantor and its operations upon the Property currently comply, and will hereafter comply in all material • respects with all applicable laws, statutes, ordinances, regulations, and codes of all federal, state, 4—ALL-INCLUSIVE DEED OF TRUST • and local governments and all covenants, conditions, easements, and restrictions affectin g the Property. 6. Environmental Covenants, Warranties and Compliance. 6.1 Environmental Law Definition. For purposes of this section, "Environmental Law" means any federal, state, or local law, statute, ordinance, or regulation pertaining to Hazardous Substances, health, industrial hygiene, or environmental conditions, including without limitation the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 ("CERCLA"), as amended, 42 USC §9601-9675, and the Resource Conservation and Recovery Act of 1976 ("RCRA"), as amended,42 USC§§6901-6992. 6.2 Hazardous Substance Definition. For the purposes of this section, "Hazardous Substance" includes, without limitation, any material, substance, or waste that is or becomes regulated or that is or becomes classified as hazardous, dangerous, or toxic under any federal, state, or local statute,ordinance, rule,regulation, or law. 6.3 No Generation or Use. Grantor will not use, generate, manufacture, produce, store, release, discharge, or dispose of on, under or about the Property or the Property's groundwater, or transport to or from the Property, any Hazardous Substance and will not permit any other person to do so, except for such Hazardous Substances that may be used in the ordinary course of Grantor's business and in compliance with all Environmental Laws, including but not limited to those relating to licensure, notice, and recordkeeping. 6.4 Compliance with Law. Grantor will keep and maintain the Property in compliance with, and shall not cause or permit all or any portion of the Property, including groundwater,to be in violation of any Environmental Law. 6.5 Indemnification. Grantor shall hold Beneficiary and their heirs, successors, and assigns, harmless from, indemnify them for, and defend them against any and all losses, damages, liens, costs, expenses, and liabilities directly or indirectly arising out of or attributable to any violation by Grantor of any Environmental Law, any breach by Grantor of Grantor's warranties in this Section 6, or the use, generation, manufacture, production, storage, release, threatened release, discharge, disposal by Grantor, or presence of a Hazardous Substance on, under, or about the Property, including without Iimitation the costs of.any required repair, cleanup, containment, or detoxification of the Property, the preparation and implementation of any closure, remedial or other required plans, attorney fees and costs (including but not limited to those incurred in any proceeding and in any review or appeal), fees,penalties, and fines. 6.6 Survival. All representations, warranties, and covenants in this Section 6 shall survive the satisfaction of the Obligations, the reconveyance of the Property, or the foreclosure of this Trust Deed by any means. 7. Preservation and Maintenance of Property. Grantor shall keep the Property in good repair and shall not commit waste or permit impairment or deterioration of the Property. • 5—ALL-INCLUSIVE DEED OF TRUST . • • 8. Protection of Beneficiary's Security. 8.1 Appearances; Disbursements. If Grantor fails to perform the covenants and agreements contained in this Trust Deed, or, notwithstanding Section 3 of this Trust Deed, if any action or proceeding is commenced which materially affects Beneficiary's interest in the Property, including, but not limited to, construction lien foreclosure, eminent domain, insolvency, code enforcement, or arrangements or proceedings involving a bankrupt or decedent, then Beneficiary, at Beneficiary's option,may make such appearances,disburse such sums and take such action as is necessary to protect Beneficiary's interest,including,but not limited to,disbursement of reasonable costs and attorney fees, and entry upon the Property to make repairs. 8.2 Interest on Disbursements. Any amounts disbursed by Beneficiary pursuant to this Section 8, with interest thereon, shall become additional indebtedness of Grantor secured by this Trust Deed. Unless Grantor and Beneficiary agree to other terms of payment, such amounts shall be payable upon notice from Beneficiary to Grantor requesting payment thereof, and shall bear interest from the date of disbursement at the rate of 15 percent per annum,unless payment of interest at such rate would be contrary to applicable law, in which event such amounts shall bear interest at the highest rate permissible under applicable law. Nothing contained in this Section 8 shall require Beneficiary to incur any expense or take any action under this Trust Deed. 9. Inspection, Beneficiary may make or cause to be made reasonable entries upon and inspections of the Property during business hours after prior written notice. • 10. Condemnation. 10.1 Assignment of Proceeds. The proceeds of any award or claim for damages, direct or consequential, in connection with condemnation or other taking of the Property, or part thereof, or for conveyance in lieu of condemnation, are hereby assigned and shall be paid to Beneficiary,subject to the rights of the holder of any Prior Lienholders. 10.2 Total and Partial Taking. In the event of a total taking of the Property, the proceeds shall be applied to the sums secured by any Prior Liens and this Trust Deed, with the excess, if any, paid to Grantor. In the event of a partial taking of the Property, unless Grantor and Beneficiary otherwise agree in writing,there shall be applied to the sums secured by this Trust Deed such proportion of the proceeds as is equal to that proportion which the amount of the sums secured by this Trust Deed immediately prior to the date of taking bears to the fair market value of the Property immediately prior to the date of taking with the balance of the proceeds paid to Grantor. 10.3 Property is Abandoned; Failure to Respond. If the Property is abandoned by Grantor,or if,after notice by Beneficiary to Grantor that the condemnor offers to make an award or settle a claim for damages, Grantor fails to respond to Beneficiary within thirty(30)days after the date such notice is mailed, Beneficiary is authorized to collect and apply the proceeds, at Beneficiary's option, either to restoration or repair of the Property or to the sums secured by this Trust Deed. • 10.4 No Postponement of Payments. Unless Beneficiary and Grantor otherwise agree in writing, any such application of proceeds to principal shall not extend or postpone the due 6—ALL-INCLUSIVE DEED OF TRUST • • • date of any payments referred to in Section 1 of this Trust Deed or change the amount of such payments. 11. Grantor Not Released. Extension of the time for payment or modification of amortization of the sums secured by this Trust Deed granted by Beneficiary to any successor in interest of Grantor shall not operate to release, in any manner, the liability of the original Grantor and Grantor's successors in interest. Beneficiary shall not be required to commence proceedings against such successor, refuse to extend time for payment, or otherwise modify amortization of the sums secured by this Trust Deed by reason of any demand made by the original Grantor or Grantor's successors in interest. 12. Forbearance by Beneficiary Not a Waiver. Any forbearance by Beneficiary in exercising any right or remedy under this Trust Deed, or otherwise afforded by applicable law,shall not be a waiver of or preclude the exercise of any such right or remedy. The procurement of insurance or the payment of taxes or other liens or charges by Beneficiary shall not be a waiver of Beneficiary's right to accelerate the maturity of the indebtedness secured by this Trust Deed. 13. Remedies Cumulative. All remedies provided in this Trust Deed are distinct and cumulative to any other right or remedy under this Trust Deed or afforded by law or equity, and may be exercised concurrently, independently or successively. 14. Due on Sale. If all or any part of the Property or any interest in the Property is sold, • transferred, assigned, conveyed,pledged,hypothecated, or given, either voluntarily or involuntarily, or by operation of law, without Beneficiary's prior written consent, or in the event of a default with respect to any Prior Liens,or if any lien or encumbrance subordinate to the lien of this Trust Deed is placed or allowed to remain on the Property which adversely affects the lien of this Trust Deed, Beneficiary may, at Beneficiary's option, declare all the sums secured by this Trust Deed to be immediately due and payable, and seek any and all other remedies available under this Trust Deed, or under applicable law. 15. Default and Remedies. 15.1 Events of Default. Each of the following shall constitute an event of default under this Trust Deed: 15.1.1 Nonpayment. Failure of Grantor to pay any of the Obligations on or before the due date and within any applicable cure period. 15.1.2 Breach of Other Covenants. Failure of Grantor to perform or abide by any other covenant included in the Obligations, including without limitation those covenants in this Trust Deed or in any other loan document or agreement between Grantor and Beneficiary and the failure to cure any such nonperformance within any applicable cure period. 15.2 Remedies. • 15.2.1 Acceleration. Upon Grantor's breach of any covenant or agreement of Grantor in this Trust Deed, including the covenants to pay when due any sums secured by this 7—ALL-INCLUSIVE DEED OF TRUST • • • Trust Deed, Beneficiary, at Beneficiary's option following ten (10) days' prior written notice to Grantor,may declare all of the sums secured by this Trust Deed to be immediately due and payable without further demand and may invoke the power of sale and any other remedies permitted by applicable law. 15.2.2 Sale by Trustee. If Beneficiary invokes the power of sale, Beneficiary shall execute or cause Trustee to execute a written notice of the occurrence of an event of default and of Beneficiary's election to cause the Property to be sold, and shall cause such notice to be recorded in each county in which the Property or some part of the Property is located. Beneficiary or Trustee shall give notice of sale in the manner prescribed by applicable law to Grantor and to the other persons prescribed by applicable law. After the lapse of such time as may be required by applicable law, Trustee,without demand on Grantor, shall sell the Property at public auction to the highest bidder at the time and place and under the terms designated in the notice of sale in one or more parcels and in such order as Trustee may determine. Trustee may postpone sale of all or any parcel of the Property by public announcement at the time and place of any previously scheduled sale. Beneficiary or Beneficiary's designee may purchase the Property at any sale. 15.2.3 Trustee's Deed. Trustee shall deliver to the purchaser Trustee's deed conveying the Property so sold without any covenant or warranty, expressed or implied. The recitals in the Trustee's deed shall be prima facie evidence of the truth of the statements made therein. Trustee shall apply the proceeds of the sale in the following order: (a)to all reasonable • costs and expenses of the sale, including, but not limited to, reasonable Trustee and attorney fees and costs of title evidence; (b) to all sums secured by any Prior Liens;(c)to all sums secured by this Trust Deed; and(d)the excess(if any)to the person or persons legally entitled thereto. 15.2.4 Other Remedies. Beneficiary may exercise any other rights or remedies available to Beneficiary under this Trust Deed or any other loan document or agreement between Grantor and Beneficiary,or otherwise allowed under applicable law. 15.2.5 Cumulative Remedies. All remedies under this Trust Deed are cumulative and not exclusive. Any election to pursue one remedy shall not preclude the exercise of any other remedy. An election by Beneficiary to cure shall not constitute a waiver of the default or of any of the remedies provided in this Trust Deed. No delay or omission in exercising any right or remedy shall impair the full exercise of that or any other right or remedy or constitute a waiver of the default. 15.2.6 Costs and Expenses. Beneficiary shall be entitled to collect all reasonable costs and expenses incurred in pursuing the remedies provided in this Section 15, including,but not limited to,reasonable costs and attorney fees, as provided below in Section 21.5. 16. Grantor's Right to Reinstate. Notwithstanding Beneficiary's acceleration of the Obligations secured by this Trust Deed, Grantor shall have the right to reinstate this Trust Deed if all payments are made to Beneficiary as required under applicable Oregon law and Grantor takes such action as Beneficiary may reasonably require to assure that the lien of this Trust Deed, Beneficiary's interest in the Property and Grantor's obligation to pay the sums secured by this Trust • Deed shall continue unimpaired. Upon such payment and cure by Grantor, this Trust Deed and the 8—ALL-INCLUSIVE DEED OF TRUST • • • Obligations secured by this Trust Deed shall remain in full force and effect as if no acceleration had occurred. 17. Assignment of Rents; Appointment of Receiver; Beneficiary in Possession. As additional security under this Trust Deed, Grantor hereby assigns to Beneficiary the rents of the Property (if any), provided that Grantor shall, prior to acceleration under Section 15 of this Trust Deed or abandonment of the Property,have the right to collect and retain such rents as they become due and payable. Upon acceleration under Section 15 of this Trust Deed or abandonment of the Property, Beneficiary, in person, by agent or by judicially appointed receiver, shall be entitled to enter upon, take possession of and manage the Property and to collect the rents of the Property (if any), including those past due. All rents collected by Beneficiary or the receiver shall be applied first to payment of the costs of management of the Property and collection of rents, including but not limited to, receiver fees, premiums on receiver's bonds and reasonable attorney fees and costs, and to the sums secured by this Trust Deed. Beneficiary and the receiver shall be liable to account only for those rents actually received. 18. Reconveyance. Upon payment of all sums secured by this Trust Deed, Beneficiary shall request Trustee to reconvey the Property and shall surrender this Trust Deed to Trustee. Trustee shall reconvey the Property without warranty and without charge to the person or persons legally entitled thereto. Such person or persons shall pay all costs of recordation, if any. 19. Mutual Agreement of the Parties. The Grantor and Beneficiary agree as follows: 4110 19.1 By Beneficiary's ry s acce p tance of this All-Inclusive Dee of Trust, Beneficiary agrees that, provided Grantor is not in default under the terms of this Trust Deed, Beneficiary shall pay all installments of principal and interest which shall become due under the terms of the Senior Note. In the event Grantor shall be in default under the Trust Deed, Beneficiary's obligation under the Senior Note is deferred until Grantor's default is cured. In the event Beneficiary fails to timely pay any installment of principal or interest on the Senior Note at the time when Grantor is not delinquent or in default under the terms secured hereby, Grantor may, at Grantor's option make such payments directly to the holder of the Senior Note, in which event Grantor shall be entitled to a credit against the next installment(s) of principal and interest due under the terms of the Trust Deed secured hereby equal to the amount so paid and including, without limitation, any penalty, charges and expenses paid by Grantor to the holder of the Senior Note on account of Beneficiary's failing to make such payment. The obligations of Beneficiary hereunder shall terminate upon the earliest of(i) foreclosure of the lien of this All-Inclusive Deed of Trust, or(ii) reconveyance of this All-Inclusive Deed of Trust. Should Grantor be delinquent or in default under the terms secured hereby, Beneficiary consequently incurs any penalties, charges, or other expenses on account of the Senior Note during the period of such delinquency or default, the amount of such penalties, charges and expenses shall be immediately added to the principal amount secured hereby and shall be immediately payable by Grantor to Beneficiary. If at any time the unpaid balance secured hereby, accrued interest thereon, and all other • sums due pursuant to the terms thereof and all sums advanced by beneficiary pursuant to the terms of this Deed of Trust, is equal to or less than the unpaid principal balance of the Senior 9—ALL-INCLUSIVE DEED OF TRUST • • • Note and accrued interest thereon, the Deed or Trust, at the option of Beneficiary, shall be canceled and said property shall be reconveyed from the lien. 19.2 Should Grantor be delinquent or in default under the terms secured hereby, Beneficiary consequently incurs any penalties, charges, or other expenses on account of the Senior Note during the period of such delinquency or default, the amount of such penalties, charges and expenses shall be immediately added to the principal amount secured hereby and shall be immediately payable by Grantor to Beneficiary. If at any time the unpaid balance secured hereby, accrued interest thereon, and all other sums due pursuant to the terms thereof and all sums advanced by beneficiary pursuant to the terms of this Deed of Trust, is equal to or less than the unpaid principal balance of the Senior Note and accrued interest thereon, secured hereby, at the option of Beneficiary, shall be canceled and said property shall be reconveyed from the lien of this Deed of Trust. 19.3 Grantor and Beneficiary agree that in the event the proceeds of any condemnation award or settlement in lieu thereof, or the proceeds of any casualty insurance covering destructible improvements located upon said property, are applied by the holder of the Senior Note in reduction of the unpaid principal amount thereof, the unpaid principal balance of secured hereby shall be reduced by an equivalent amount. • 19.4 Any demand hereunder delivered by Beneficiary to Trustee for the foreclosure of the lien of this Deed of Trust may be not more than the sum of the following amounts: (a) The difference between the then unpaid balance of principal and interest on this Trust Deed secured hereby and the then unpaid balance of principal and interest on the Senior Note;plus (b) The aggregate of all amounts theretofore paid by Beneficiary pursuant to the terms of this Deed of Trust prior to the date of such foreclosure sale, for taxes and assessments, insurance premiums, delinquency charges, foreclosure costs, and any other sums advanced by Beneficiary pursuant to the terms of this Deed of Trust, to the extent the same were not previously repaid by Grantor to Beneficiary; plus (c) The costs of foreclosure hereunder; plus attorneys fees and costs incurred by Beneficiary in enforcing this Deed of Trust as permitted by law. 19.5 Notwithstanding any provision to the contrary herein contained, in the event of a Trustee's sale in furtherance of the foreclosure of this Deed of Trust, the balance then due-on this Deed of Trust secured hereby, for the purpose of Beneficiary's demand, shall be reduced, as aforesaid, by the unpaid balance, if any, of principal and interest then due on the Senior Note, satisfactory evidence of which unpaid balances must be submitted to Trustee prior to such sale. The Trustee may rely on any statements received from Beneficiary in this regard • and such statements shall be deemed binding and conclusive as between Beneficiary and Grantor, on the one hand, and the Trustee, on the other hand,to the extent of such reliance. 10—ALL-INCLUSIVE DEED OF TRUST • • • 20. Miscellaneous. 20.1 Notices. Except for any notice required under applicable law to be given in another manner, (a)any notice to Grantor provided for in this Trust Deed shall be given by certified mail, return receipt requested, first class postage prepaid, to Grantor's address stated on the first page of this Trust Deed, or to such other address that Grantor may designate by notice to Beneficiary as provided in this Trust Deed, and (b)any notice to Beneficiary shall be given by certified mail,return receipt requested,first class postage prepaid,to Beneficiary's address stated on the first page of this Trust Deed or to such other address as Beneficiary may designate by notice to Grantor as provided in this Trust Deed. Any notice provided for in this Trust Deed shall be deemed to have been given to Grantor or Beneficiary when deposited in the United States mail. 20.2 Governing Law. The provisions of this Trust Deed shall be governed by and construed in accordance with the laws of the state of Oregon. 20.3 Captions. The captions and headings of the sections of this Trust Deed are for convenience only and are not to be used to interpret or define the provisions of this Trust Deed. 20.4 Attorney Fees. If Beneficiary refers any of the Obligations to an attorney for collection or seeks legal advice following a default; if Beneficiary is the prevailing party in any litigation instituted in connection with any of the Obligations; or if Beneficiary or any other person initiates any judicial or nonjudicial action, suit, or proceeding in connection with any of • the Obligations or the Property (including but not limited to proceedings under federal bankruptcy law, eminent domain, under probate proceedings, or in connection with any state or federal tax lien), and an attorney is employed by Beneficiary to (1) appear in any such action, suit, or proceeding, or (2)reclaim, seek relief from a judicial or statutory stay, sequester, protect, preserve, or enforce Beneficiary's interests, then in any such event Grantor shall pay reasonable attorney fees, costs, and expenses incurred by Beneficiary or its attorney in connection with the above-mentioned events or any appeals related to such events, including but not limited to costs incurred in searching records, the cost of title reports, and the cost of surveyors' reports. Such amounts shall be secured by this Trust Deed and, if not paid upon demand, shall bear interest at the rate specified in Section 8.2. 20.5 Conflicts. In the event that the terms and conditions of this Trust Deed conflict in any way with the terms and conditions of any Prior Liens,the terms and conditions of such Prior Liens shall control. • 20.6 Time is of the Essence. Time is of the essence with respect to all covenants and obligations of Grantor under this Trust Deed. 20.7 ORS 93.040 Warning. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY,UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN • VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE 11 —ALL-INCLUSIVE DEED OF TRUST • • • TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED.IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007. IN WITNESS WHEREOF,the Parties have executed this All-Inclusive Trust Deed as of the day and year first above written. Grantor: HEN Y. L 1/j IE COEFLOPIS TI LCerit NCYTARY PUBLIC-OREGON `rte COMMISSION NO.416083 MY COMMISSION EXPIRES JUNES,2011 STATE OF OREGON ) • ' SS COUNTY OF WASHINGTON ) • This instrument was acknowledged before me on January 15, 2008 by HENRY LOUIE,Grantor. Notary Public for Oregon Beneficiaries: SALVADOR ESPANA SANDRA ESPANA STATE OF OREGON ) SS COUNTY OF WASHINGTON ) This instrument was acknowledged before me on January 15, 2008 by SALVADOR AND SANDRA ESPANA,Beneficiaries. e 'd. "iV1 r� � �9L SEAL Notary Public for Oregon :::. ®� �cutEnt MY,, COMMISSION NO.498XI83 COMMISSION EXPIRES JUNE 6,2011 12—ALL-INCLUSIVE DEED OF TRUST • • • Order No.22y0046695 Exhibit"A" {___ A tract of land, being a part of that certain tract of land conveyed to L.E. Christie Limited Liability Company by deed recorded as Fee No. 2001-099783, Washington County, Deed Records, being a part of Lot 32, HOFFARBER TRACTS NO. 16 TO NO. 40 INCLUSIVE, and a portion of that certain tract of land conveyed to Lisa A. Cach and Joan L. Cach as co-trustees of the Gerald C. Cach credit shelter trust, recorded as Property No. 4 of Deed Document No. 2004-007108, Washington County Deed Records, being a part of Lot 31, HOFFARBER TRACTS NO. 16 TO NO. 40 INCLUSIVE, and being situated in the Southeast one-quarter of Section 35,Township 1 South, Range 1 West, of the Willamette Meridian, in the city of Tigard, County of Washington and State of Oregon and being described as follows: Beginning at a 5/8 inch iron rod at the most Easterly corner of Parcel 1 of the said Christie tract, which is located at the intersection of the South line of Lot 34, HOFFARBER TRACTS NO. 16 TO NO. 40 INCLUSIVE, with the Southwesterly right-of-way line of Oregon State Highway No. 217; thence North 35° 57' 49" West, along the Southwesterly right-of-way line of Oregon State Highway No. 217, a distance of 82.46 feet; thence North 41° 44' 58" West, along the Southwesterly right-of-way line of Oregon State Highway No. 217, a distance of 164.17 feet; thence South 37° 16' 17" West, parallel with the Northwesterly line of said Christie tract, 106.56 feet to the Westerly line of said Christie tract; thence South 27° 41' 08" East, along the Southwesterly line of Lot 32, a distance of 5.07 feet; thence South 62° 47' 49" West, 135.25 feet; thence South 04° 57' 22" East, 32.44 feet to a point on the Northwesterly line of Lot 30, HOFFARBER TRACTS NO. 16 TO NO. 40 INCLUSIVE; thence North 62° 47' 49" East along the Northwesterly line of said Lot 30, a distance of 147.81 feet to the most Northerly corner thereof; thence South 27° 46' 32" East, along the Southwesterly line of said Lots 33 and 34, a distance of 160.00 feet to • an 1 inch bar at the most Southerly corner of said Lot 34; thence North 62° 34' 00" East along the Southeasterly line of said Lot 34, a distance of 148.04 feet to the point of beginning. • .,. , pp) 1-1 -.. • • 5�.\\1 • File#8-26-03 Ten-Plex on Hall Blvd REGENCY MANAGEMENT, INC. MANAGEMENT AGREEMENT __ ;_ ThisRegency Management, Inc.,Management Agreement(this"Agreement")is entered re:i. into this l3.L day of August;2003,between Lisa Cach, located at 15160,SW Sunrise Ln., Tigard, 411^ - - OR 97224("Owner") and REGENCY MANAGEMENT, INC., 13670 SW Wrightwood Ct, '•' _ Tigard, OR 97224-0994("Agent"); and in consideration of the covenants herein,the parties i'4Ti,:;, agree as follows: - , r; 1 Property. This Agreement shall cover the rental, lease, operation and management of the real properties located at: 11580 SW Hall, Tigard, OR Federal Tax ID#75-6667422 (Gerald C. Cash Credit Shelter Trust) 2 Agent's Obligations. Owner hereby appoints Agent as its exclusive agent with the following duties, authorities and powers relating to the Property: 2.1 Rent. To collect rents and to collect and disburse security and other deposits, to • deposit all receipts collected for Owner in a trust account("Owner's Trust Account")with a banking institution insured by the FDIC or FSLIC,however, in no event shall Agent incur any liability for bankruptcy or failure of the depository. In the event Owner expects the Owner's Trust Account to contain balances in _ excess of$100,000 and requires the deposits be split between multiple depositories, Owner will so direct Agent in writing. Agent will have no obligation to inform Owner when the Owner's Trust Account balance exceeds $100,000. k-,,, 2.2 Leasing. To advertise the availability for rent of the Property or any part thereof it, and to display"For Rent" or"For Lease" signs thereon; to execute leases for terms not to exceed one year,renewals or cancellations of leases relating to the , Property; to terminate tenancies and to sign and serve for the Owner such notices as Agent deems appropriate; to commence legal actions in the name of Owner to evict tenants and recover possession of the premises and to recover such rents and sums due; to settle, compromise and release such actions. All expenses of litigation, including costs and attorneys'fees shall be paid by Owner. Invoices for said expenses shall be immediately indicated to owner. Agent may select the attorney of its choice to handle such litigation. However, Owner may change attorney after consulting with Agent. 2.3 Operations and Maintenance. To employ, supervise and discharge all labor required for the operation and maintenance of the Property. It may be necessary t : for Agent to hire personnel to work on the Property as resident managers, repairmen, etc. In such event,these persons shall be deemed, for all purposes to be the employees of Agent. All employee compensation,taxes and other benefits Page 1—REGENCY MANAGEMENT, INC., MANAGEMENT AGREEMENT • plus payroll bookkeeping costs shall be paid through Agent's central payroll account. The funds for such payroll and other benefits and costs shall come from or be reimbursed-from Owner's Trust Account. Owner shall be liable for all taxes and insurance related to such employees. 2.4 Repairs: 2.4.1 To take charge of repairs, decorating and alterations and to purchase supplies therefor. Agent agrees to obtain Owner's prior verbal or written authorization for any,and:each expense item in excess of$1,000.00 except monthly or recurring operating charges, emergency repairs or in the event the Owner is not reasonably available for consultation, if Agent deems such expenditures necessary for the protection of the property from damage or to perform services for the tenants as provided for in their lease. All funds for this work shall come from Owner's Trust Account. 2.4.2 Unless Owner notifies Agent otherwise in writing, Agent may use its own service personnel, available in the greater Portland area,to perform repair services such as plumbing, carpentry, electrical, and vinyl, formica and ceramic tile repair- replacement. The rates charged for such persons are at or below the cost of competitive market services. Rates are adjusted periodically to reflect changes in cost and the skill and experience of the person performing the work. Materials are charged at cost. All repair services performed by Agent's personnel are detailed on an itemized billing which is made a part of Owner's permanent • accounting records. Such billings are paid out of Owner's funds and considered an expense of the property. 23 Disbursements. 2.5.1 To accrue and make disbursements from Owner's funds for contractual mortgage payments;property and employee taxes, special assessments, operating expenses, repairs,employee expenses, services provided by others to the property, " ;. I reimbursement of Agent for bank fees,check and deposit slip supply charges and any other charges.related to creating or maintaining the Owner's Trust Account Y g g (s) for the Property, any other expenses Agent reasonably believes are necessary for the operation and/or maintenance of the property and premiums for hazard and liability insurance and any other insurance required,except as follows: None. e A nt 2.5.2 In the event disbursements, including Agent's fees, shall exceed receipts, or Agent reasonably anticipates disbursements will exceed receipts, Owner gives permission for Agent to borrow from security funds or shall,upon demand,remit such excess to the Agent for deposit in the Owner's Trust Account. In the event owner fails to provide the requested funds within three(3)business days of the demand,Agent shall have the sole and exclusive right to determine what expenses and disbursements shall be made from the available funds. Owner assumes full t responsibility for the payment of any expenses and obligations incurred in Page 2—REGENCY MANAGEMENT, INC., MANAGEMENT AGREEMENT t. • • • connection with the exercise of the Agent's duties set forth herein. In no event shall the Agent be required to use its own funds to pay any of the Owner's obligations. 2.5.3 If Agent elects to advance any money in connection with the Property to pay any expenses for Owner,and Owner approves such advancements in writing, such advance-shall be considered a loan subject to repayment with interest at 12%per annum or the highest rate allowed by law,whichever is lower, and Owner hereby agrees to reimburse Agent, including interest, and hereby authorizes Agent to • 'deduct such amounts from any monies due Owner. 2.6 Service Contracts: To execute contracts,in Owner's name, for utilities and services for the operation,maintenance and safety of the Property, as the Agent shall:deem advisable and/or necessary,in its sole discretion. • 2.7 Records. All records relating to the Property that are required to be maintained by Agent under Oregon's Real Estate Law will be maintained by Agent for a period of six years,or such other period of time as required by law. Unless directed otherwise by Owner,Agent will dispose of such records in any manner.: the Agents chooses. Owner may request copies of any or all records relating to the Property at any time. Reasonable copying charges will be considered project expenses and will be paid by Owner. 2.8 Periodic Statements. To render monthly itemized statements of receipts, expenses, and charges on or about the 15th of the month. 2.9 Miscellaneous. Do all other acts Agent deems reasonable and necessary to carry out its duties hereunder. 3 Owner's:Obligations. 3.1 Fees. Ow ner agrees to pay Agent a monthly fee for services rendered at the rates set forth below. Such fees shall be calculated on the total gross monthly receipts (based on actual money collected) for the Property, excluding refundable deposits, condemnation proceeds, insurance proceeds payable as a result of a casualty loss, and Concessions and lease inducements. Such compensation is due and payable at the end of each month and may be deducted by the Agent from the Owner's Trust Account: 3.1.1 Management: 5 % 3.2 Initial Advance. Immediately upon commencement of this Agreement, Owner • shall remit to Agent the sum of$200 to be deposited in the Owner's Trust Account as an initial deposit representing the estimated disbursements to be made in the first month following the commencement of this Agreement,plus an additional sum of = Page 3—REGENCY MANAGEMENT, INC., MANAGEMENT AGREEMENT • • $ NA as a contingency reserve. Owner agrees to maintain the '• contingency reserve stated above at all times in the Owner's Reserve Account to enable Agent to pay the obligations of Owner under this Agreement as they become due. Owner and Agent shall review the aYnount of the contingency reserve from time to time and shall agree in writing on a new contingency reserve amount when such is required. • 3.3' Insurance. 3.3.1 Owner shall obtain and keep in force throughout the term of this Agreement, liability insurance,naming the Agent as additional insureds, in amounts and with a company acceptable to Agent. Such policy or policies shall provide that they will not be canceled without thirty(30) days written notice to Agent. 3.3.2- If this Section is initialed,the parties agree that Agent shall provide the insurance required above and that the costs of said insurance shall be reimbursed by the Owner. Owner A Own ant g 3:4 Information And Records. Owner agrees to make available to Agent all data, records and documents pertaining to the property which the Agent may require to properly exercise its duties hereunder. 3.5 Setoff. Agent may set off against any funds in owner's trust account any amounts which are due to Agent under this Agreement. Agent also has the right of set off for any sums accruing under this Agreement which are not yet due. 3.6 Disclosure. Owner represents and warrants: that Owner has full power and authority to enter into this Agreement; that there are no written or oral agreements affecting the Property other than tenant leases, copies of which have been furnished to Agent; that the building and its construction and operation do not violate any applicable statutes,laws, ordinances,rules,regulations, orders, or the like(including,but not limited to, those pertaining to hazardous or toxic substances); that the building does not contain any asbestos, urea, formaldehyde, radon,or other toxic or hazardous substance and that no unsafe condition exists. 4 Term of Agreement. 4.1 Term. The term of this Agreement shall be for a period commencing this date., and continuing on a month to month basis until terminated by either party by , thirty days written notice to the other. If Owner fails to make payment to Agent of its fees within fifteen(15) days of written notice,Agent may terminate this Agreement immediately. Upon termination, all fees earned by Agent shall be • immediately due and payable. Page 4-REGENCY MANAGEMENT, INC., MANAGEMENT AGREEMENT • k,.,- . 4- `'• 4.2 After Termination. Agent may withhold funds for sixty(60)days after the end of the month in which this Agreement is terminated, in order to pay p bills " `" . , previously incurred but not yet invoiced and to close accounts. Agent shall • deliver to Owner;within sixty(60)days after the end of the month in which this Agreement is terminated, any balance of monies due Owner or of tenant security deposits, or both, which were held by Agent with respect to the Property, as well •as a final accounting reflecting the balance of income and expenses with respect. to the Property as of the date of termination or withdrawal, and all records, contracts, leases; receipts for deposits, and other papers or documents which pertain to the Property,which Agent is not obligated to retain under applicable law. 5 Dispute.Resolution. 5.1 Mediation. In the event of a dispute related in any way to this Agreement, the parties agree to discuss the dispute and, if necessary, to promptly mediate in a 9F good faitfi.effort to resolve it. The parties will agree on a mediator,but if they r, °: _ cannon or one party refuses to respond the request for mediation, either party may °y' apply to a court having personal jurisdiction over the parties for appointment of a mediator. The parties will share the mediator's fees and expenses equally, but u=. - otherwise will bear their own attorney fees and costs of the mediation. 5.2 Effect of Mediation. Participation in such mediation shall be a condition to any • :; ' party initiating litigation. Any.a applicable statute of limitations PP shall be tolled for a period not to exceed 120 days from the date either party first requests to mediate the dispute in order to allow time for the mediation. 5.3 Mediation Settlement. The mediation shall be confidential in all respects, as allowed or required by law, except that the final settlement positions at mediation shall be admissible in litigation solely to determine the identity of the prevailing party, for purposes of the award of attorney fees. If the parties are unable to agree on what were the terms of the respective final settlement positions,the mediator's evidence on that issue shall be entitled to the greatest weight. 5.4 Attorney Fees. In the event of a dispute concerning any aspect of this Agreement • which is not resolved prior to or at mediation, it is agreed that,notwithstanding•v , ' any statute or law to the contrary, the prevailing party shall be awarded all expenses incurred after commencement of litigation in court through final ., . judgment or other final determination, including reasonable attorney fees. The prevailing party will be the party whose final settlement position at mediation is determined by the court to be closest to the final decision in the litigation. However, a party which has refused to participate in mediation shall not be considered the prevailing party under any circumstances. • 6 Miscellaneous. • Page 5—REGENCY MANAGEMENT, INC., MANAGEMENT AGREEMENT • • • • 6.1 No Partnership. The relationship of the parties to this Agreement shall be that of Principal and Agent, and all duties to be performed by Agent under this Agreement shall be for and on behalf of Owner, in Owner's name, and for Owner's account. In taking any action under this Agreement, Agent shall be acting only as Agent for Owner, and nothing in this Agreement shall be construed S ' as creating a partnership,joint venture,or any other relationship between the parties or as requiring Agent to bear any portion of the losses, or share in any a portion of the profits, arising out of or connected with the ownership or operation of the Property. Nor shall Agent at any time during the period of this Agreement be considered a direct employee of Owner. Neither party shall have the power to = . bind.or obligate the other except as expressly set forth in this Agreement, except that Agent is authorized to act with such additional authority and power as may be necessary to carry out the spirit and intent of this Agreement. 6.2 Integrated Agreement. This Agreement incorporates all of the terms and conditions between the parties and all prior and contemporaneous Agreements are superseded hereby. This Agreement can only be modified or amended in writing, • signed by both parties. 6.3 Governing Law. This Agreement shall be governed by the law of the State of Oregon,unless the Property is located in a different State,in which case the law of the State in which the Property is located will control. • . 6.4 Notices. All notices and statements required to be sent hereunder shall be mailed to the address set forth above, or such other address as a party may specify in writing. All notices shall be deemed delivered three business days after deposit, postage paid, in the United States mail. i. Page 6—REGENCY MANAGEMENT, INC., MANAGEMENT AGREEMENT • 6.5 Successors. This Agreement shall be binding upon the successor and assignees of Agent and the heirs, administrators, executors, successors and assigns of Owner. OWNERS: By: �.- ✓� 1, ?d •e. o• 15 an Cach The Gerald C. Cach Credit Lisa Cach Shelter Trust Title:Owner, trustee Agent: REGENCY MANAGEMENT, INC. By • . Winquist Property Manager By: ¢R. - _ Jo s Winquist President = .f- - - - -- - -- - -- - -- -- - Lisa Cach Heideger 6003 4th Ave. NE Seattle, WA 98115 i L Page 7-REGENCY MANAGEMENT, INC., MANAGEMENT AGREEMENT W • r _ ` VII g • • • 3 . Narrative demonstrating compliance with • all applicable development standards and approval criteria. (As specified in the Pre-Ap Conference notes.) • I • • ` `�'. ��\ I Jivanjee e Circosta Architecture, LLP � . :, ti ,,,\, Architecture • Planning • Urban Design Memorandum Date: 3/7/08 Project: 11600 and 11580 Hall Blvd Zone Change. (1 S135DD00100 and 1 S135DD01600) Subject: Compliance Narrative Applicant: Jivanjee Circosta Architecture 9055 SW Beaverton-Hillsdale Highway Portland, Oregon 97225 Contact: Doug Circosta Owner: Site 1 Henry Y. Louie 13665 SW 130th Place Tigard, OR 97223 Site 2 Lisa A. Cach, Trustee, Successor Trustee, Cach Family Revocable Trust 6003 4th Avenue NE Seattle, WA 98115 Managed by: Silver Creek Apartments do John Winquist— Regency Management, Inc. 13670 SW Wrightwood Court Tigard, OR 97224 Parcel Description: Site 1 11600 Hall Blvd, Tax Map 1 S135DD00100 .74 acres adjacent to Highway 217 with "flag lot" access to Hall Blvd. Site 2 11580 Hall Blvd, Tax Map 1 S135DD01600 .44 acres adjacent to Hall Blvd. Proposal: Comprehensive Plan and Zoning Map Amendment. Change existing Zoning and Comprehensive Plan Designation from R-12 Medium Density Residential to C-G General Commercial. 9055 SW Beaverton Hillsdale Hwy., Portland,Oregon 97225 Tel.(503)297-5160 Fax(503)297-4635 869 NW Wall Street Suite 201, Bend,Oregon 97701 Tel.(541)330-0009 Fax(541)330-0027 , ssav I I y ij} , -_- - - - - -- - VFFFE T - - - - I - I;f 14a1 ? ,, . ` ti 1 Se I '44111 847@ 114035 I 9318 . i 11475 r }} i •• 1I11595 1 G 1533 I + y j I 1 11 r540 .I 1 � 9?o tie.. , 11855 I SITE 2 \'c, '° 11025 I 1 1802ID ti Y0.- , 918 5 11638+ , A� Q t - ' 11709 =-� ` . 11711 • 1n, �r -' 1174a• , ,.. ''' -..: Ztt 91703 ., IR r >•, *:71,ick 11531 %. 19943 r t ' O �� \ , gNQ 118'4 t s r --- --- - --------______ Figure 1 Parcel Map 9055 SW Beaverton Hillsdale Hwy., Portland,Oregon 97225 Tel.(503)297-5160 Fax(503)297-4635 Y; ';J 869 NW Wall Street Suite 201, Bend,Oregon 97701 Tel.(541)330-0009 Fax(541)330-0027 • p •,441•1•10.• • .• • 2 i..° ,,,,.. .'..."4'. \lir it...iai f....21•1 1 ii... 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I-00L1i bi_11;410 ,714 pi.Je S3V pue Lo_Jou ;3•tr+ (.)) 3U07 Eil.41 Ac.1 socued ;cols ul I •Aem ;31..TP,1,:=.4)C.3 U.1.)11e1.;131: 3r.) i)LI1 otAl •aq; •• ainbH •xor.iwcy...) lloun 01_ e, J.5.ANs awoil 3Ll Si pue &)1.11_ •LEiwpi.J<K) ic)oci uo. 11!31_1J9 OLIO 1-1.01.1.1A\ Uo<in ty,y. J.. • - aiC C pAi9 iiH 1J lsanbaH lo uondy3saa uooeufi!saa ueld 3A!SUOLOJCIL003 • • • institutional uses. The subject property as currently designated is not well-suited to this purpose. The small size of the parcel along with being isolated by major roadways and commercial zones does not lend itself well to creating a livable neighborhood. In contrast, the major roadways and surrounding commercial zones are ideal for the requested zone change to C-G. Code Criteria for a Zoning Map Amendment: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations (e.g. Goal#8, Transportation; #12, Locational Criteria). a. Changing the subject property to C-G is not in conflict with the goals of Policy 8 Transportation, in fact the change is more in keeping with the Policy than the current designation. i. Goal #1 of the Tigard Transportation System Plan is Livability and Goal #3 is safety. The data in the TSP indicates that Hall Blvd is an Arterial Street with a planned right of way of four to five lanes. Figure 3-1 of the TSP shows how the site area is surrounded by arterial roads and Figure 3-17 of the TSP shows how the site area is surrounded by existing truck routes. This is not conducive to residential development in terms of livability and safety and much better suited to commercial development. This is especially true given the that the R-12 zone is only 1.18 acres split over two parcels. ii. Goal #6 of the TSP relates to Goods Movement and designing arterial routes for efficient transportation. Commercial uses are a better fit at this location not only as a more compatible adjacency but also as an efficient destination for goods movement. iii. Figure 5-2 of the TSP also shows the subject property is included in a Regional Center/Town Center area. Again the R-12 designation is not ideal. iv. Planned roadway, intersection, transit, bicycle, and pedestrian improvements planned for Hall Blvd and 99W insure that commercial development at the subject property can be adequately served and not overtax the transportation system. b. Changing the subject property to C-G is not in conflict with the goals of Policy 12 Locational Criteria, in fact the change is more in keeping with the Policy than the current designation. i. 12.2 Commercial: The intent of the comprehensive plan is that surrounding residential areas be protected from any possible adverse effects in terms of loss of privacy, noise, lights, and glare. Changing the R-12 zoning to C-G will aid in implementing this goal. Because the subject property is bounded by Hwy. 217, Hall Blvd, and commercial properties it is very difficult to protect residential development from loss of privacy, noise, lights, and glare. It also places an extra burden on surrounding commercial properties that would not be necessary if the subject parcel was zoned C-G. ii. Policy 12.2.1(2. General commercial) Locational Criteria: The subject property is not surrounded by residential districts on more 9055 SW Beaverton Hillsdale Hwy., Portland,Oregon 97225 Tel.(503)297-5160 Fax(503)297-4635 ° ,J/ 869 NW Wall Street Suite 201, Bend,Oregon 97701 Tel.(541)330-0009 Fax(541)330-0027 • • than two sides. The subject property has direct access from a major collector or arterial street. Public transportation is available. The site size is appropriate for many General Commercial uses and it is visible from Hwy 217 and Hall Blvd. The subject site is such that it can be buffered as required from adjacent properties. 2. Demonstration of compliance with all applicable standards of any provision of the Tigard Development Code or other applicable implementing ordinance (including but not limited to 18.380.020 Zoning Map and Text Amendments, 18.390.050%060 Decision Making Procedures) a. The subject property is of sufficient size and dimensions to accommodate the requirements of Table 18.520.2 Commercial Development Standards and therefore the property can be developed for commercial uses. No specified use is proposed with this application. The subject property is capable of supporting commercial development that complies with all applicable standards of the Development Code. Detailed demonstration of compliance would be provided when a development is proposed. b. 18.390.050/ .060 list the procedural requirements for Type III and IV Procedures. All requirements outlined in these procedures will be complied with according to the timeframes described in the requirements. c. The proposed C-G zoning designation is more compatible with the Development Code. Because of the zoning designations of the surrounding parcels and the existing transportation system, the current R-12 zoning designation is not compatible with the primary purpose of the Residential Zoning Districts which is to preserve neighborhood livability(18.510.010). 3. 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 which is the subject of the development application. a. The R-12 designation for the subject property is an inconsistency in the comprehensive plan as it sandwiches 1.18 acres of R-12 zoning between two large commercially zoned areas. It is also inconsistent to cut off this residential zone from other residential zones while trying to meet the primary goal of the residential zone which is to create livable neighborhoods. This is not an ideal place to live. The single family residences along Hall Blvd have been, or are being converted into commercial uses. The apartments to the north of the subject property suffer from their location. Poor location, forcing low rent, resulting in lack of maintenance, neglect, and undesirable housing. The existing and planned transportation systems make the subject property more suitable for commercial development. 4. Statewide Planning Goals and Guidelines. a. The proposed zone change is compatible with applicable Goals 9 Economic Development, 10 Housing, and 12 Transportation. There are no conflicts to identify. 5. No conflicts in any applicable federal or state statutes or regulations can be identified. 6. No conflicts with the Metro Regional Transportation Plan can be identified. 9055 SW Beaverton Hillsdale Hwy., Portland,Oregon 97225 Tel.(503)297-5160 Fax(503)297-4635 869 NW Wall Street Suite 201, Bend,Oregon 97701 Tel.(541)330-0009 Fax(541)330-0027 • • Impact Statement: In this case there is no development proposed in association with the application, so there is no specific impact on public facilities and services. Any impacts and associated mitigation will be considered through the Design Review process, which will be required prior to site development. In general, changing to C-G would have an overall positive impact. This under utilized parcel could be developed into contributing part of the urban fabric. Planned upgrades to the transportation system as outlined in the TSP show that the subject parcel is ideal for commercial development. Its proximity to arterial roadways and truck routes makes efficient use of the transportation system. The loss of a very small amount residentially zoned land would have no negative affect on the City of Tigard's progress towards meeting the Metro Functional Plan Title 1 goals. Based on Buildable Lands and Residential Development Data provided by the City of Tigard and current as of January 2008 there are 370.90 buildable acres zoned for residential within the City limits. The 2017 target capacity is 6,308 dwelling units and since 1994 to present 3,565 units have been created with a progress to capacity of 56.5%. 2,743 additional units are required to meet the 2017 goal. With 370.9 acres available this represents an average density of 7.4_ units per acre. The data shows that since 2000 the average density of projects constructed is 8.26 units per acre. The data also shows that the average density has been increasing over time and can be anticipated to continue that way. This also does not include other zoning designations that allow residential development as a use. The data shows that there is plenty of land capacity to reach 2017 goals and that the subject property would have no negative impact if changed to C-G zone. Conclusion: This is as much a case for why the R-12 zone is wrong for this location as it is about the C-G zone being appropriate. This application will bring an isolated parcel into more compatible compliance with the Community Development Code, The Comprehensive Plan, and the Transportation System Plan. The Owner of the subject parcel wishes to develop the property which currently is under utilized to its highest and best use. Residential development on this parcel does not make sense neither from an economic perspective nor a planning perspective. The existing R-12 zone is incompatible with some of the primary goals of the TSP and Comprehensive Plan Policies while the C-G zone is a much better fit. Once changed to C-G zoning, the parcel can become a contributing piece of the Tigard urban fabric; under its current zoning designation it an isolated under utilized piece of land with little opportunity. 9055 SW Beaverton Hillsdale Hwy., Portland,Oregon 97225 Tel.(503)297-5160 Fax(503)297-4635 30) 869 NW Wall Street Suite 201, Bend,Oregon 97701 Tel.(541)330-0009 Fax(541)330-0027 •'..%0 • • *- .,.... ..., DKS AiAlit\ .....: , CITY OF TIGARD 1J- . . . .... . • Transportat -Ion :.:-• .. , . . ' --•-•-: • • • , A . .... ... • A . : • . , • A . . - SysteiTls Plan . ... A •••• - , .. .I•1,trogertri •-- • ••• .. ••.::..• •:-... • •• ..... • - .... ::. . ... • . I. . 1 ..,......, . , .:•:. 0 ,,,,.. .„,,,,,,, _,,,,,,„ . :..,#::::,..t.. ....—ram •-. t i 1 • . . . .-.• '••,....-. ,... • . . •:::. 1 t - 1' ...-1.'. ••Ati. *. '' . . • • • % / .#:% -# r .7 * ..*,.. . . rr•••• .0 • ..0. • * .,• , r„-- 1. •• r '.•r• t --t •to •. 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Documentary evidence of Neighborhood Meeting for the following: • Site Development, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. • • • ;,1.,1 Jivanjee Circosta Architecture, LLP 1 ' Architecture • Planning • Urban Design 02-28-08 Meeting minutes of Neighborhood meeting. Location: Richard M. Brown Auditorium, Public Works Building, Tigard Time: 6:00 pm to 6:50 pm • Doug Circosta of Jivanjee Circosta Architecture opened the meeting at 6:00 pm by reading the Statement of Purpose as required by the City of Tigard. • All attendees completed the sign-in sheet. Present were four neighbors, an attorney for a neighbor, a real estate broker, the property owners, and the design team. The meeting being small, was conducted in an informal, pleasant discussion with everyone participating. • Doug Circosta then described the zone change proposal and the reasons for the requested change. • Discussion followed the description of the proposal. Topics discussed included; o Highway 99 and Hall Blvd. transportation issues and the Tigard TSP. o Why this parcel and the adjacent parcel to the north were zoned R-12. o Teaming up to change both parcels to R-12 at the same time. • o Future development options for the subject parcel. o Site access options from Warner. o Future development options that included the surrounding parcels as well and how everyone might benefit. o• Was the City in favor of the zone change. o How long the zone change process would take. • No one present expressed opposition to the zone change. • There was a concensus that the existing zoning designation seemed inconsistent given the surrounding zones and transportation system. • It was made clear that this meeting was about the zone change only and that the neighbors would again have the opportunity to comment once a development on the site was proposed. • Meeting was adjourned 6:50 pm. • 9055 SW Beaverton Hillsdale Hwy., Portland,Oregon 97225 Tel.(503)297-5160 Fax(503)297-4635 tj 869 NW Wall Street Suite 201, Bend,Oregon 97701 Tel.(541)330-0009 Fax(541)330-0027 • • • 6 . Neighborhood Meeting Affidavits of • Posting & Mailing Notice, Minutes, Sign-In Sheets. • • . AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE II IMPORTANT NOTICE.: THE APPLICANT IS REQUIRED TO MAIL THE QTY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, L A s -30-1.AJJS ,being duly sworn,depose and saythat on the 131=` day of "FE )A VI , 20x,I caused to have mailed to each of the persons on the attached list,a novice of a meeting to discuss a proposed development at (or near) 00 _ . v• . I • 2n aN a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at 'g22 SW /g{'"itvg. ) "roW-i L. Lo E. , with postage prepaid thereon. tare (In g, presence of a Notary Public) POSTING: h `I-,,, ,,,"�� . .� • I, L cI J c {/4�tom' ,do affirm that I am(represent)the .- .. $ginterest in a proposed land use application for 2,910 C IA1.161= T-7or ■ 1Z-IZ 1U !—G-, AND r.101,-.1-1 5ive1 ecicig the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) 1 i (0e' Sri k A-Ll. BLVD,3 1`16.42JJ) C TA-$ t-o i 1.5135 D D.301 Lap ,and did on the t 3 day of -r�P IZ iArz y personallypost notice indicating that the site maybe proposed for a land use application,and the time, date and place of a neighborhood meeting to discuss the proposaL The sign was posted at t:© GF "r"-KoP€rt) i 1 le-ALA 6, t-I 'E LAI t • (state location you posted notice on pro.-rty) signature (In the • - ence of a Notary Public) • (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF Oce ) County of WS T∎ ) ss. Subscribed and sworn/affirmed before me on the 15 day of FP,\Dnx ,20 O 8 . • 1� :-r-r n_r t�o1a OFFICIAL '�ARA J VSEAL EE 1 NO TARY PUBLIC - 30N ) 1 MISSION PUBLIC- s got X Q s .i � NOTARY PUBLIC OF O GON My Commission Expires: 1', 1 i 2012 Lka \ of e Page 5 • • :\,: �1�\ . Jivanjee Circosta Architecture, LLP - ` . Architecture • Planning • Urban Design 02/28/08 Neighborhood meeting for Zone Change Application for property located at 11600 Hall Blvd. Sign-In Sheet Name Address Phone ..161,%44T, c )olaprv. U. ?z' e. 5- 0,3 L_A rac ,ONA!�S J l-zL.l4 u S w T aJb a2 - 53- Z9-1 cica 14-trfI y Cw ;o�` zp L r<-z> -D , r� S� •S` 11.3E; • � 4�/\�uc. \ \ CD St41 S 0 - 231- 5 Li 9-1 c.1Nt ni h u.v _56; i' I` P h 4ip wi hcLA S 13 670 SW 44664 CI.7 , 9way 70 1-16 y7 /VeItIfRobli, I.2g53SW8ox /11 S )1:)U\lfA, CIV•oS-rA q o 5 ,,,, .Ft.,- �nvJ- ��l�� l low' \ la\--1-51 I0 Q • 9055 SW Beaverton Hillsdale Hwy., Portland,Oregon 97225 Tel.(503)297-5160 Fax(503)297-4635 _ 869 NW Wall Street Suite 201, Bend,Oregon 97701 Tel.(541)330-0009 Fax(541)330-0027 • • NOTICE OF NEIGHBORHOOD MEETING 02-13-08 RE: Hall Boulevard Storage Dear Interested Party: Jivanjee Circosta Architecture is representing the owner of the property located at 11600 SW Hall Blvd. Tax Lot number 1 S 135DD00100. We are considering proposing a zone change from an R-12 to C-G (general commercial) and as a long term plan we would like to build a multi story storage facility at this location under Conditional Use guidelines. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Thursday, February, 28 2008 Richard M. Brown Auditorium in the Water Building • 8777 SW Burnham Tigard, OR 97223 6:00 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at 503-297-5160 if you have questions. Sincerel , l Circa Architect • • • PFAFFL.E • AREA NOTIFIED • • 5 0 0 0121!■(((' (.3410((( Oh( ./(la T.)fee Cif((*((.3 r•f.Th • 11.((.7.10( • • • e'S,N011:4V.. payee Property ovorter informati • is valid for 3 months from SITE the. date peened an this mapi r-- • • r-- 1.44($(4ff • 40M%((0 •SiP.01.(1%!! • ISP((a(Nn MT,Ptin,u! • 1.1,13:180400 • • Wq::11:P.,1*...: mmegann 1.•-••••*•:,,,• • •• •• ••• • rawaiNvaafttanntletl, ,A0MBBM,Matottltleft TP:,1,±11111N11:t1:11%!::::, '11.1 Se\ • 32, \AS*4 V..11 •,r111. CRite Fet) 20(18 C.:....71)..13gc.....171.A.:71(727.),' • CTS • April 17, 2008 Project: OR08.002.T01 Hall Blvd Rezone ENGINEERS Ms. Kim McMillan City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 SUBJECT: Traffic Analysis for the proposed rezone of the two parcels from R- 12 (Urban Medium-Density Residential District)Zoning to C-G (General Commercial District)Zoning located on the east of SW Hall Blvd approximately 700 feet north of OR 99W/SW Hall Blvd intersection in Tigard, OR Dear Ms. McMillan: Based on your request, CTS has analyzed the potential traffic impacts of a proposed rezone of two parcels from R-12 (Urban Medium-Density Residential District) Zoning to C-G (General Commercial District) Zoning. The site is located on the east side of Hall Blvd approximately 700 feet north of OR 99W/SW Hall Blvd intersection (see Figure 1). The proposed two parcels (0.74 and 0.44 acres) of R-12 zoning are bounded between two large commercially zoned areas C-G and C-P (Professional Commercial). The current R-12 zoning designation for the subject property is inconsistent with the comprehensive plan. It is also inconsistent to cut off this residential zone from other residential zones while trying to meet the primary goal of the residential zoning which is to create livable neighborhoods. The existing and planned transportation systems make the subject property more suitable for commercial development. Of the two parcels, the larger parcel I (0.74) currently • contains one small single family residence in poor condition and the adjacent smaller parcel II (0.44 acres) is the home of Silver Creek Apartments, a 10 unit complex. For the purpose of the proposed zone change, this traffic analysis was conducted in accordance with section 18.390.040.B.2(e) of the City of Tigard Development Code. In addition, applicable requirements from OAR 660-060 with regard to the Comprehensive Plan Amendment were evaluated. The following two scenarios were analyzed. • Maximum buildout under existing R-12 zoning on each parcel: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 sq. ft. Parcel I can accommodate a maximum of TEN single family homes, and parcel II can accommodate SIX single family homes. • • Maximum buildout under proposed C-G zoning: 5,000 sq. ft. of sit down restaurant space on parcel I and 2,000 sq. ft. of fast food restaurant with drive-thru on parcel II. It should be noted that trips generated from the existing use (1 single family home and 10 units apartment complex) on the site will be deducted from the overall estimated site generated trips under both scenarios mentioned above. The two parcels presently have one access each along SW Hall Blvd approximately 110 feet apart. This 19075 NW TANASBOURNE DR..#160 traffic analysis includes an assessment of existing peak hour traffic conditions, future HB.LSBORO OR 97124 2025 conditions with current use on the site, and a comparison of projected 2025 PH 503.690.8080 traffic conditions with the site developed under both existing and proposed zoning. ''503645.5930 Based on the results of this analysis, it is concluded that the proposed rezone to C-G HILLSBORO.OR can be approved without adversely affecting the traffic operations or safety BEL EVUE.WA • characteristics of the adjacent street system. Specific findings of this study are as follows: SW Hall Blvd Rezone ! • Page 2 April 17, 2008 • • Based on the City's development scenario, the existing R-12 zone of two proposed lots can be developed to a total of 16 single family homes which would generate approximately 153 daily trips, including 12 during the AM peak hour and 16 during the PM peak hour. However, after deducting trips generated by the existing one single home and 10 apartment units on the site, it is estimated that full buildout of the site with existing zone would generate approximately 76 net new vehicle trips on the adjacent roadway system during a typical weekday, including 6 trips during the AM peak hour and 9 trips during the PM peak hour. The proposed C-G zone developed with 5,000 sq. ft. of sit down restaurant space on parcel I and 2,000 sq. ft. of fast food restaurant with drive-thru on parcel II would generate approximately 1,442 vehicle trips on the adjacent roadway system during a typical weekday, including 56 trips during the AM peak hour and 56 trips during the PM peak hour. • Based on the City's maximum development scenarios for the existing R-12 and proposed rezoning to C-G, the proposed rezone would generate approximately 1,289 additional new vehicle trips on the adjacent roadway system during a typical weekday, including 44 trips during the AM peak hour and 40 trips during the PM peak hour. • Analysis of existing 2008 traffic volumes found that the study area intersections operate at LOS D or better during both AM and PM peak hours. The only exception is the intersection of SW Hall Blvd /Hwy 99W which will operate at LOS E during PM peak hour and LOS F during 30th DHV with a V/C ratio exceeding ODOT's V/C ratio criteria during both PM Peak hour and 30th DHV. The 99W Corridor Study identifies improvements at the intersection of SW Hall Blvd /Hwy 99W. For the study area, these 2025 TSP improvements include an exclusive northbound and southbound through lanes and exclusive eastbound and westbound right-turn lanes and an additional westbound U-turn movement. • Projected 2025 traffic conditions without development of the site were analyzed based on 2025 projected traffic volumes with improvements identified in the 99W Corridor Study. • Results of these analyses indicate that traffic operations at unsignalized intersections will slightly degrade as compared to the existing conditions and operates at LOS D or better during both AM and PM peak hours. Furthermore, intersection of SW Hall Blvd /Hwy 99W improves to operate at LOS D during PM peak hour and LOS E during 30th DHV. However, traffic condition during weekday AM peak hour degrades to operate at LOS E with a V/C ratio exceeding ODOT's V/C ratio criteria during both AM Peak hour and 30th DHV. • Analyses of total future 2025 traffic conditions with buildout of existing R-12 zoning found that traffic generated by the existing zone will increase traffic by approximately Nine PM peak hour trips along SW Hall Blvd. The study area intersections are estimated to operate similar to the background 2025 traffic condition without development of the site, i.e. unsignalized intersections in the study will operate at LOS D or better during both AM and PM peak hours and the critical intersection of SW Hall Blvd /Hwy 99W operate at LOS D during PM peak hour and LOS E during 30th DHV. Traffic conditions during weekday AM peak hour continue to operate at LOS E with a V/C ratio of 1.04 exceeding ODOT's V/C ratio of criteria of 0.99 during both AM Peak hour and 30th DHV. • Analyses of total future 2025 traffic conditions with buildout of proposed C-G zoning ("worst case scenario") found that traffic generated by the proposed rezone will slightly increase traffic by approximately four percent along SW Hall Blvd. However, the study area intersections with additional traffic from the potential worst-case development scenarios will continue to operate similar to the total future 2025 with buildout of existing R-12 zoning. • The following paragraphs document the study's methodology, results and major findings. • • • • PROPOSED DEVELOPMENT Figure 1 shows the site area and vicinity map. No specific site development plans were analyzed. Instead, potential "worst-case"development scenarios provided by the applicant and discussed with ODOT staff were compared for the existing and proposed zoning. This traffic analysis was conducted to compare potential traffic impacts of the existing R-12 zoning to traffic impacts with the proposed C-G zoning. Maximum buildout under existing R-12 zoning will have 16 single family homes on two parcels, and under proposed C-G zoning will have 5,000 sq. ft. of sit down restaurant space on parcel- I and 2,000 sq. ft. of fast food restaurant with drive-thru on parcel II. Access to each parcel will be provided via independent driveways along SW Hall Blvd. STUDY SCOPE Based on preliminary discussions with ODOT staff, intersections of SW Pfaffle Street/SW Hall Blvd and Hwy 99W/SW Hall Blvd were selected for the analysis during both AM Peak and PM peak hour. Furthermore, ODOT staff also requested analysis of 30th DHV (design hour volume) conditions at the intersection of Hwy 99W/SW Hall Blvd. This study includes analysis of existing conditions and the 2025 long-range forecast year because at this stage, there is no specific site plan. A site buildout scenario will be analyzed following approval of the proposed rezone application. AREA CONDITIONS Study Area Land Uses Land uses in the immediate vicinity of the site include Dental Office and Tigard Plaza to the west, mini-storage to the south, Hwy 217 to the east and vacant land to the north. Site Accessibility Area Roadway System Figure 2 shows the approximate location of the proposed site and the surrounding roadway network. • Again, the main intersections in the study area are all along SW Hall Blvd. Table 1 presents the characteristics of these roadways. Table 1: Summary of Study Area Roadway Characteristics _ Posted On- Street Name Road Width Speed Sidewalks Bike Street Class (Feet) Lane (mph) Parking SW Hall Blvd District 44 35 Yes Yes No Highway SW Pfaffle Street Collector• 40 25 Yes Yes Yes Hwy 99W District- 80 35 Yes Yes No Highway Pedestrian and Bicycling Considerations Sidewalks and bike lanes exist along both Hall Blvd and Hwy 99W in the study area, except on SW Pfaffle, which lacks bike lanes and has sidewalk. Few pedestrians and bicyclists were observed during our intersection volume counts. Transit Considerations Tri-Met does not operate bus lines along SW Hall Blvd in the vicinity of the site. However, bus numbers 12, 64 and 94 runs along Hwy 99W. The closest bus stop from the proposed site is located along Hwy 99W/SW Hall Blvd intersection which is approximately 800 feet to the south. • • • • Existing Traffic Volumes A reconnaissance of the site and its vicinity was conducted. To assess the impact of buildout of the proposed rezone site, traffic operations were analyzed during both AM and PM weekday peak hours because these periods represent reasonable "worst case"for traffic scenarios in the study area. Furthermore, traffic operations at the intersection of SW Hall Blvd /Hwy 99W.were also analyzed for 30th Design Hour. Traffic Volumes Figure 3 shows recent weekday AM and PM peak hour traffic volumes obtained at the key intersection in the vicinity of the site. Traffic volumes during AM and PM peak hour within the study area were obtained from actual weekday peak hour manual traffic counts conducted during March of 2007 and March 2008. Counts obtained during March 2007 were within one year at the beginning of this traffic study, however, during the process the counts went slightly over a year. Thus, March 2007 counts were adjusted by 1.0 percent per year for a 1 year growth period, which is consistent with Metro Model. Traffic volumes greater than 25 were rounded upward to the nearest five vehicles. The traffic count data revealed that the morning peak hour typically occurs between 7:30-8:30 AM, and the afternoon peak hour occurs between 5:00-6:00 PM. This study considered traffic conditions during weekday AM/PM peak hours, which represent reasonable "worst case" traffic conditions within the study area. This also corresponds with the time periods that the proposed development would generate most of its traffic. A range of 0-5 percent heavy vehicles is common on the arterial roads in Washington County. Most of the heavy vehicle traffic observed during both peak hours was related to public and school bus transportation in the area. For intersections on state highways, ODOT requires the traffic analysis to represent conditions during the 30th highest hour, which is the hourly volume of traffic that is exceeded only 29 hours over a period of one year (also called 30th Design Hour, or 30th DH). The 30th DH is calculated by adjusting typical PM peak hour volumes with a seasonal factor determined using data from an appropriate Automatic Traffic Recorders (ATR) or, if there is no ATR nearby, from the most current seasonal trend • table. The seasonal trend table lists the peak period seasonal factor and bi-monthly seasonal factors for 11 highway types. Based on discussion with ODOT staff, 30th DH volumes were estimated using the "Commuter"trend factors from the most recent (2007) seasonal trend table published by ODOT. The commuter trend factors are as follows: • March 1 factor = 0.9787 • Peak Period Seasonal Factor = 0.9087 The seasonal adjustment is calculated by dividing the bi-monthly factor by the peak period factor. For the March 2008 counts along Hwy 99W/SW Hall Blvd, the seasonal adjustment used was 0.9787 / 0.9087 — 1.08. Figure 3 shows the resulting seasonally-adjusted existing intersection turn movement counts. Peak Hour Traffic Operations Traffic conditions for the study area intersections were analyzed during both AM and PM peak hours and also 30th DH for the intersection of SW Hall Blvd /Hwy 99W. Intersection operational analyses were conducted using the procedures in the Highway Capacity Manual (2000) for evaluating signalized and unsignalized intersections, which describe the traffic operations of an intersection in terms of its Level of Service (LOS). For unsignalized intersections, the intersection's LOS is stated relative to the most critical intersection approach or maneuver, typically the left turns from the minor street approach. The LOS criteria are stated as a letter grade, ranging from "A," indicating little or no delay, to "F," indicating that drivers experience long delays. LOS worksheets for the results presented in this study are included in the Appendix. 410 • • • The LOS worksheets for the results presented in this study are attached as an Appendix to this report. The City of Tigard standards require that all signalized intersections operate at LOS D or better and. unsignalized intersections operate at LOS E or better (if a signal is not warranted). The 1999 Oregon Highway Plan (OHP) uses volume to capacity ratios (V/C) to evaluate mobility deficiencies and needs. V/C is the ratio of peak hour traffic volume to maximum hourly volume of vehicles that a roadway section/approach can accommodate. In other words, V/C measures the percentage of the capacity of the roadway section that is used during the peak hour. SW Hall Blvd. and Hwy 99W is classified as a District Highway under the 1999 State Classification System (1999 SCS). The maximum acceptable V/C ratio for Statewide Highway inside the Portland Metro is 0.99. Tables 2a and 2b show the calculated existing LOS and V/C ratios for the major study area intersections based on the weekday peak hour traffic volumes and the 30th DH shown in Figure 3. These results indicate that most of the study area intersections operate at LOS D or better. The only exception is the intersection of SW Hall Blvd /Hwy 99 which will operate at LOS E during PM peak hour and LOS F during 30th DHV with a V/C ratio exceeding ODOT's V/C ratio criteria during both PM Peak hour and 30th DHV. Table 2a: Existing 2008 Weekday AM and PM Peak Hour Levels of Service Intersection AM Peak Hour 1 PM Peak Hour Traffic Signal Control Avg Vehicle Avg Vehicle • Delay V/C Delay V/C (Sec/Veh) Ratio LOS (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 52.2 0.98 D 75.9 1.02 E Minor Street Stop Control • Avg Vehicle Avg Vehicle Delay V/C Delay V/C (Sec/Veh) Ratio LOS (Sec/Veh) Ratio LOS SW Hall Blvd /Pfaffle Street 14.3 0.19 B 20.4 0.5 C (Critical Approach: WB) SW Hall Blvd /Parcel I 12.0 0.0 B - - - (Critical Approach: WB) SW Hall Blvd /Parcel II 11.2 - B 12.6 - B (Critical Approach: WB) Table 2b: Existing 2008 30th DH Levels of Service Intersection 30th DH Traffic Volume Traffic Signal Control Avg Vehicle Delay V/C (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 99.9 1.1 F • • • • Traffic Safety Collision records for the most recent three years of available data (Jan. 2004 to Dec. 2006) were obtained from Oregon Department of Transportation (ODOT) for the intersections in the vicinity of the project site. These were analyzed to determine if traffic safety problems exist at the study area intersections in the vicinity of the site. Figure 4 shows the location and type of reported incidents. A total of 4 crashes were reported along the intersection of SW Hall Blvd /SW Pfaffle Street, which equates to an average annual crash rate of 0.29 crashes per million entering vehicles. A total of 23 crashes were reported along the intersection of SW Hall Blvd /SW Pfaffle Street, which equates to an average annual crash rate of 0.54 crashes per million entering vehicles. These numbers and rates of reported collisions are typical of the crashes experienced on similar roadways throughout City of Tigard. Intersection Sight Distances Sight distance was evaluated along SW Hall Blvd at the two access locations along SW Hall Blvd. Photos of these intersections and other intersections in the study area are in the Appendix of this report. Washington County classifies SW Hall Blvd. as a Minor Arterial and ODOT as a State District Highway". ODOT standards require that intersection sight distances conform to AASHTO — A Policy on Geometric Design of Highways and Streets 2001, which requires that measurements be based on an eye height of three and one-half (3.5) feet above the controlled road at least fifteen (15) feet from the edge of the vehicle travel lane of the uncontrolled public road to an object height of three and one-half (3.5) feet on the uncontrolled public road. Washington County requires that the measurements be taken from an eye height of 3.5 feet and an object height of 4.25 feet above the road with the measurement taken 15 feet from pavement edge at the proposed access location. The City's sight distance standards call for minimum sight distance equal to 10 times the posted speed from driver's eye height of 3.5 feet to an object height of 4.25 feet, measured 15 feet back from the extended curb line or edge of pavement. Among the three, ODOT's criteria are much more conservative. For Hall Blvd., a state facility with a posted speed limit of 35 mph, AASHTO requires 390 feet of clear sight distance be available. A driver's line of sight along SW Hall Blvd. from the two • access streets, was measured to be over 400 feet on either side, which exceeds both ODOT and Washington County's criteria. Photos in the Appendix document available sight distance for this intersection. Based on this information and the area, there do not appear to be any traffic safety problems in the immediate vicinity of the site that the applicant needs to address. • • SW Hall Blvd Rezone , • Page 7 April 17, 2008 • TRAFFIC IMPACT ANALYSIS Potential weekday AM and PM peak hour traffic impacts from the worst-case buildout scenarios for existing zoning and the proposed rezone of the Hall Blvd site were analyzed as follows: • A 2025 background scenario was developed. Future analysis volumes were estimated based on existing traffic volumes, which were factored to 2025 background traffic conditions based on an average annual growth rate from the Metro's Emme/2 regional traffic model for Washington County for the year (2005) and horizon year (2030). • Potential worst-case trip generation scenarios were developed for both the existing R-12 zoning and the proposed C-G zoning, based on the City's site buildout scenarios for each zone. The resulting peak hour trips generated were added to the 2025 background peak hour projected volumes. Total AM and PM peak hour trips both into and out of existing and proposed rezone were estimated using standard trip rates in the ITE Trip Generation Report (7th Edition). • Considering the site's proximity to major roadways, existing traffic volumes in the study area and the metro's Emme/2 information, traffic assignments were evaluated to estimate trip distribution patterns for vehicle trips generated by the proposed development. Based on this distribution, site-generated traffic and pass-by traffic was assigned to the roadway system. • Future peak hour traffic operations at key intersections in the study area were examined under both 2025 background and 2025 full buildout traffic conditions, for both land use scenarios. Future 2025 Background Traffic Volumes This analysis focuses on the potential maximum development scenarios for the parcel's existing and proposed zoning for long-range 2025 traffic conditions. After the proposed rezone is approved, a • detailed analysis will be conducted for an actual development proposal that will analyze a near-term site buildout scenario. To assess potential impacts of proposed use changes resulting from a zone change, we first estimated background 2025 conditions assuming development throughout the rest of the City, but with no redevelopment of the project site. Improvements identified in Tigard 99W Corridor Study Preferred Alternative B at the intersection of SW Hall Blvd /Hwy 99 was assumed to be in place. These 2025 TSP improvements include exclusive northbound and southbound through lanes and exclusive eastbound and westbound right-turn lanes and an additional westbound U-turn movement, shown in Figure 2. To account for future growth in traffic due to sources outside the immediate study area, a growth rate of 1% per year was used to estimate 2025 background volumes projected by the EMME-2 travel demand model operated by Washington County for major roadways. The existing volumes shown in Figure 3 were increased by 17 percent (17 years x 1 % per year = 17%). This growth accounts for other future development within the study area and throughout the region that would travel on study area roadways. The resulting weekday future 2025 background peak hour traffic volumes are shown in Figure 5. Capacity analyses of future background 2025 traffic volumes were performed. Tables 3a and 3b show the calculated future background 2025 LOS and V/C ratios for the major study area intersections based on the weekday peak hour traffic volumes and the 30th DH shown in Figure 5. These results indicate that most of the study area intersections operate at LOS D or better. The only exception is the intersection of SW Hall Blvd /Hwy 99 which will operate at LOS E during both PM peak hour and 30th DHV with a V/C ratio exceeding ODOT's V/C ratio criteria during both AM Peak hour and 30th DHV. However, it should be noted that with planned 2025 improvements, LOS and V/C ratios improved as compared to existing conditions scenario. • • • Table 3a: Future 2025 Background Weekday AM and PM Peak Hour Levels of Service With Planned Improvements Intersection AM Peak Hour PM Peak Hour Traffic Signal Control Avg Vehicle Avg Vehicle Delay V/C Delay V/C (Sec/Veh) Ratio , LOS (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 57.5 1.03 E 50.5 0.94 D Minor Street Stop Control Avg Vehicle Avg Vehicle Delay V/C • Delay V/C (Sec/Veh) Ratio LOS (Sec/Veh) Ratio LOS SW Hall Blvd /Pfaffle Street 17.3 0.30 C 31.2 0.64 D (Critical Approach: WB) • SW Hall Blvd /Parcel I 12.8 - B - - - (Critical Approach: WB) SW Hall Blvd /Parcel II 11.7 0.01 B 13.6 - B (Critical Approach: WB) Table 3b: Future 2025 Background 30th DH Levels of Service With Planned Improvements Intersection 30th DH Traffic Volume • Traffic Signal Control � Avg Vehicle Delay V/C (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 62.1 1.01 E Site-Generated Traffic Volumes The proposed rezone site is located along the east side of SW Hall Blvd approximately 700 feet north of Hwy 99W. Figure 1 contains a vicinity map of the site and surrounding roadway system. This traffic analysis was conducted in accordance with section 18.390.040.B.2(e) of the City of Tigard Development Code. In addition, applicable requirements from OAR 660-060 with regard to the Comprehensive Plan Amendment were evaluated. The following two maximum development scenarios were analyzed: • Maximum buildout under existing R-12 zoning on both parcels: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 sq. ft. The parcel I can accommodate a maximum of TEN single family homes, and SIX single family homes on parcel II. • Maximum buildout under proposed C-G zoning: 5,000 sq. ft. of sit down restaurant space on parcel I and 2,000 sq. ft. of fast food restaurant with drive-thru on parcel II. • • • • R-12 Zoning Development Scenario This development scenario would subdivide two tax lots totaling approximately 1.17 acres into 16 single family residential units. The site currently contains one small single family residence on the larger parcel I (0.74) and the adjacent smaller parcel II (0.44 acres) is the home of Silver Creek Apartments, a 10 unit complex. At this stage there is no specific site plan. However, trips generated from the existing use on the site were deducted from the overall estimated R-12 zoning site generated trips. The site (two tax lots) presently has two accesses, one for each along SW Hall Blvd approximately 110 feet apart. Vehicle trips that would be generated by the R-12 development scenario (shown in Figure 6) were estimated using standard trip generation rates ITE Code 220 for the Apartments and ITE Code 210 for the single family homes from the ITE Trip Generation Report (7th Edition). As shown in Table 4, based on these rates, it is estimated that this development of 16 single family homes will generate approximately 76 net new vehicle trips on the adjacent roadway system during a typical weekday, including 6 vehicle trips during the AM peak hour and 9 trips during the PM peak hour. • Table 4: Estimate of Weekday Trip Generation for Full Buildout With Existing R-12 Zoning Daily AM Peak Hour PM Peak Hour Land Use Trips Total In Out Total In Out 16 Single Family Homes 153 12 3 9 16 10 6 ITE Code 210 Less Existing Apartments(10-Units) <67> <5> <1> <4> <6> <4> <2> ITE Code 220 Less Existing One SF Home <10> <1> <0> <1> <1.> <1.> <0> ITE Code 210 - Total Net New Site Generated Trips 76 6 2 4 9 5 4 • C-G Zoning Development Scenario The estimate for developable area and number of residential units under this development scenario were provided by the applicant. The C-G development scenario includes 5,000 sq. ft. of sit down restaurant space on parcel I and 2,000 sq. ft. of fast food restaurant with drive-thru on parcel II. Again, the site currently contains one small single family residence on the larger parcel I (0.74) and the adjacent smaller parcel II (0.44 acres) is the home of Silver Creek Apartments, a 10 unit complex. At this stage there is no specific site plan. However, trips generated from the existing use on the site will be deducted from the overall estimated C-G zoning site generated trips. The site (two tax lots) presently has two accesses, one for each along SW Hall Blvd approximately 110 feet apart. Due to the nature of retail land uses in the proposed C-G scenario, a discussion of the types of trips generated by retail use is necessary. The majority of vehicle trips to/from a retail use result from vehicles already on the road making trips for other purposes, such as getting to/from work or shopping at adjacent uses. This is particularly true for retail uses along major commuter routes. The first trip type, pass-by trips, comes from drivers who are already traveling along an adjacent street, such as SW Hall Blvd. As they pass by the site as part of their regular travel route, they turn into the site to make a purchase and then continue on their original route. The second trip type is diverted trips from other drivers already nearby (eg, Hwy 99), but who must alter their route to enter the site. After they make their purchase they then return to their original route. The third trip type is totally new trips on the roadway system. These include nearby residents who leave their home or office and drive to make a purchase and then return home without making any other stops. To be conservative, this study treats diverted trips as new trips. Vehicle trips that would be generated by the proposed rezone development (shown in Figures 7a and 7b) were estimated using standard trip generation rates ITE Code 931 for Sit Down Restaurant and ITE Code 934 for Fast Food Drive-Thru Restaurant from the ITE Trip Generation Report(7th Edition). As shown in Table 5, based on these rates, it is estimated that the C-G rezone development • scenario would generate approximately 1,289 net new vehicle trips on the adjacent roadway system during a typical weekday, including 44 vehicle trips during the AM peak hour and 40 trips during the PM peak hour. a I • Table 5: Estimate of Weekday Trip Generation for Full Buildout of C-G Rezone Daily AM Peak Hour PM Peak Hour Land Use Trips Total In Out Total In Out , A) Sit Down Restaurant(5,000 GSF) (ITE Code 931) 450 4 3 1 37 . 25 12 Pass-By Trips (44%) _ 2 1 ' 1 16 8 8 New/Diverted Trips (56%) - 2 2 0 21 17 4 B) Fast Food Drive-Thru (2,000 GSF) (ITE Code 934) 992 106 54 52 69 36 33 Pass-By Trips (50%) _ 52 26 26 34 17 17 New/Diverted Trips (50%) - 54 28 26 35 19 16 Total Trips 1,442 110 57 53 106 61 45 (A+B) Pass-By Trips (50%) 54 27 27 50 25 25 (A+B) New/Diverted Trips(50%) 56 30 26 56 36 20 Less Existing R-12 Zoning (16 SF Homes) <153> <12> <3> <9> <16> <10> <6> ITE Code 210 Net Increase due to Rezoning I 1,289 I 44 I 27 I 17 I 40 I 26 I 14 Distribution and Assignment of Site Generated Traffic Trip distribution and assignment was developed separately for each proposed zoning, based on existing travel patterns and land uses in the area. To estimate travel patterns throughout the study area, we analyzed metro's Emme/2 information, traffic,assignments were evaluated to estimate trip distribution patterns for vehicle trips generated by the proposed development. Based on this distribution, site-generated traffic and pass-by traffic was assigned to the roadway system. Figure 6 thru 7b shows trip distribution and assignment for the R-12 and C-G zoning respectively. This analysis • found that approximately 30 percent of the traffic travels to/from the north and 70 percent to/from the south along SW Hall Blvd. Total Future 2025 Traffic Volumes and Levels of Service Total future 2025 peak hour traffic volumes were estimated by adding the future 2025 background traffic volumes displayed in Figure 5 to the volumes that would be generated by the buildout of existing R-12 zoning and proposed C-G zoning shown in Figures 6 and 7b respectively. The resulting total future 2025 volumes for the R-12 and C-G zoning are shown in Figures 8a and 8b respectively. Tables 6a and 6b summarize the results of the intersection analysis for total future 2025 build-out conditions with existing zoning and Tables 7a and 7b shows with the proposed zoning. Again, improvements identified in Tigard 99W Corridor Study Preferred Alternative B at the intersection of SW Hall Blvd /Hwy 99 W was assumed to be in place. Results of the analysis of 2025 future traffic volumes with buildout of both scenarios indicate that traffic operations at all of the study area intersections will remain approximately the same as compared to future background 2025 traffic conditions, with no redevelopment of the site. Again, the intersection of SW Hall Blvd /Hwy 99W is estimated to operate at LOS E during both AM peak hour and 30th DHV with a V/C ratio exceeding ODOT's V/C ratio criteria during both AM Peak hour and 30th DHV. All other intersections analyzed met the City's maximum allowable operational thresholds. III • S • Table 6a: Total Future 2025 Weekday AM and PM Peak Hour Levels of Service With Planned Improvements For Existing R-12 Zoning Scenario Intersection AM Peak Hour I PM Peak Hour Traffic Signal Control Avg Vehicle Avg Vehicle Delay V/C Delay V/C (Sec/Veh) Ratio LOS (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 57.7 1.04 E 50.8 0.94 D Minor Street Stop Control Avg Vehicle Avg Vehicle Delay V/C Delay V/C (Sec/Veh) Ratio LOS (Sec/Veh) Ratio LOS SW Hall Blvd /Pfaffle Street 17.3 0.30 C 31.6 0.65 Dom. (Critical Approach: WB) SW Hall Blvd /Parcel I 12.0 - B 13.9 0.01 B (Critical Approach: WB) SW Hall Blvd /Parcel II 11.8 0.01 B 13.6 0.01 B (Critical Approach: WB) Table 6b: Total Future 2025 30th DH Levels of Service With Planned Improvements For Existing R-12 Zoning Scenario Intersection 30th DH Traffic Volume • Traffic Signal Control Avg Vehicle Delay V/C (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 62.4 1.01 E Table 7a: Total Future 2025 Weekday AM and PM Peak Hour Levels of Service With Planned Improvements For Proposed C-G Zoning Scenario Intersection AM Peak Hour I PM Peak Hour Traffic Signal Control Avg Vehicle Avg Vehicle Delay V/C Delay V/C (Sec/Veh) Ratio LOS (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 58.5 1.04 E 51.9 0.95 D Minor Street Stop Control Avg Vehicle Avg Vehicle Delay V/C Delay V/C (Sec/Veh) Ratio , LOS , (Sec/Veh) Ratio LOS SW Hall Blvd /Pfaffle Street 18.3 0.33 C 33.5 0.65 D (Critical Approach: WB) SW Hall Blvd /Parcel I 10.3 0.01 B 14.1 0.02 B (Critical Approach: WB) SW Hall Blvd /Parcel II 13.4 0.09 B 14.8 0.06 B • (Critical Approach: WB) • • Table 7b: Total Future 2025 30th DH Levels of Service With Planned Improvements For Proposed C-G Zoning Scenario Intersection 30th DH Traffic Volume Traffic Signal Control Avg Vehicle Delay V/C (Sec/Veh) Ratio LOS SW Hall Blvd /Hwy 99W 64.3 1.02 E SITE ACCESS AND INTERNAL STREETS Figure 1 shows the site area and vicinity map. At this stage there is no specific site plan for the proposed parcel rezone. Additional traffic analysis should be conducted when a development application is submitted, including on-site circulation, parking and queuing at site access points and key intersections. CONCLUSIONS Based on the results of the analysis described in this traffic study, it is concluded that the proposed amendment can be constructed without significantly affecting traffic operations or safety in the vicinity of the site. Analyses of total future 2025 traffic conditions with buildout of proposed C-G zoning ("worst case scenario") found that traffic generated by the proposed rezone will slightly increase traffic by approximately four percent along SW Hall Blvd. However, the study area intersections with additional traffic from the potential worst-case development scenarios will continue to operate similar to the total future 2025 with buildout of existing R-12 zoning. No specific off-site roadway • improvements are recommended to accommodate the buildout of proposed rezone or mitigate its impact in addition to what is planned in Tigard 99W Corridor Study. If there are any questions related to the data or analysis contained in this report, please contact Arshad Syed at (503) 690-8080 x 1174. • Since 4)PA( oweAv ,, ii w n /Robertrast, P.E, P.T.O.E. � ' Y1.77.&/ / Princip. ransportation Engineer AREGON Attachments 9 44it ~ /9.O. RoirJ. 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",t,i1,:, [ kk.i.,,,t,•41 -...,• -..y.." .1. . t•-i•-.. • S, ......s. .....,- -,....... _... ...‹'.> ....".....-., .....N., \ ‘..r....;114.• •..i. 1 ( ri,,h i....ils :::•€.€€€.4 . k. ,..: .:: : •:.: N i .•.:, • I.:••••. :. 1.: .: 0 . ...: .. .. .. . 0 • 2.€ . •, . : .. ,... Q. i ......i2 . ir'iglire. 5: F'*re 2025 Back...carol...1nd VVeek• daSer3k irioUr Traffic Volunies In The 'Vicinity Of St:udy Area Intersect:lc:ins • /Aro re, / ri ..... ce i „ r \ 1 4 k I f 1 ‘ t . S....I'..f ......t.;.:......::••-: ......T. .. • t..t.::,?...1.„ ',.„............,_,......,,.., .:., 0.:44., \ .'••" „.„---------7„ ,, 17 ......7 '7'177 1941"*... 27 277 op 2... ,.. ........ —... \ L•: ::::.. (..•.': .::::::: i 4 '......•4. i . . \ 57: 4..3.:' ..•:.•.'....•-•*" -:•,. i %;.•;:i?.'" i i 1 .., •0•4,I. 217 i 77777 .1.,:i1.12:1. 7172 i ---------r--------7\ 6.1;„ ,• L2222-2, 77 74 9911/ 0 -••• 4,,_ '0' / N "41(,....:- 474.72\- . -..:..• ; • ; : ••••. \ c,f; i '..1... (..1 .... .., k 4. .....p, i :::..s•: I 1*•.. ::: • `....:k ,...•... ,-*----- .. . ..*/ .,.. ,. . f,„ .... ... \ / •• ••• ••• ..:, 1*, DIV\ ••: *„. T . T * n•,.. •:. lk f., \ . • , i 4 l' k \1 • *: ' .....* .. i .... "-• ..• .,••-•." I • i .., • . . • ... .. ,.. ___ .... ... ... -. .. . .., ... ......, ,• .„ ... 0 • • . : r TC e... i a .. iorre,.„ Figure 6: VVec•ay Peak Flour Traffic Volurner.--,:nerate.d By By Full Buildout of Existing R-12 Zoning S x / t I .... . \ 1 ••• ..., i . • 1 i i k 1 \ . . / \ \ i \ • . .11.111t.: !:.1./.1:41.1t4 !::::4t ki- "A \ .I. ...... if,„,_ \ ••• ft ,--.< :, .....t{ V ,...?,,,, \ A. -,:.• ...1., C,.....' ::„T. ...,, . ....... ...,•,.: 2,..T;.... .- -,-.... ...... ....1 ..'• .44,•-• /. .4ct'..-------tt' S•411;Elk'4114 .4 'W. IT/. • t \ ‘14.11: tItt44 ••4*/ .' 14; tap?1/1111/. :71.titit Pfaffie •-7-:, if:::-, „., •„, •,:!--.: .„- • I" ia 4411 tile road I did, pitai 4. 1 • -•: 1 s-,,• l'itl.... 1.1 \.....• • • 217. ..---.9,"*.;,' t ..,...0, , 1 \ ..,.."- i ----i /•\ .4..... ..... : / :=. t7-........:::.---,,• s...; 79- -,. I itjakkcik ti,„ 91.1w I ....... ,...., ...... ..,-..F., ........ ,d,,_ „.-,----"*.^‹.'fr.]: :•*"..;', '..A. 7 '•;; --\\ss /7 Ci% p.,0• ....... 0,.-.. ,,- •• ..• *.la. ...1 • ....-, -•-- -,-‘, -,-. .,t-,,,,,,,i-i ,_... .•.••, Ick\> •:.. . i // ...: .1. ...:. 'N.-, \ :• .„ - • •:•.;-. ..-,„ , \ .... ••••., / ... • ; : ; -; . -..:4• . :-.......:;',..',./. sit-i•••-.......1.::!... C I•4*WI: I ii:. 4.11.: 1TC•.•1/ /..:TitC.: I COT./f I \I/ 44/ . . • .• •. 1.t.I I\*.:• .. • • i••,I :• . • . .: • . k .....,•:: ::.••„:.:•,i......i ryli:.i. :::: ci :-;:-.•t.:..;,..l.:* 1•i•I' ''..1. : :.:',1•:-.1...: N :.,• ::• :-• . . • .. ..........,-. 1....:. . • • • ..•• . • . . 0 •. . ... •re le Tr i I .,, •,:•,, ,.• C. ..L...-S - , . .... . . Fiatire i.7,:i: ViVeekcia•)ass-f3y Peak Hoick- Traffic: Vok.es Geflerated By Full Buildout: of Proposed erd Zoning • :ire rise si . .....,6,..:. $4 ,n i.P:„,,... ::::, 4:r.' 4;• \ _ :- -..... ........ .:_. \,.. ..,.., .......... . . *--.. ...... I 4. \•* 1. ....7,- Par,.4.1-ii . •. 1 ''''':.. :14 ......5 ',! i: I •,..ity.Z. 4. I • • r•-•. ' ... ........ u......, .,... -4..)''R.,•,,, .....;._ • V,,,,,. .._ •,,,, / • r.f....Y \-... ,...k° 4,.. \ x r .-4 ,.. 4..4- i k 9T, P.:irt.4.1-1 ,-••::: !• i 0: ii.:•.!".". ...... . ..,,,.. ,..4 ..,, i I i -....1 .., , . . ._•:. ......"?- rr, ,:".*Kk`• 1....';'....... .H.3.',"..1 Li...: 1.,.... '''•,.....:' I 1.;'.1.1. .1."1:....:': h . .•: • . . ..'1 : . :• . . . H.... p... .,..,..,. .J .. :„ .. p...... .,11.! : :•:•• .,•„: :: a • ... • 0 . . ... . . . . . [.... 1 ....... S ........... Figure 7b: Week* New And Diverted Peak HotOkrattic Volumes Gerutrated By FL1 i Buildout of Proposed erd Zoning • , r r • \ i 14 1 .1 . . .t 1 , ,.. ....: .. 'q \ ....tii.:11.). ,, 4... \ ... ..- ..... 44. .--, ....., 4.5 4 ...ttt tt \ •,... Am". tt...., .... 1 kk ....t. i k 1 4.4 % 1,,, , ,••••-, •••••••• ,...:0- -.,..,,,... '.. ..:.: ..::: ------1 • •2\ 6- - \ .... • ...... ,..... /.., / ::: •::::11 2f, :.. .sA. .. .•. , \ 5% ### e### # \/ : # f. 4. . .. 12.2. , 1 • .;>..• ° . 4. t/t 1, tt • .- ../ .: "..\ \‘‘, 'k I / .....,., N.. .,. .1::.....:t. ... N Akeerktk rkkkutdb : fe re gt. :kkg I roll:: :'H.:,. I I! : .. . . , .. t t I ?t.•i - • . ... .... 0 . • t , „..• F'ia LI re na: ...toin I :tire 2'025" Weekday EFFFiak H otkOta ft it klolu riles ...„ Rink Full Buildout of Existing R-12 zoning I ... 1 % 1 4 55 1: i # 4 • 1 k I t 1 h h I \ :9:94..49 hhhht 919 9 thth.:t thekk itchhhh. , .....1.-T; ....„,. t- cc., ::-....... ..,.-.1-. i..•*..J .../. ;47 4 •• \ '•—•*--4 4;4.— 44 .444/ I kt. , k thh•htt"./. P t...-iftl e :............;t fjj i....r..) i.....,:: :•-•,•:.,r.::: i1 ,•....• .. .., •••,45# ••• # 5-5 155-0 •••• 0050 .....,7 / `..........., \ . .. 7 ..... .TAM„.... 0 ...„ ....... -,........)..,.. ,‘".. i '• .:::. /.,..•-• ,./...1 9 s..99 1 9 4 I ../4•4•• . 4•••• i i 4 Jo. 1 •••' . 54 4 . , ., ... 5 ..... ••• / 5,3 55 7 5.: 5 # 2025 9900 Cof 50,5#5- • ....... • Study 04.5450....9h. 9. :•• //e.\Shtht):. / 9. f ..f .•... . ... :.'. ,,,' ...:: :.• '99, '.9. / k •' '' 99: 9../ 1/ 9, h.t . ...° •• • 99 / 1 i 4 5... ••••• 1 555. :::: .. ,...,5; l• t #.: :, • • , 0 „ , •„, „ ., o \ :,„,, moo: . ., . o , :. / . .., . •„ ..... .. .i 5 m 005r4 .... -• .. 45 :55. :•• , 44,0 ..• I . . I 1 .., Q.....IS • PN.C99:999, lagLire 8b: Ibtai ....Lire 2025 Weekday Pe.ak Hot,raffic Vol LI mes Wei Full Bukdout of Proposed Pre Zoning 0 .\\ \ i \ i ,..., -.,,,a, a, •:',-,\* ,:a 7.,a7".•,---,,,N,,,,,,,,9 \ ., _... a 4.1. — ,.... ,•,,,- a., i .:.• :-• (-a ,••••••, \.... „,,,.. ...„. , a._•-•::• i. 1 fa a .7.;a.1..; h'i a it 1 Fa a..:.t la'i La 11,:a ...t. .---- \ i ------------ 1 ‘ ...s 19122. - -.....„ --, N... .= ..,.... CO ■i...I ' --, ....... -••• 0 if \ 4 t ttt %4 c2:: i G tt, • . .. t ttt \ „ .... .i/ t ttl \ ': •• ,;t. itt,•• /I .: *4 - t-ttn ,t t Mt., / t•ttft: ..,. .. 0 N /7 - :•.: -:.: •-.<;•.t.i 1 iiii‘• .... ,... .,.. .-. •: - — fi,:•I :.1 . ...; ; t 4 t 1 k t 4 t 1 \ •44... : tt•• 4 if 4.. •• ,,, st. .. .,. .... mtm . •. ...„.1f...1 i_....i. :: .:: ... .... Q-.....z • • • CTS • ENGINEERS TECHNICAL APPENDIX Attached is the Technical Appendix for CTS Engineers traffic impact study for Project OR08.002.T01, Hall Blvd Rezone. It includes the following information: 1) Photos of Proposed Site Access Location 2) Trip Generation Worksheet 3) Collision History Analysis Worksheet 4) Manual Turn Movement Counts 5) Regional Transportation Council EMME/2 6) Capacity Analysis Worksheets for Existing 2008 Weekday Peak Hour and 30th DH Traffic Volumes 7) Capacity Analysis Worksheets for Future Background 2025 Weekday Peak Hour and 30th DH Traffic Volumes. • 8) Capacity Analysis Worksheets for Total Future 2025 Weekday Peak Hour and 30th DH Traffic Volumes with Buildout of Existing R-12 Zoning. 9) Capacity Analysis Worksheets for Total Future 2025 Weekday Peak Hour and 30th DH Traffic Volumes with Buildout of Proposed C-G Zoning. • ... ....I . . 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" -teA4 . •.• . ..... • . •• • _ . • • • • • • wit km • • . • • r • •••.•• .• . . • ' ....... . • , • - 1:11111 '"—• •... : •.• • . .. • vi; .• • i , t: ; a, • '•••• IN r h •••1 - - • • •• • t • , ••`' ' - •• • •• •, •.. •.11111:.,: • ...:_21...1:111; . • • .• ••••••• •• • • . • p. cHwy • • • • • . t % . • • • • ....• . „/ z ••••••••:••.:•:•.(• • • • .11pp r - • S TRIP GENERATION WORKSHEET RATES Development: Hall Blvd Rezone Size: 16 Homes ITE Land Use Code: Single Family Homes, Code.210 (7th Edition) Variable: Number of Homes (H) Total Weekday Trips T = 9.57x (H) Enter Exit Total Vehicle Trips 77 76 153 • Site Distribution 50% 50% _ 100% Weekday AM Peak Hour Trips T = 0.75 x (H) Enter Exit Total Vehicle Trips 3 9 12 Site Distribution 25% 75% 100% Weekday PM Peak Hour Trips T = 1.01 x (H) Enter Exit Total Vehicle Trips 10 6 16 Site Distribution 63% 37% 100% • CTS Engineers, • • TRIP GENERATION WORKSHEET ATES Development: Hall Blvd Rezone Size: 10 Units ITE Land Use Code: Apartments, Code 220 (7th Edition) Variable: Number of Units (U) Total Weekday Trips T = 6.72x (U) Enter Exit Total Vehicle Trips 34 33 67 • Site Distribution 50% 50% 100% Weekday AM Peak Hour Trips T = 0.51 x (U) Enter Exit Total Vehicle Trips 1 4 5 Site Distribution 20% 80% 100% Weekday PM Peak Hour Trips T = 0.62 x (U) Enter Exit Total Vehicle Trips 4 2 6 Site Distribution 65% 35% 100% CTS Engineers, • • TRIP GENERATION WORKSHEET RATES Development: Hall Blvd Rezone Size: 5,000 GSF ITE Land Use Code: Quality Restaurant, Code 931 (7th Generation) Variable: Per 1,000 GSF (G) Total Weekday Trips R =89.95x (G) Enter Exit Total Vehicle Trips 225 225 450 Site Distribution 50% 50% 100% 44% Pass-by Trips 99 99 198 18% Diverted Trips 40 41 81 • 38% New Trips _ 86 85 171 450 Weekday AM Peak Hour Trips R =0.81 x (G) Enter Exit Total Vehicle Trips 3 1 4 Site Distribution 65% 35% 100% 44% Pass-by Trips 1 1 2 18% Diverted Trips 0 1 1 38% New Trips 2 -1 1 4 Weekday PM Peak Hour Trips R =7.49 x (G) Enter Exit Total • Vehicle Trips 25 12 37 Site Distribution 67% 33% 100% 44% Pass-by Trips 8 8 16 18%° Diverted Trips 3 4 7 38% New Trips _ 14 0 14 • 37 CTS Engineers, • i TRIP GENERATION WORKSHEET RATES Development: Hall Blvd Rezone Size: 2,000 GSF North ITE Land Use Code: Fast-Food Restaurant with Drive-Through Code 934 (7th Edition) Variable: Per 1,000 GSF (G) Total Weekday Trips R =496.12 x (G) Enter Exit Total Vehicle Trips 496 496 .992 Site Distribution 50% 50% 100% 50% Pass-by Trips 248 248 496 25% Diverted Trips 124 124 248 25% New Trips 124 124 248 992 Weekday AM Peak Hour Trips R =53.11 x (G) Enter Exit Total Vehicle Trips 54 52 106 Site Distribution 51% 49% 100% 49% Pass-by Trips 26 26 52 26% Diverted Trips 14 14 28 25% New Trips 14 12 26 106 Weekday PM Peak Hour Trips R =34.64x (G) Enter Exit Total Vehicle Trips 36 33 69 Site Distribution 52% 48% 100% 50% Pass-by Trips 17 18 35 24% Diverted Trips 8 9 17 • 26% New Trips 11 6 17 69 CTS Engineers, • • • TRIP GENERATION WORKSHEET RATES Development: Hall Blvd Rezone Size: 1 Homes ITE Land Use Code: Single Family Homes, Code 210 (7th Edition) Variable: Number of Homes (H) Total Weekday Trips T = 9.57 x (H) Enter Exit Total Vehicle Trips 5 5 10 Site Distribution 50% 50% 100% Weekday AM Peak Hour Trips T = 0.75x (H) Enter Exit Total Vehicle Trips 0 1 1 Site Distribution 25% 75% 100% Weekday PM Peak Hour Trips T = 1.01x (H) Enter Exit Total Vehicle Trips 1 0 1 Site Distribution 63% 37% 100% • CTS Engineers, • • • Collision History Analysis Worksheets • • Project: OR08.002.T01 -Hall Blvd Rezone Crash Analysis Worksheet Jan 2004-Dec 2006 Intersection: SW Hall Blvd/SW Pfaffle Street Percent Percent Property Rear End 2 50% Damage Only 1 25% FixObj 0 0% Injury 3 75% Turn 2 50% Fatality 0 0% Ang 0 0% Total 4 100% Other 0 0% Total 4 100% PM Peak Hour ADT X12 7;73 Assumed to be PM Peak Hour/11 percent Crash Rate= (Number of Crashes/3)/(ADT x 365)*1,000,000 Vehicles Crash Rate= 0.29 Average number of accidents per million entering vehicles Intersection: SW Hall Blvd/Hwy 99W Percent Percent Property Rear End 12 52% Damage Only 13 57% FixObj 1 4% Injury 10 43% Turn 4 17% Fatality 0 0% Ang 4 17% Total 23 100% Other 2 9% Total 23 100% 410 PM Peak Hour :.n4;•259 ADT r,68;718 Assumed to be PM Peak Hour/11 percent Crash Rate= (Number of Crashes/3)/(ADT x 365)*1,000,000 Vehicles Crash Rate= 0.54 Average number of accidents per million entering vehicles .0" ) • ENGINEERS • • AM and PM Peak Hour Manua/ Turn Movement Counts • • • • • Type of peak hour being reported:Intersection Peak • Method for determining peak hour:Total Entering Volume • INTERSECTION: SW Hall Blvd-Pacific Hwy(99W) QC JOB#:10240043 WEATHER: DATE:3/15/2007 412 304 02 2.0 • 14. * I Peak-Hour:7:25 AM--8:25 AM 14. * I f L o.so 68 139 205 0.0 0.0 0.5 O i 4 4 i 4 951 4 117 : .t•92 .f. 1071 [ Pacific Hwy(99W) ] 5.6 4 1.7 J t' t-1 F 5.5 [0.97 1 1614♦ ..10.98::` «845 10.93I 4.0 • • 5.9 • 1746 • 15 .1 X134 • 2114 S.. 3.9 ♦6.7 3 c 6.0 ♦ 3.7 1 • to (77:::: � h 4 f• 38 95 295 i 1 7.9 3.2 4.1♦I 0.93�• -288 428 11 3., 4.2 [ SW Hall Blvd ] [ SW Hall Blvd ] A ��LK! 1m l .+ i 4 0 t• t 1 p '0.R 1 t r• I� I NORTH F 4- 44. L 4- r • • L 1 r, ---0�Oyy�9O * l' • lb . 7 41.9. p 7 i rl------ F 'SEE LEGEND SHEET 5-MIN COUNT SW Hall Blvd SW Hall Blvd Pacific Hwy(99W) Pacific Hwy(99W) HOURLY PERIOD (Northbound) (Southbound) (Eastbound) (Westbound) TOTAL TOTALS BEGINNING AT Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 7:00 AM 5 5 9 0 1 6 3 0 3 137 2 0 16 47 2 0 236 • 7:05 AM 1 1 5 0 8 11 1 0 8 136 3 0 8 58 4 0 244 7:10 AM 0 9 34 0 9 6 6 0 10 131 1 0 11 52 2 0 271 7:15 AM 3 1 20 0 16 11 6 0 4 146 0 0 14 65 6 0 292 7:20 AM 4 11 29 0 9 6 5 0 8 137 1 0 9 57 2 0 278 7:25 AM 3 4 • 22 0. 16 13 6 0 . 5 140 2 • 0 • 11 78 :9 0 309 ' 7:30 AM 3 8 32 0 15 9 4 0 8 133 1 . 0 12 66 • 2 0 293 . - 7:35 AM 3 ' .5 20 0 28 13 4 0 6,. . 140 1 .0 '5 84 7 . -0 . 311 7:40 AM.' .. . 3. 1 1 .26 ':.0 . .14 . 12. 6 . .0 ':.10 . 125 0. 0' . 15 -.72. 7. . 0: .301 . . ;7:45 AM - 1 7 • :22 • ;0 •21 20 " -1 ' .0 8 -148 • 2 '0 11 ' 75 "8 0 ' 324 ' •7:50AM 2 ' '10 ..26 : '0 17. 14 '6 •. 0 '- '15 • 117. -1 •'• 0 17 75 :'9 "0 , 309' 7:55•AM 2 8• 28 0 - 14 ,10- 5- •-0 9 . 142.-.-1 0'. -.15 68 . 2 . -0 304 • .3472 . 8:00 AM . 4 .6 20 0 20 .14 .8 ' 0 15. 123. 1 .0 : •9 62. . 16. •0 -298 . 3534 • 8:05 AM • 1. 10 22 0• •21 7. 7. .0 • 9 153. 1. 0 5 :,70 . 6 0 .312 3602 8:10 AM 4 10• •: 30 0 10 9 • 8 1 0 14 113 '4 0 16 58 12 0 288 3619. 8:15 AM 3 .• 8 • 25 0 18 12 9 '0 . 4 145 0 .• 0 7 , 65 7 0 • 303 .3630 8:20 AM 9 . 8 22. 0 16 .6 4 0 14 135 1 0 11. 72 . 7 0 . 305 _ 3657. 8:25 AM 5 6 14 11 10 8 0 6 113 0 0 4 63 6 0 246 3594 8:30 AM 3 13 18 11 7 4 0 7 104 3 0 9 69 4 0 252 3553 8:35 AM '1 7 17 15 16 5 0 4 104 1 0 6 72 5 0 253 3495 8:40 AM 3 3 11 15 7 10 0 9 115 3 0 8 67 4 0 255 3449 8:45 AM 4 4 9 15 5 4 0 12 119 4 0 6 68 3 0 253 3378 8:50 AM 5 4 15 10 6 9 0 18 101 1 0 16 65 -_7 0 257 3326 8:55 AM 0 10 22 9 12 4 0 15 112 3 0 11 91 8 0 297 3319 PEAK 15-MIN Northbound Southbound Eastbound Westbound _ . FLOW RATES Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U TOTAL All Vehicles 20 _100• 304 0 208 .176 ':.48 0. -128 1628 16• :0 172 872 •76 0 3748 • - Heavy Trucks 4 4 20 0 0 0 8 '80 0 8 56 0 180-• Pedestrians 0 4 0" 4 8 - Bicycles -. Railroad • • Stopped Buses Counter Comments: Report generated on 3/5/2008 'SOURCE:Quality Counts.LLC(httpJ/www.quatitycounts.net) • • • Type of peak hour being reported:Intersection Peak Method for determining peak hour:Total Entering Volume • INTERSECTION: SW Hall Blvd--Pacific Highway(99W) WEATHER: QC JOB#: 10240044 DATE:3/14/2007 473 596 3.0 1.8 i . I Peak-Hour: 5:00 PM --6:00 PM I • 1,0.85 89 176 208 3.4 4.0 1.9 ✓ a tr 4 • t. 1627 M 202 S • t 149 ♦ 1733 [ Pacific Highway(99W) ] 3.1 ♦0.5 1 t 6.0 F 3.2 1 0.92 1 1113♦ `0._98. 01412 (:0:93 1 4.2 4 * 3.0• 1336 * 21 172 ♦ 1600 � ,„ 3.7 *4.8 .t, c 2.3 ♦ 3.8 el 4 ,... 7 126 245 279 /=f ti 4.0 0.4 3.2 r I'0.86I 1., ‹ s , 369 650 � = =1 3.3 2.3 [ SW Hall Blvd ] l ' [ SW Hall Blvd ]L .. , _.1 �� ✓ ki. J a t 18 t 10 , .VJi' • 9 NORTH F . I4 L I --1 423+fr L , 4- a t 44, .0 t c=1 , 0 Co� 90 r� • 1 ..__ _. .SEE LEGEND SHEET • 5-MIN COUNT SW Hall Blvd SW Hall Blvd Pacific Highway[... Pacific Highway[... PERIOD (Northbound) (Southbound) (Eastbound) (Westbound) TOTAL TOTALS BEGINNING AT Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 8 14 24 14 14 6 9 85 1 0 8 128 7 318 4:05 PM 8 9 21 24 15 6 24 93 2 0 23 122 11 358 4:10 PM 4 15 15 19 13 7 6 118 1 0 10 154 9 371 4:15 PM 3 19 20 14 11 4 11 85 1 0 14 121 13 316 . 4:20 PM 6 17 21 ' 19 14 1 13 98 2 0 11 125 10 337 4:25 PM 5 11 10 21 16 3 9 67 1 0 14 120 10 287 4:30 PM 6 14 32 14 18 11 12 93 2 0 9 123 9 343 4:35 PM 7 32 31 13 16 8 14 94 2 0 14 114 12 357 4:40 PM 10 22 31 11 13 9 18 90 5 0 20 102 15 346 4:45 PM 5 1 14 4 4 1 0 95 5 0 17 162 15 323 . 4:50 PM 6 21 20 20 16 8 18 72 1 0 16 121 10 329 4:55 PM 9 19 21 19 20 4 16 100 2 0 15 121 11 357 4042 5:00 PM 7 • 21 28 • 22 19 11 0 17. 81 . 1 0 12 117 11 347 ' 4071 5:05 PM 12 17 30 26 18 5 0 .15 95 2 0 14 110 18. 362 4075, 5:10 PM 10 32 32'. .'21 . 16 • 4' 0 19 95 2 0 - .5 93 . 10 339 4043. 5:15RM' ",-- .-.,6"':'. 22:- "25 • = ,17;'. 16 ..:5",:'0 .--25, . 88`1 '2 . '.0 -:17 . 117,. 13-:`- °,353-, .;14080 , ;_,5 20,PM,: .13 '. 14 ... 16 ,•15 14 . 7. •0 , .16 : :108.- .2 : 0 .19,_-:.1•6z...."8' 365'- 4108 i="5:25•PM-- .:15•..'',14._ 14. ;212 . 10 '8:: ':0 : '..16. 105 1 •-0 •15.' 425 ' 17 `_352 :.: ;,4173 5:30 PM 11 12 17 20 6., 9 0 10 62 1_ 0 11 120 13 292 , 4122 5:35 PM 12 13 ' 19 24 13 1,1 0 16 107 1 0 17 133 16 382 ' 4147. 5:40 PM 11 20 29 ' 12 15 10 '0 19 82 4 _ 0 14 113 12 341 4142 5:45 PM 9 39 24 11. .17 7 .0 16 79 2 0 15. 106 9 . 334 . 4153. 5:50 PM . 10 18 27 11 16 6 d 22 94 1 _0 18 114 14. 351 4175 5:55 PM 10 23 18 '. 17 16 ' 6 0 . 11 117 2 0 15 -131 '8 ' 374 4192 PEAK 15-MIN Northbound Southbound • Eastbound I Westbound FLOW RATES Left Thru Right Left Thru Right U Left Thru Right U Left Thru Right TOTAL All Vehicles 136 200 220 . 0 "176 -160- BO 7-0 -.-228. 1204. 20.' '0 ' '204 1500'.152.. 0 "4280,.' , .1 Heavy Trucks •` :-.0:• '4 . '-'4 12. ,4-:-_ 0 64 - 0 8 -. 48' 4 - `148,- ' Pedestrians 8 20 -_ • • B__ 8 44 Bicycles - - - 7 Railroad • � II Stopped Buses _.�.. --- Counter Comments: Report generated on 3/5/2008 SOURCE:Quality Counts,LLC(httpJ/www.qualitycounts.net) wir • TRA FSTA TS • , PO Box 13699 Salem,OR 97309 Tel:(503)646-2942 Fax:(503)526-0628 Intersection Turning Movement . • Summary Report Location SW PFAFFLE ST AT HALL BLVD Date 3/11/2008 Day of Week Tuesday Time Begin 7:00 Reviewed By: LT Eastbound Westbound Northbound Southbound Time Period Right Thru Left Right Thru Left Right_ Thru Left Right Thru Left Totals 7:00 - 7:15 0 0 0 13 0 4 7 32 0 0 76 30 162 7:15 - 7:30 0 0 0 12 0 2 7 46 0 0 98 42 207 7:30 - 7:45 0 0 0 29 0 13 3 52 0 0 101 34 232 7:45 - 8:00 0 0 0 29 0 14 3 72 0 0 91 54 263 8:00 - 8:15 0 0 0 39 . 0 7 8 67 0 0 93 39 253 8:15 - 8:30 0 0 0 30 0 5 10 79 0 0 78 44 246 8:30 - 8:45 0 0 0 19 0 9 3 51 0 0 63 21 166 8:45 - 9:00 0 0 0 23 0 10 9 49 0 0 75 29 195 Movement Totals 0 0 0 194 0 64 50 448 0 0 675 293 1724 Enter Totals 0 258 498 968 Exit Totals 343 0 642 739 Two-Hour Totals 4110 Light Trucks 0 0 0 8 0 2 2 22 0 0 17 6 57 Medium Trucks 0 0 0 0 0 0 0 1 0 0 1 0 2 Heavy Trucks 0 0 0 0 0 0 0 2 0 0 0 0 _ 2 %Trucks NA NA NA 4.1% NA 3.1% 4.0% 5.6% NA NA 2.7% 2.0% 3.5% Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 5 0 5 South West East North Pedestrians 0 0 1 2 3 Peak Hour Information Peak Hour 7:30 8:30 Eastbound Westbound Northbound Southbound Right Thru Left Right Thru Left Right Thru Left Right Thru Left Totals Movement Total 0 0 0 127 0 39 24 270 0 0 363 171 994 Peak Hour Factor NA NA NA 0.81 NA 0.70 0.60 0.85 NA NA 0.90 0.79 0.94 Enter Totals 0 166 294 534 Peak Hour Factor NA 0.90 0.83 0.92 • Exit Totals 195 0 397 402 Peak Hour Factor 0.86 NA 0.91 0.88 Light Trucks 0 ,0 0 7 0 0 2 11 0 - 0 9 3 32 Medium Trucks 0 0 0 0 0 0 0 1 0 0 1 0 2 Heavy Trucks 0 0 0 0 0 0 0 2 0 0 0 0 2 %Trucks NA NA NA 5.5% NA 0.0% 8.3% 5.2% NA NA 2.8% 1.8% 3.6% Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 • Bicycles 0 0 0 0 0 0 0 Cr_ 0 0 4 0 4 • South West East North Pedestrians 0 0 0 0 0 • • • • • • I1- 711AFSTATS j • Intersection Turning Movement Peak Hour Diagram Location SW PFAFFLE ST AT HALL BLVD Date 3/11/2008 Day of Week Tuesday Time Begin 7:00 Reviewed By: LT PHF=0.92 T=2.4% Peak Hour Starts .7:30 fi 534 \, PHF=0.91 Peak Hour Volume 994 0 363 171 397 SW PFAFFLE ST Peds==0 • 127 PHF=0.90 PHF=NA 0 T=4.2% 0 166 Peak Hour Factor(PHF)=0.94 / ° Truck Percentage(T)=3.6% / 0 a a 39 a a 0 0 PHF=NA T=NA 195 i= PHF=0.88 0 Peds=0 402 f J 0 270 24 CO J PHF=0.88 \ 294 PHF=0.83 T=5.4% • • • • /RAFSTATS • , PO Box 13699 Tot:(503)646-2942 Salem,OR 97309 Fax:(503)526-0628 • • Intersection Turning Movement Summary Report Location SW PFAFFLE ST AT HALL BLVD Date 3/11/2008 Day of Week Tuesday Time Begin 16:00 • Reviewed By: LT Eastbound Westbound Northbound Southbound Time Period Right Thru Left Right Thru Left Right Thru Left Right Thru Left Totals 16:00 - 16:15 0 0 0 45 0 12 21 112 0 0 80 33 303 16:15 - 16:30 0 0 0 52 0 7 21 101 0 0 88 51 320 16:30 - 16:45 0 0 0 50 0 10 7 97 0 0 81 40 285 16:45 - 17:00 0 0 0 43 0 9 17 112 0 0 98 33 312 17:00 - 17:15 0 0 0 61 0 12 17 103 0 0 95 52 340 17:15 - 17:30 . 0 0 0 74 0 14 20 113 0 0 94 43 358 17:30 - 17:45 0 0 0 77 0 18 8 102 0 0 109 42 356 17:45 - 18:00 0 0 0 70 0 16 16 110 0 0 94 32 338 Movement Totals 0 0 0 472 0 98 127 850 0 0 739 326 2612 Enter Totals 0 • 570 977 1065 Exit Totals 453 0 1322 837 • Two-Hour Totals • • Light Trucks 0 0 0 3 0 1 0 1 0 0 12 3 0 20 Medium Trucks 0 0 0 0 0 0 0 0 0 0 0 0 Heavy Trucks 0 0 0 0 0 0 0 1 0 0 1 0 2 %Trucks NA NA NA 0.6% NA 1.0% 0.0% 0.2% NA NA 1.8% 0.9% 0.8% Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles 0 0 0 1 0 0 2 1 0 0 2 0 6 South West East North Pedestrians 0 0 1 3 4 Peak Hour Information Peak Hour 17:00 18:00 Eastbound Westbound Northbound Southbound Right Thru Left Right Thru Left Right Thru Left Right Thru Left Totals Movement Total 0 0 0 282 0 60 61 428 0 0 392 169 1392 Peak Hour Factor NA NA NA 0.92 NA 0.83 0.76 0.95 NA NA 0.90 0.81 0.97 Enter Totals 0 342 489 561 Peak Hour Factor NA 0.90 0.92 0.93 • Exit Totals 230 0 710 452 Peak Hour Factor 0.83 NA 0.95 0.89 Light Trucks 0 0 0 1 0 0 0 0 0 0 1 0 2 Medium Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 Heavy Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 Y.Trucks NA NA NA 0.4% NA 0.0% 0.0% 0.0% NA NA 0.3% 0.0% 0.1% . Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 IIIBicycles 0 0 0 1 0 0 0 1 0 0 2 0 4 South West East North Pedestrians 0 0 0 2 2 • TgA FSTIJ rs • Salm,OR 97309 It war& Intersection Turning Movement Peak Hour Diagram Location SW PFAFFLE ST AT HALL BLVD. Date 3/11/2008 • Day of Week Tuesday Time Begin 16:00 • Reviewed By: LT PHF=0.93 T=0.2% Peak Hour Starts 17:00 fi 561 \ PHF=0.95 Peak Hour Volume 1392 0 392 169 g 710 SW PFAFFLE ST Peds=2 Am. 282 PHF=NA \ 0 PHF=0.90 T=0.3% \ 0 342 Peak Hour Factor(PHF)=0.97 Truck Percentage(T)=0.1% ° a a / gp 0 0 � PHF=NA T=NA • 230 => PHF=0.89 0 Peds=0 • 452 c IT G > 0 428 61 CO J PHF=0.89 489 PHF=0.92 T=0.0% • • • • Regional Transportation Council EMME/2 • • . _ ._ 02030 TSP PM1 Hour Ve Nees Sdect Zone 962 T 7 •-- N \ q, C' 0.)1111" ..• p \ \* t•:. • 17 •.. 9 . 8 14 LI, ,8 t- a) 0, .00400.2 ;1111%:41,..414•N 6 6 ‘3,5, 12 12 3,0 N IM ,,, v, 113 0) MI c0 ' . 9, 9ik • cn so- 0) oP 4 2 3 c`i 29 MI 19 57Ft°t E c§3 3 3 161. , cP 6, ------,- 113 10 # 117 1 Vorb , 03 rs)V951 5.1'li TIS itti‘ 2 2 IPIPIMI s.S,. lall\NIII im 7 7 / 04"1,,, • spi6 .,b,5 ,0 ,58, 6' CP Si. 61. 40 40 1 13 16 0 • 4110 g rf'D' c',9 , cz, 70 • 9 1 \ 0 ‘7. 76- 6:9 Or 0- AO c? 43 sto 2 0 15 6 6 6 — -4- 3 11 11111/4 cc?) C., co 4, ca 0 i:4111140 •Z 1 CV 7 19: cn 0 c' v& iN(3 e, Washington County TSP Network 2030 selectzone962 pm2 2030 PM1 Hour Vehicles Steve L Kelley , 1 :16853 . or____________________. ___ _ ..... ZOOU� I i L Lt1D ��V 1#` o 1 - Select Zone 962 0� �s ��- or) ._______ 7----7 .__ --___ _. .__�_ .-._.. ___ ti • 6 0 v y-> 13 10 : 4 MI ______________ 24 5 cv 1 g2 h /8 � g 8 w 5L �� 30 � 4 8 /i 7 3' �/ 66 76 '4 cv m IM, 76 ,,y, ,c9. 0 if . '1%' . 27 27 `'�' 10 11 14 0 rn It* 00 w O ?FS 109 ilL06 10 M E 96 9. a 1 `r`re�/ ii,. 101' 06 0 0 PI3�L�� 1,16 V„ � 73 `' 0 '� 5 $0 it ,� m 4 I9 6a o o 21 r 12 '12 m v ' 00 gI �'� • 2,./ 1 2S • 9 72 ti '1P 8 A" 73 8b J 5 N N 4 4 4 244:11111\ A., 3 3 3 A 3r3 R.\•7 3 . .i ,v ,„ ,,, 19: s r'0 n N r.) I\ . V1 N Washington County TSP Network 2005_selectzone962_pm2.v 2005 PM1 Hour Vehicles Steve L Kelley 1 :16596 i6 L .., ■.:C.,. v.,,,,d C..,...' d OWTH ----------- —\\ ic,. (V) (NJ 346 390 581 - (9,% 407 0 J.N. 7sa • 237 220 456 319 ..S? 03 ol co' CD CD r.) ts. op 0,AN NW IQ ea, 0,c31 ezcv co , S . 422 649 145 321 ,.......— 0 . NO. 0 co 7o cco • . • /.,,,-C"-.3 .ak--)-'‘'.1.• 6' 295 294 222 / ' '1-n( . 0 , ,N ,...---m^•-• 07ec., 681 cp\STA, AO b -.• o.) cn o 70 cn i c) '4\0. ,......,_-.—0 265 All, - LP (0 CO 12.5° al, 388 ' 334 279 279 p. -. 328 326 ....- A4S - c7, 1 S,b 1 4-' • , A I 0) °a N CD , 0) . CD c0 o e, 2 co 0.• 4 . 70 CD 0,1 6>0 '90 e o 0 03 NI. 176:5. • N4)Q• . 13)>, NN o NI 475 0° 333 216 .■ q, k 216 Washington County TSP Network IS / 6i Li 2005 washco 612 regior 2005 PM1 Hour Vehicles Steve L Kelley 1 :10902 . • `6 n fo, rcr Nth •r-----"------.------- v 0; :�8 0,1 _ 52 +o 6,0 6',97 739 322 298 560 394 • 6' ^per Q. 521 361 9 CO M °' 4 CD h ?7s r 324 0) co a48? 'I `-- g 481 753 ,SOS 'L- °)CO • 87 286 / N J �`�' 806 1601 co co (1, 0 7pg3 222 :65 (4 222 07 a . `► ' r' rn g1 C 18a�6 1g 6�1 Cr, CO co CT 1y2 • •,,p 712 1g NO • • •7 1602 J 0 S08 0 III , 206Mo u, a, co)11 �J C 4/ 2168 l`.Y1� 'yy a •` 1968 \1 J m 1083 444 N no N / ' 431 382 382 ' 13A a r, 1. S°� 305 305 211 ti� Np o N N 'Si" .... S,LS, N.9 rn rn N/o • �9 N 76,7 ti°��1 yo CO st X S co v- $'/- ) X981'S' O ,■5 ry N G O, y .o 10 q 07 q?6 0 469 483- NI' 123 ?? co X36 m° ^ 630 693 693 fib^ �� N 481 S 330 330 454 4 Washington County TSP Network 2030 washco 612 TSP 2030 PM1 Hour Vehicles Steve L Kelley 1 :11015 • • . • • Tigard 99W 2025 Mitigated Alternative B • 13: South Highway 99W#3 & Hall Blvd. op 'lir g c HCM Signalized Intersection Capacity Analysis f _ 4- 4 t P \* mo-eTh-ef-ffgot-fsgo,,,,z,tg,t,,E.w,-_E3-r,, EBFRv9,vBmwvxBaAWV,BV.WiReTh4K1BJV -1\IBRASBtl;.:-tnSBI Lane Configurations ) ft r +J14 r 1 t_ r ) 4' 1066T:Flow,kohw 1800 ':-1800 f500 :-.:•":1.8-6-6:7180672j18007:100-_-13-06 71ijoo --1786071:70-067!:-1,306; Total Lost time(s) 3.0 3.0 3.0 -3-.0 3.0 3.0 -3.0 3.0 3.0 3.0 3.0 Lii-ig7tEF6a6T T,'67-071-In;6:95,.T:.T6.07::i'-----.7:::;7:4160 0.91 :=.„:1:00,:':',4-46,774:00:: ,I:00 '47.56,, ,71760 Frpb, Red/b ikes 1.00 1.00 0.96 1.00 1.00 0.95 1.00 1.00 679-8 1.00 1.00 007,*.0-77-bij W47-7.77-7T6T-.) 7166-,771T07-7.7.7777:717667:!,:li067;1-60,-:::--166 A x1.07---,1:007:j?07:7joi Frt 1.00 Too- 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 r i f ff i i i i 7 0-8 4 6-7 7-:-.. 1 7---7,7 6---: :-.7„W x i o-.T.--;1:00 --..:079&'::-7.1TQQ: -1,-,1T-L0T---..0.,95.77,17657' -;:11,0.0.L.6.957.,...1:66 95 Said:Flow(prot) 1950 3320 1426 1950 4771 1413 1676 1950 1950 1950 1986 riWit.-14iTtiid::. . : 77,70:9- 7,-W-7, Said'. Flow(perm) 1950 3320 1426 1950 4771 1413 1676 1950 1950 iko 1980 Val Liti-14N3F.iP:Ilf•rlY'l'':-.::::f;',A-..204$1;10 ,1-:::::,'40-V-40 1-.6229214.6'.:f.•::-.:"1$0?-if'!,340.--:',2,!4''.366--;: ---30076_; Peak-hour factor, PHF 1.00 1.00 1.00 0.90 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1700 676w_th1F-abtoe..:&200;:,::2-,45%.,...c.: 95./095%":-::::::95% '4--;;•95V-::••1959/ci'. 959/6,:::-:.90/d-,::;:g59/0',,,E:,;§-5% § %.'7.-w67-9] Adj. Flow(vph) 114 1244 38 32 200 2177 133 171 323 332 285 256 WO R-13 ettiltilpri-NOW:i7k 74-,-0,1':'::'1",i0'' -_"-.17-,ii.-::::::---...,0;;.:7 A):4'-- -;'',.:,'0 -'-'':.:47-f':'.,:,- .7,0:-:,:::'.21-',--TICI:3„:-.0 ff•'',:-.-:,::i2"--;02t-,,,:--.1i's-0: Lane Group Flow(vph) 114 1244 21 0 232 2177 86 171 323 211 '2-85 '256 Cdrifl:iPeOS (#/11r) . 8 ,1-:-"1:=:::: ::.-- ':'''..:'-5..I!'2,2--:::7-'2,:-::: ::',,j:8:7:L-,..:-.•;-1 21."1:zi,;:','2",i'-'::-' -'2:--71, Heavy Vehicles (%) -3620 3% 3-°/0 2% 3.7g; -3%; 3% 2A : 2% 2% 2% 2% LaiirTrit301ki?:- ;' ,'',r,f::-':.4F!',4-,iif- --‘:,,,.-!. 4?--Ifiii:],::.,.:',Pi_af -';''',..PrO:tNtrfirL•:117/pt,''''';:,,`-7,:-.t,',IY!:-Perhili:,1.,; Pititil • Protected Phases _ __ 5 ___ _2_ _ ___ _ _ 1 1 _ 6- . 3_ _ n 8 _ -7 4 pgifgarPTig477:::7.::_j T7-27i.:::::::,n 7 7.:-,:',71±7-7 • Actuated Green, G (s) 9.0 6176- e7.8 18.0 66.8 66.8 17.2 -26-.-6 25.0 30.0 EW6igt*.-6-,, i-.40134:(10-P -_,?1 0.1:3-rA593398,*:::::. -,_...-L::J-97.0722:.,X8T,V7:6878:7-T8727-7.2787:67-ff87077273aid Actuated g/C Ratio 0.07 0.43 0.43 0.14 0.49 0.49 0.13 -0.19 0.19 0.17 0.22 CrleRe'riCkTjmOS)7:::':::•;''''::416 e-;'.--',,,§rf 0,i.:--:',;5 61.:-" :-.:'-.,:---:2:::j 470::::-:-7-51-0 676..:1.'14-.:67-7-747.66774.7.6774761 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 376 LWrieif0 0400007,•:- :'''.189--.'-:--:-.14I a:17:!-V924---,.-:':.:-!.:-.L.T265":-: 2-345'-- -5::6941-:.-_:::_: 21.8;.-:C:'362 '..T•L:862 .'1323',‘Z-7:543,8,1, v/s Ratio Prot 0.06 0.37 c0.12--- c0.46--- 0.10 c0.17 c0.15 0.13 V/S-;ROO:Reern:± ..:_-L_, •.:.-;::;--rz-,:.. :- -.':.2,:o 02 LL:fi-L:_.;.::::i 2.:,..:::.,:::',;,,.::.?..-,':9:06: :' ,..--: . .::;',:,•,: ::: :=2_0:11.7.1:-'.1' '‘-.:.__:,_-_:„.t,•!-J \11c Ratio -6.82 0.88 0.04 6.88 6.936.12 0.78 0.89 0.58 0.83 0.58 0263-6F-b-40VEIF 7,17:6471767;-:-223 -- :7 7 -70T- 1-67-7.:76§7-07-336-7-7:46::7;'R7.1717,14tii Progression Factor 1.42 0.61 0.17 T1.16 0.95 1.28 1.00 i 706 1.00 1.00 1.00 iiidFeReillafiiirg a -732797-7704 I' i',UT -'7'.---IfTer-"-,T47.6:.7'07-1::14-T726747::7.2.67: 7:72-7ff7".il7eT6 Delay(s) 124.2 28.8 4.1 80.5 33.7 24.8 83.1 --82. 58.7 84.6 54.4 Level..of:service:. „. ' , . :F - -:-C-: :,A: , L : : - :.FL-nn_.•,'c C -.:F .-:: :IF. .zl :.E :,F.: :'::::,,LY, Approach Delay(s) 35.9 37.5 73.0 64.3 11eN/Pkieiradiiti---cit 616i7::::;:'L f"-'=.1:246j0-1-±.'T''''f.--',HOI\4Ireef.T6-(80.Mce:'''. 2-11-'L-'17'Z"'Itill'T ::7::' .',''T 7,):7:::'1 HCMciolume to Capacity ratio 6790 Atatoo-0y616 Le5idth (g)77::: ' - - 140.0 --, . ,Sum:of loilliriq'e (6) : , --2 .: LL 796 Intersection Capacity Utilization 101.6% ICU Level of Service G Analy_SiS-Period (niiill: ...i___:_l___L,': c Critical Lane Group • DKS Associates Synchro 6 Report 3/3/2008 Page 1 • - . • • • Tigard 99W 2025 Mitigated Alternative B • 13: South Highway 99W#3 & Hall Blvd. HCM Signalized Intersection Capacity Analysis Movement` : - .w. Lane Configurations r Ideal.Flow;(vphpl)_ 1800 : Total Lost time(s) 3.0 L-ane•Util::Factor . - '1.00 7 Frpb, ped/bikes 0.99 Flpb',_Ped/bikes 100 � � _ _ __-- — -- Frt 0.85 FIt Protected ;1100 Satd. Flow(prot) 1479 Flt Permitted 1:00 S-atd. Flow(perm) 1479 Volume v"h 180 Peak-hour factor, PHF 1.00 Peak-hour factor,...._� . Growth Factor(vph)_. :_. 95%._ _ Adj. Flow(vph) 171 RTORReduction_(vph) 115- __. -.._ r _.-_ 7 ---- —77.2:77:7 Lane Group Flow (vph) 56 Confl:,Pedsy(#/hr) _._,._ 1 Heavy Vehicles(%) 2% •TurriT. a :Perm'" yP Protected Phases Permitted Phasee .4 .- IP/ Actuated Green, G (s) 30.0 Effective.Gree ri,-g_(s)_- :`31:0, -_•-.-•- _,--.------- --. Actuated g/C Ratio 0.22 Cleararice1i-6e(s). : 4:0 Vehicle Extension (s) 3,0 L'aneG�p.Cap(vph) =327 _ :_ v/s Ratio Prot — _---�. v/s:Ratio:Perm 0.04' v/c Ratio 0.17 Progression Factor 1,00 Incremental:Delay d2 1:1 _ • Delay(s) 45.2 Level Of Service D Approach Delay(s) IfOrseetion Summa I • DKS Associates Synchro 6 Report 3/3/2008 Page 2 • • Capacity Analysis Worksheets for Existing 2008 Weekday Peak Hour and 30th DH • Traffic Volumes • • • lillMITIG8 - AM Peak Mon Mar 17, 2008 11:14:14 Page 1-1 EXISTING 2008 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Base Volume Alternative) Intersection #1 SW Hall Blvd /Hwy 99W **:****************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 0.977 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 52.2 Optimal Cycle: 180 Level Of Service: D ******************************************************************************* Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Split Phase Split Phase Protected Protected Rights: Ovl Ovl Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 1 0 0 1 0 1 0 0 1 1 0 1 1 0 1 0 2 1 0 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << AM Peak Base Vol: 40 95 295 205 140 70 120 1615 15 135 845 95 Growth Adj : 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 Initial Bse: 40 96 298 207 141 71 121 1631 15 136 853 96 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.-98 0.98 0.98 0.98 0.98 0.98 0. 98 PHF Volume: 41 98 304 211 144 72 124 1664 15 139 871 98 • Peduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 41 98 304 211 144 72 124 1664 15 139 871 98 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 41 98 304 211 144 72 124 1664 15 139 871 98 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.99 0.99 0.85 0.97 0.97 0.85 0.95 0.95 0.95 0.95 0.90 0.90 Lanes: 0.30 0.70 1.00 0.59 0.41 1.00 1.00 1.98 0.02 1.00 2.70 0.30 Final Sat. : 555 1317 1615 1096 749 1615 1805 3573 33 1805 4593 516 I II II II I Capacity Analysis Module: V61/Sat: 0.07 0.07 0.19 0.19 0.19 0.04 0.07 0.47 0.47 0.08 0.19 0.19 Crit Moves: **** **** **** **** Green/Cycle: 0.11 0.11 0.19 0.20 0.20 0.34 0.15 0.48 0.48 0.08 0.41 0.41 Volume/Cap: 0.65 0.65 0.98 0.98 0.98 0.13 0.46 0.98 0.98 0.98 0.46 0.46 Delay/Veh: 58.0 58.0 92.8 88.8 88.8 27.1 48.1 47.3 47.3 123.4 26.1 26.1 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 58.0 58.0 92.8 88.8 88.8 27.1 48.1 47.3 47.3 123.4 26.1 26.1 LOS by Move: E E F F F C D D D F C C HCM2kAvgQ: 6 6 16 18 18 2 5 38 38 9 9 9 ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. III • II" MITIG8 - PM Peak Mon Mar 17, 2008 10:38:04 Page 1-1 EXISTING 2008 WEEKDAY. PEAK HOUR TRAFFIC VOLUMES (PM PEAK) 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Base Volume Alternative) ******************************************************************************* Intersection #1 SW Hall Blvd /Hwy 99W' ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.023 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 75.9 Optimal Cycle: 180 Level Of Service: E ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Split Phase Split Phase Protected Protected Rights: Ovl Ovl Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 1 0 0 1 0 1 0 0 1 1 0 1 1 0 1 0 2 1 0 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << PM Peak Base Vol: 130 245 280 210 , 180 90 205 1115 21 175 1415 150 Growth Adj : 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 Initial Bse: 131 247 283 212 182 91 207 1126 21 177 1429 152 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0. 98 0.98 0. 98 0. 98 0.98 0.98 0.98 0.98 PHF Volume: 134 253 289 216 186 93 211 1149 22 180 1458 155 • Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 134 253 289 216 186 93 211 1149 22 180 1458 155 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 134 253 289 216 186 93 211 1149 22 180 1458 155 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.95 0.95 0.83 0. 95 0.95 0.83 0.91 0.91 0.91 0.91 0.86 0.86 Lanes: 0.35 0.65 1.00 0.54 0.46 1.00 1.00 1. 96 0.04 1.00 2.71 0.29 Final Sat. : 629 1185 1568 968 829 1568 1736 3398 64 1736 4448 472 I II II II I Capacity Analysis Module: Vol/Sat: 0.21 0.21 0.18 0.22 0.22 0.06 0.12 0.34 0.34 0.10 0.33 0.33 Grit Moves: **** **** **** **** Green/Cycle: 0.21 0.21 0.31 0.22 0.22 0.34 0.12 0.34 0.34 0.10 0.32 0.32 Volume/Cap: 1.02 1.02 0.59 1.02 1.02 0.18 1.02 1.01 1.01 1.01 1.02 1.02 Delay/Veh: 99.7 99.7 36.8 98.2 98.2 28.1 121.5 67.6 67.6 122.5 69.3 69.3 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 99.7 99.7 36.8 98.2 98.2 28.1 121.5 67.6 67.6 122.5 69.3 69.3 LOS by Move: F F D F F C F E E F E E HCM2kAvgQ: 20 20 9 21 21 2 12 30 30 11 29 29 ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 0110 • • MITIG8 - 30th DHV Mon Mar 17, 2008 11:19:16 Page 1-1 EXISTING 2008 30TH DESING HOUR VOLUMES (30TH DHV) 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Base Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.104 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 99.9 Optimal Cycle: 180 Level Of Service: F ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L T - R I II II II I Control: Split Phase Split Phase Protected Protected Rights: Ovl Ovl Include Include Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 1 0 0 1 0 1 0 0 1 1 0 1 1 0 1 0 2 1 0 I II II II I Volume Module:30th DHV Base Vol: 130 245 280 210 180 90 205 1115 21 175 1415 150 Growth Adj : 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 142 267 305 229 196 98 223 1215 23 191 1542 164 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 145 273 311 234 200 100 228 1240 23 195 1574 167 • Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 145 273 311 234 200 100 228 1240 23 195 1574 167 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 145 273 311 234 200 100 228 1240 23 195 1574 167 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.95 0.95 0.83 0.95 0.95 0.83 0.91 0.91 0.91 0.91 0.86 0.86 Lanes: 0.35 0.65 1.00 0.54 0.46 1.00 1.00 1.96 0.04 1.00 2.71 0.29 Final Sat. : 629 1185 1568 968 829 1568 1736 3398 64 1736 4448 472 I II it it I Capacity Analysis Module: Vol/Sat: 0.23 0.23 0.20 0.24 0.24 0.06 0.13 0.36 0.36 0.11 0.35 0.35 Crit Moves: **** **** **** **** Green/Cycle: 0.21 0.21 0.31 0.22 0.22 0.34 0.12 0.34 0.34 0.10 0.32 0.32 Volume/Cap: 1.10 1.10 0.64 1.10 1.10 0.19 1.10 1.09 1.09 1.09 1.10 1.10 Delay/Veh: 124.8 125 38.3 123.3 123 28.3 146.0 92.5 92.5 145.6 97.4 97.4 User DelAdj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 124.8 125 38.3 123.3 123 28.3 146.0 92.5 92.5 145.6 97.4 97.4 LOS by Move: F F D F F C F F F F F F HCM2kAvgQ: 24 24 11 25 25 3 14 35 35 12 35 35 ******************************************************************************** Note: Queue reported is the number of cars per lane. . ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. III III • • MITIG8 - AM Peak Mon Mar 17, 2008 11:14:46 Page 1-1 EXISTING 2008 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) Intersection #2 SW Hall Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 3.9 Worst Case Level Of Service: B[ 14.3) ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R . I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0. 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 270 24 175 365 0 0 0 0 40 0 130 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 270 24 175 365 0 0 0 0 40 0 130 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 PHF Volume: 0 287 26 186 388 0 0 0 0 43 0 138 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 287 26 186 388 0 0 0 0 43 0 138 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 313 xxxx xxxxx xxxx xxxx xxxxx 1061 xxxx 300 Potent Cap. : xxxx xxxx xxxxx 1259 xxxx xxxxx xxxx xxxx xxxxx 250 xxxx 744 Move Cap. : xxxx xxxx xxxxx 1259 xxxx xxxxx xxxx xxxx xxxxx 222 xxxx 744 Volume/Cap: xxxx xxxx xxxx 0.15 xxxx xxxx xxxx xxxx xxxx 0.19 xxxx 0.19 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.5 xxxx xxxxx xxxx xxxx xxxxx 0.7 xxxx 0.7 Control Del:xxxxx xxxx xxxxx 8.4 xxxx xxxxx xxxxx xxxx xxxxx 25.0 xxxx 10.9 LOS by Move: * * * A * * * * * D * B Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx .xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 14.3 ApproachLOS: * * - * B ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 411 • • • MITIG8 - PM Peak Mon Mar 17, 2008 11:13:15 Page 1-1 EXISTING 2008 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) 0R08.002 TO1 - SW HALL BLVD REZONE - Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) *********** ********************************************************************* Intersection #2 SW Hall Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 6.1 Worst Case Level Of Service: C[ 20.4] ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street - Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II _ II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 430 65 170 395 0 0 0 0 60 0 285 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 430 65 170 395 0 0 0 0 60 0 285 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 PHF Volume: 0 443 67 175 407 0 0 0 0 62 0 294 R.educt Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 443 67 175 407 0 0 0 0 62 0 294 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 510 xxxx xxxxx xxxx xxxx xxxxx 1235 xxxx 477 Potent Cap. : xxxx xxxx xxxxx 1065 xxxx xxxxx xxxx xxxx xxxxx 197 xxxx 592 Move Cap. : xxxx xxxx xxxxx 1065 xxxx xxxxx xxxx xxxx xxxxx 172 xxxx 592 Volume/Cap: xxxx xxxx xxxx 0.16 xxxx xxxx xxxx xxxx xxxx 0.36 xxxx 0.50 I II II II- I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.6 xxxx xxxxx xxxx xxxx xxxxx 1.5 xxxx 2.7 Control Del:xxxxx xxxx xxxxx 9.0 xxxx xxxxx xxxxx xxxx xxxxx 37.3 xxxx 16.9 LOS by Move: * * * A * * * * * E * C Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 20.4 ApproachLOS: * * * C ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. III • • MITIGB - AM Peak Tue Mar 18, 2008 11:39:08 Page 1-1 EXISTING 2008 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) **********************.,********************************************************* Intersection #3 SW Hall Blvd /Parcel-1 ****'**************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: B[ 12.0] ******************************************************************************** Street Name: SW Hall Blvd Parcel-1 Access Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 1 0 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 0 I II II II I Volume Module: >> Count Date:. 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 1 0 0 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 295 0 0 405 0 0 0 0 1 0 0 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0• 0 0 0 0 0 Initial Fut: 0 295 0 0 405 0 0 0 0 1 0 0 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 0 295 0 0 405 0 0 0 0 1 0 0 4111 i Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 295 0 0 405 0 0 0 0 1 0 0 I II II II 1 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx xxxxx I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 700 xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 409 xxxx xxxxx Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 409 xxxx xxxxx Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 466 456 xxxxx 512 456 xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.00 xxxx xxxx I II II II 1 Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 0.0 xxxx xxxxx Control Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 12.0 xxxx xxxxx LOS by Move: . * * * * * * * * * B * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 12.0 . ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4• • • MITIG8 - PM Peak Tue Mar 18, 2008 11:38:50 Page 1-1 EXISTING 2008 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #3 SW Hall Blvd /Parcel-1 ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: A[ 0.0] ******************************************************************************** Street Name: SW Hall Blvd Parcel-1 Access Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II- I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 1 0 455 0 0 0 0 0 0 0 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 495 1 0 455 0 0 0 0 0 0 0 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 495 1 0 455 0 0 0 0 0 0 0 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 0 495 1 0 455 0 0 0 0 0 0 0 • Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 495 1 0 455 0 0 0 0 0 0 0 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 951 951 496 Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 291 262 578 Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 291 262 578 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 420 375 xxxxx 420 375 xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.00 0.00 0.00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 0 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx xxxxxx ApproachLOS: * * * * ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 • • • MITIG8 - AM Peak Tue Mar 18, 2008 11:39:00 Page 1-1 EXISTING 2008 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 SW Hall Blvd /Parcel-2 ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: B[ 11.2] ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R 1 II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 1 0 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II 1 Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 2 0 2 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 295 0 0 405 0 0 0 0 2 0 2 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 295 0 0 405 0 0 0 0 2 0 2 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 PHF Volume: 0 314 0 0 431 0 0 0 0 2 0 2 III Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 314 0 0 431 0 0 0 • 0 2 0 2 I , II II II 1 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 745 745 314 Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 385 345 731 Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 385 345 731 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 446 440 xxxxx 494 440 xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.00 0.00 0.00 I II II II 1 Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT, LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 589 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 11.2 xxxxx Shared LOS: * * * * * * * * * * B ApproachDel: xxxxxx xxxxxx xxxxxx 11.2 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 • • • MITIG8 - PM Peak • Tue Mar 18, 2008 11:38:39 Page 1-1 EXISTING 2008 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection 94 SW Hall Blvd /Parcel-2 ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: B[ 12.6] ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound East Bound West Bound Movement: L T - R L - T - R L - T - R L - T - R I II II II-- I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I . II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 2 2 455 0 0 0 0 1 0 1 Growth Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 495 2 2 455 0 0 0 0 1 0 1 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 495 2 2 455 0 0 0 0 1 0 1 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 PHF Volume: 0 510 2 2 469 0 0 0 0 1 0 1 III Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 510 2 2 469 0 0 0 0 1 0 1 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 512 xxxx xxxxx xxxx xxxx xxxxx 985 985 511 Potent Cap. : xxxx xxxx xxxxx 1063 xxxx xxxxx xxxx xxxx xxxxx 278 250 566 Move Cap. : xxxx xxxx xxxxx 1063 xxxx xxxxx xxxx xxxx xxxxx 277 250 566 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 359 364 xxxxx 408 365 xxxxx Volume/Cap: xxxx xxxx xxxx 0.00 xxxx xxxx xxxx xxxx xxxx 0.00 0.00 0.00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 8.4 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT ' Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 475 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 12.6 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 12.6 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • • • Capacity Analysis Worksheets for Future Background 2025 Weekday Peak Hour and 30th DH • Traffic Volumes • • • MITIG8 - AM Peak Wed Mar 19, 2008 11:26:03 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH NO DEVELOPMENT ON THE SITE 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.035 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 57.5 Optimal Cycle: 180 Level Of Service: E ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << AM Peak Base Vol: 40 95 295 205 140 70 120 1615 15 135 845 95 • Growth Adj : 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 Initial Bse: 47 112 349 242 165 83 142 1908 18 160 999 112 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 ill Initial Fut: 47 112 349 242 165 83 142 1908 18 160 999 112 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 48 115 356 247 169 84 145 1947 18 163 1019 115 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 48 115 356 247 169 84 145 1947 18 163 1019 115 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 48 115 356 247 169 84 145 1947 18 163 1019 115 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.95 1.00 0.85 0.95 1.00 0.85 0.95 0.95 0.85 0.95 0.91 0.85 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1805 1900 1615 1805 1900 1615 1805 3610 1615 1805 5187 1615 I II II II I Capacity Analysis Module: Vol/Sat: 0.03 0.06 0.22 0.14 0.09 0.05 0.08 0.54 0.01 0.09 0.20 0.07 Crit Moves: **** **** **** **** Green/Cycle: 0.06 0.13 0.21 0.13 0.20 0.37 0.18 0.52 0.58 0.09 0.43 0.56 Volume/Cap: 0.45 0.48 1.03 1.03 0.45 0.14 0.45 1.03 0.02 1.03 0.45 0.13 Delay/Veh: 57.5 50.3 105.0 119.6 43.2 24.9 45.3 59.0 10.7 135.9 24.2 12.3 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 57.5 50.3 105.0 119.6 43.2 24.9 45.3 59.0 10.7 .135.9 24.2 12.3 LOS by Move: E D F F D C D E B F C B HCM2k95thQ: 5 9 33 25 11 4 10 74 1 19 18 4 ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • 0 • • MITIG8 - PM Peak Wed Mar 19, 2008 11:27:20 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH NO DEVELOPMENT ON THE SITE OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd/Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 0.938 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 50.5 Optimal Cycle: 152 Level Of Service: D ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << PM Peak Base Vol: 130 245 280 210 180 90 205 1115 21 175 1415 150 Growth Adj: 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 Initial Bse: 154. 290 331 248 213 106 242 1318 25 207 1672 177 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 III Initial Fut: 154 290 331 248 213 106 242 1318 25 207 1672 177 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 157 295 338 253 217 109 247 1344 25 211 1706 • 181 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 157 295 338 253 217 109 247 1344 25 211 1706 181 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 157 295 338 253 217 109 247 1344 25 211 1706 181 , I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 7.900 1900 1900 1900 1900 1900 Adjustment: 0.92 0.97 0.83 0.92 0.97 0.83 0.91 0.91 0.82 0.91 0.88 0.82 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1753 1845 1568 1753 1845 1568 1736 3473 1554 1736 4990 1554 I II II II I Capacity Analysis Module: Vol/Sat: 0.09 0.16 0.22 0.14 0.12 0.07 0.14 0.39 0.02 0.12 0.34 0.12 Crit Moves: **** **** **** **** Green/Cycle: 0.14 0.17 0.30 0.15 0.18 0.34 0.16 0.41 0.55 0.13 0.38 0.54 Volume/Cap: 0.64 0.94 0.72 0.94 0.64 0.20 0.89 0.94 0.03 0.94 0.89 0.22 Delay/Veh: 54.2 83.9 42.7 88.6 49.2 27.9 77.9 45.8 12.2 94.8 40.6 14.7 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 54.2 83.9 42.7 88.6 49.2 27.9 77.9 45.8 12.2 94.8 40.6 14.7 LOS by Move: D F D F D C E D B F D B HCM2k95thQ: 12 26 22 23 16 6 22 48 1 • 21 41 7 ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. . • • • • MITIG8 - 30th DHV Wed Mar 19, 2008 11:25:28 Page 1-1 FUTURE BACKGROUND 2025 30TH DESING HOUR VOLUMES (30TH DHV) WITH NO DEVELOPMENT ON THE SITE 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report •2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.013 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 62.1 Optimal Cycle: 180 Level Of Service: E ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1. 0 3 0 1 I II II II I Volume Module:30th DHV Base Vol: 130 245 280 210 180 90 205 1115 21 175 1415 150 Growth Adj: 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 Initial Bse: 166 312 357 268 230 115 261 1422 27 223 1805 191 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 III Initial Fut: 166 312 357 268 230 115 261 1422 27 223 1805 191 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 169 319 364 273 234 117 267 1451 27 228 1841 195 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 169 319 364 273 234 117 267 1451 27 228 1841 195 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 169 319 364 273 234 117 267 1451 27 228 1841 195 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.92 0.97 0.83 0.92 0.97 0.83 0.91 0.91 0.82 0.91 0.88 0.82 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 '3.00 1.00 Final Sat. : 1753 1845 1568 1753 1845 1568 1736 3473 1554 1736 4990 1554 I II II II I Capacity Analysis Module: Vol/Sat: 0.10 0.17 0.23 0.16 0.13 0.07 0.15 0.42 0.02 0.13 0.37 0.13 Crit Moves: **** **** **** **** Green/Cycle: 0.14 0.17 0.30 0.15 0.18 0.34 0.16 0.41 0.55 0.13 0.38 0.54 Volume/Cap: 0.69 1.01. 0.77 1.01 0.69 0.22 0.96 1.01 0.03 1.01 0.96 0.23 Delay/Veh: 57.1 104 46.1 108.8 51.6 28.1 94.3 62.2 12.2 115.6 49.4 14.9 User DelAdj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 57.1 104 46.1 108.8 51.6 28.1 94.3 62.2 12.2 115.6 49.4 14.9 LOS by Move: E F D F D C F E B F D B HCM2k95thQ: 14 30 25 27 17 6 25 57 1 23 48 7 ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 • • MITIG8 - AM Peak Wed Mar 19, 2008 11:26:12 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH NO DEVELOPMENT ON THE SITE OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW Hall Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 4.4 Worst Case Level Of Service: C( 17.3] ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 270 24 175 365 0 0 0 0 40 0 130 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 316 28 205 427 0 0 0 0 47 0 152 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 . Initial Fut: 0 316 28 205 427 0 0 0 0 47 0 152 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 • PHF Volume: 0 336 30 218 454 0 0 0 0 50 0 162 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 336 30 218 454 0 0 0 0 50 0 162 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 366 xxxx xxxxx xxxx xxxx xxxxx 1241 xxxx 351 Potent Cap. : xxxx xxxx xxxxx 1204 xxxx xxxxx xxxx xxxx xxxxx 195 xxxx 697 Move Cap. : xxxx xxxx xxxxx 1204 xxxx xxxxx xxxx xxxx xxxxx 168 xxxx 697 Volume/Cap: xxxx xxxx xxxx 0.18 xxxx xxxx xxxx xxxx xxxx 0.30 xxxx 0.23 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.7 xxxx xxxxx xxxx xxxx xxxxx 1.2 xxxx 0.9 Control Del:xxxxx xxxx xxxxx 8.7 xxxx xxxxx xxxxx xxxx xxxxx 35.2 xxxx 11.7 LOS by Move: * * * A * * * * * E * B Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 17.3 ApproachLOS: * * * C ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 • III • • MITIG8 - PM Peak Wed Mar 19, 2008 11:27:29 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH NO DEVELOPMENT ON THE SITE OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW Hall. Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 8.8 Worst Case Level Of Service: D[ 31.2] ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 430 65 170 395 0 0 0 0 60 0 285 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 503 76 199 462 0 0 0 0 70 0 333 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 503 76 199 462 0 0 0 0 70 0 333 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 PHF Volume: 0 519 78 205 476 0 0 0 0 72 0 344 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 519 78 205 476 0 0 0 0 72 0 344 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 597 xxxx xxxxx xxxx xxxx xxxxx 1444 xxxx 558 Potent Cap. : xxxx xxxx xxxxx 989 xxxx xxxxx xxxx xxxx xxxxx 147 xxxx 533 Move Cap. : xxxx xxxx xxxxx 989 xxxx xxxxx xxxx xxxx xxxxx 123 xxxx 533 Volume/Cap: xxxx xxxx xxxx 0.21 xxxx xxxx xxxx xxxx xxxx 0.59 xxxx 0.64 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.8 xxxx xxxxx xxxx xxxx xxxxx 2.9 xxxx 4.6 Control Del:xxxxx xxxx xxxxx 9.6 xxxx xxxxx xxxxx xxxx xxxxx 69.0 xxxx 23.2 LOS by Move: * * * A * * * * * F * C Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 31.2 • ApproachLOS: * * * D ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • 111 III IIIMITIG8 - AM Peak Wed Mar 19, 2008 11:26:21 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH NO DEVELOPMENT ON THE SITE OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #3 SW Hall Blvd /Parcel-1 ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: B[ 12.8] ******************************************************************************** Street Name: SW Hall Blvd Parcel-1 Access Approach,: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I • II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign . Rights: Include Include Include Include Lanes: 0 0 1 0 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 1 0 0 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 345 0 0 474 0 0 0 0 1 0 0 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 345 0 0 474 0 0 0 0 1 0 0 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 III PHF Volume: 0 345 0 0 474 0 0 0 0 1 0 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 345 0 0 474 0 0 0 0 1 0 0 I . II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx xxxxx I II II II- I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 819 xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 348 xxxx xxxxx Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 348 xxxx xxxxx Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 417 414 xxxxx 464 414 xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.00 xxxx xxxx I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 0.0 xxxx xxxxx Control Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 12.8 xxxx xxxxx LOS by Move: * .* * * * * * * * B * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 12.8 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • • • MITIG8 - PM Peak Wed Mar 19, 2008 11:27:46 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH NO DEVELOPMENT ON THE SITE OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) *******.:t************************************************************************ Intersection #3 SW Hall Blvd /Parcel-1 ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: A[ 0.0] ******************************************************************************** Street Name: SW Hall Blvd Parcel-1 Access Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 1 0 455 0 0 0 0 0 0 0 Growth Adj: 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 579 1 0 532 0 0 0 0 0 0 0 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0, 579 1 0 532 0 0 0 0 0 0 0 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 • PHF Volume: 0 579 1 0 532 0 0 0 0 0 0 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 579 1 0 532 0 0 0 0 0 0 0 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 1112 1112 580 Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 233 210 518 Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 233 210 518 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 370 331 xxxxx 370 331 xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.00 0.00 0.00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * * * * * * - * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 0 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx xxxxxx ApproachLOS: * * * * ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • III 0 • MITIG8 - AM Peak Wed Mar 19, 2008 11:26:30 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH NO DEVELOPMENT ON THE SITE 0R08.002 T01 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 SW Hall Blvd /Parcel-2 ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: B( 11.7] ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound . East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 1 0 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 2 0 2 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 345 0 0 474 0 0 0 0 2 0 2 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 345 0 0 474 0 0 0 0 2 0 2 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 • PHF Volume: 0 367 0 0 504 . 0 0 0 0 2 0 2 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 367 0 0 504 0 0 0 0 2 0 2 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 871 871 367 Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 324 291 683 Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 324 291 683 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 396 397 xxxxx 445 397 xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.01 0.00 0.00 I II II II- I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 539 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 11.7 xxxxx Shared LOS: * * • * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 11.7 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • • • MITIG8 - PM Peak Wed Mar 19, 2008 11:27:53 Page 1-1 FUTURE BACKGROUND 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH NO DEVELOPMENT ON THE SITE OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 SW Hall Blvd /Parcel-2 ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: BE 13.6] ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 2 2 455 0 0 0 0 1 0 1 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 579 2 2 532 0 0 0 0 1 0 1 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 579 2 2 532 0 0 0 0 1 0 1 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : - 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 • PHF Volume: 0 597 2 2 549 0 0 0 0 1 0 1 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 597 2 2 549 0 0 0 0 1 0 1 I II . II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II 1 Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 599 xxxx xxxxx xxxx xxxx xxxxx 1152 1152 598 Potent Cap. : xxxx xxxx xxxxx 987 xxxx xxxxx xxxx xxxx xxxxx 221 199 506 Move Cap. : xxxx xxxx xxxxx 987 xxxx xxxxx xxxx xxxx xxxxx 220 199 506 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 310 320 xxxxx 358 321 xxxxx Volume/Cap: xxxx xxxx xxxx 0.00 xxxx xxxx xxxx xxxx xxxx 0.00 0.00 0.00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 8.7 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 420 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 13.6 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 13.6 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • • • Capacity Analysis Worksheets for Total Future 2025 Weekday Peak Hour and 30th DH Traffic Volumes • (With Existing R-12 Zoning) • • • • MITIG8 - AM Peak Tue Mar 18, 2008 10:18:41 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.035 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 57.7 Optimal Cycle: 180 Level Of Service: E ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << AM Peak Base Vol: 40 95 295 205 140 70 120 1615 15 135 845 95 Growth Adj: 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 Initial Bse: 47 112 349 242 165 83 142 1908 18 160 999 112 Added. Vol: 0 0 0 1 1 1 0 0 0 0 0 1 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 • Initial Fut: 47 112 349 243 166 84 142 1908 18 160 999 113 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 48 115 356 248 170 85 145 1947 18 163 1019 116 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 48 115 356 248 170 85 145 1947 18 163 1019 116 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 48 115 356 248 170 85 145 1947 18 163 1019 116 I II II II -- I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.95 1.00 0.85 0.95 1.00 0.85 0.95 0.95 0.85 0.95 0.91 0.85 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1805 1900 1615 1805 1900 1615 1805 3610 1615 1805 5187 1615 I II II II I Capacity Analysis Module: Vol/Sat: 0.03 0.06 0.22 0.14 0.09 0.05 0.08 0.54 0.01 0.09 0.20 0.07 Crit Moves: **** **** **** **** Green/Cycle: 0.06 0.13 0.21 0.13 0.20 0.38 0.18 0.52 0.58 0.09 0.43 0.56 Volume/Cap: 0.45 0.48 1.04 1.04 0.45 0.14 0.45 1.04 0.02 1.04 0.45 0.13 Delay/Veh: 57.5 50.3 105.2 119.6 43.1 24.8 45.3 59.2 10.7 136.2 24.2 12.3 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 57.5 50.3 105.2 119.6 43.1 24.8 45.3 59.2 10.7 136.2 24.2 12.3 LOS by Move: E D F F D C D E B F C B HCM2k95thQ: 5 9 33 25 11 4 10 74 1 19 18 4 ***'k**************************************************************************** Note: Queue reported is the number of cars per lane. Traffic. 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 1111 • • , MITIG8 - PM Peak Tue Mar 18, 2008 10:18:59 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 0.940 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 50.8 Optimal Cycle: 153 Level Of Service: D ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << PM Peak Base Vol: 130 245 280 210 180 90 205 1115 21 175 1415 150 Growth Adj : 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 Initial Bse: 154 290 331 248 213 106 242 1318 25 207 1672 177 Added Vol: 0 1 0 1 0 1 1 0 0 0 0 2 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 • Initial Fut: 154 291 331 249 213 107 243 1318 25 207 1672 179 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 157 296 338 254 217 110 248 1344 25 211 1706 183 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 157 296 338 254 217 110 248 1344 25 211 1706 183 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 157 296 338 254 217 110 248 1344 25 211 1706 183 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.92 0.97 0.83 0.92 0.97 0.83 0.91 0.91 0.82 0.91 0.88 0.82 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1753 1845 1568 1753 1845 1568 1736 3473 1554 1736 4990 1554 I II II II I Capacity Analysis Module: Vol/Sat: 0.09 0.16 0.22 0.15 0.12 0.07 0.14 0.39 0.02 0.12 0.34 0.12 Crit Moves: **** **** **** **** - Green/Cycle: 0.14 0.17 0.30 0.15 0.18 0.34 0.16 0.41 0.55 0.13 0.38 0.54 Volume/Cap: 0.64 0.94 0.72 0.94 0.64 0.20 0.90 0.94 0.03 0.94 0.90 0.22 Delay/Veh: 54.1 84.2 42.7 88.8 49.1 27.9 78.3 46.1 12.2 95.240.9 14.8 User DelAdj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 54.1 84.2 42.7 88.8 49.1 27.9 78.3 46. 1 12.2 95.2 40.9 14.8 LOS by Move: D F D F D C E D B F D B HCM2k95thQ: 12 26 22 23 16 6 22 48 1 21 41 7 *************************************************************************•******* Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • . • • MITIG8 - 30th DHV Tue Mar 18, 2008 10:19:09 Page 1-1 TOTAL FUTURE 2025 30TH DESING HOUR VOLUMES (30TH DHV) WITH BUILDOUT OF SITE UNDER R-12 ZONING 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.014 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 62.4 Optimal Cycle: 180 Level Of Service: E ********************************************** ********************************* Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II I Volume Module:30th DHV Base Vol: 130 245 280 210 180 90 205 1115 21 175 1415 150 Growth Adj : 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 Initial Bse: 166 312 357 268 230 115 261 1422 27 223 1805 191 Added Vol: 0 1 0 1 0 1 1 0 0 0 0 2 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 • Initial Fut: 166 313 357 269 230 116 262 1422 27 223 1805 193 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 169 320 364 274 234 118 268 1451 27 228 1841 197 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 169 320 364 274 234 118 268 1451 27 228 1841 197 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 169 320 364 274 234 118 268 1451 27 228 1841 197 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.92 0.97 0.83 0.92 0.97 0.83 0.91 0.91 0.82 0.91 0.88 0.82 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1753 1845 1568 1753 1845 1568 1736 3473 1554 1736 4990 1554 I II II II I Capacity Analysis Module: Vol/Sat: 0.10 0.17 0.23 0.16 0.13 0.08 0.15 0.42 0.02 0.13 0.37 0.13 Crit Moves: **** **** **** **k* Green/Cycle: 0.14 0.17 0.30 0.15 0.18 0.34 0.16 0.41 0.55 0.13 0.38 0.54 Volume/Cap: 0.69 1.01 0.77 1.01 0.69 0.22 0.97 1.01 0.03 1.01 0.97 0.24 Delay/Veh: 56.9 104 46.1 109.1 51.5 28.1 94.8 62.6 12.2 116.0 49.9 14.9 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 56.9 104 46.1 109.1 51.5 28.1 94.8 62.6 12.2 116.0 49.9 14.9 LOS by Move: E F D F D C F E B F D B HCM2k95thQ: 14 30 25 27 17 6 25 57 1 23 48 8 ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 1111 • 410 MITIG8 - AM Peak Tue Mar 18, 2008 10:19:22 Page 1-1 SI TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING OR08.002 T01 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW Hall Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 4.4 Worst Case Level Of Service: C[ 17.3] ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street Approach: North Bound South Bound East Bound West Bound Movement: ' L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 270 24 175 365 0 0 0 0 40 0 130 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 316 28 205 427 0 0 0 0 47 0 152 Added Vol: 0 1 1 0 0 0 0 0. 0 0 0 0 PasserByVol: 0 0 0 .0 0 0 0 0 0 0 0 0 Initial Fut: 0 317 29 205 427 0 0 0 0 47 0 152 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 • PHF Volume: 0 337 31 218 454 0 0 0 0 50 0 162 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 337 31 218 454 0 0 0 0 50 0 162 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 I II II II . I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 368 xxxx xxxxx xxxx xxxx xxxxx 1243 xxxx. 353 Potent Cap. : xxxx xxxx xxxxx 1202 xxxx xxxxx xxxx xxxx xxxxx 195 xxxx 696 Move Cap. : xxxx xxxx xxxxx 1202 xxxx xxxxx xxxx xxxx xxxxx 167 xxxx 696 Volume/Cap:' xxxx xxxx xxxx 0.18 xxxx xxxx xxxx xxxx xxxx 0.30 xxxx 0.23 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.7 xxxx xxxxx xxxx xxxx xxxxx 1.2 xxxx 0.9 Control Del:xxxxx xxxx xxxxx 8.7 xxxx xxxxx xxxxx xxxx xxxxx 35.3 xxxx 11.7 LOS by Move: * * * A * * * * * E * B Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: . xxxxxx xxxxxx xxxxxx 17.3 ApproachLOS: * * * C ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 . . • • • . MITIG8 - PM Peak Tue Mar 18, 2008 10:20:00 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW Hall Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 8.9 Worst Case Level Of Service: D[ 31.6] ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 430 65 170 395 0 0 0 0 60 0 285 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 503 76 199 462 0 0 0 0 70 0 333 Added Vol: 0 1 1 0 1 0 0 0 0 1 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 504 77 199 463 0 0 0 0 71 0 333 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0. 97 • PHF Volume: 0 520 79 205 477 0 0 0 0 73 0 344 Reduct Vol: 0 0 0 0 0 0' 0 0 0 0 0 0 FinalVolume: 0 520 79 205 477 0 0 0 0 73 0 344 1 II II II- I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 599 xxxx xxxxx xxxx xxxx xxxxx 1447 xxxx 559 Potent Cap. : xxxx xxxx xxxxx 988 xxxx xxxxx xxxx xxxx xxxxx 146 xxxx 532 Move Cap. : xxxx xxxx xxxxx 988 xxxx xxxxx xxxx xxxx xxxxx 123 xxxx 532 Volume/Cap: xxxx xxxx xxxx 0.21 xxxx xxxx xxxx xxxx xxxx 0.60 xxxx 0.65 I II I ! II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.8 xxxx xxxxx xxxx xxxx xxxxx 3.0 xxxx 4.6 Control Del:xxxxx xxxx xxxxx 9.6 xxxx xxxxx xxxxx xxxx xxxxx 70.5 xxxx 23.3 LOS by Move: * * * A * * * * * F * C Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx'xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 31.6 ApproachLOS: * * * D ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 • • IIIMITIG8 - AM Peak Tue Mar 18, 2008 11:34:14 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #3 SW Hall Blvd /Parcel-1 ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: B[ 12.0] ******************************************************************************** Street Name: SW Hall Blvd Parcel-1 Access Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0' I II II II . I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 1 0 0 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 345 0 0 474 0 0 0 0 1 0 0 Added Vol: 0 0 1 1 0 0 0 0 0 3 0 2 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 345 1 1 474 0 0 0 0 4 0 2 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 1:00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 • PHF Volume: 0 345 1 1 474 0 0 0 0 4 0 2 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 345 1 1 474 0 0 0 0 4 0 2 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 346 xxxx xxxxx xxxx xxxx xxxxx 822 822 346 Potent Cap. : xxxx xxxx xxxxx 1224 xxxx xxxxx xxxx xxxx xxxxx 347 311 702 Move Cap. : .xxxx xxxx xxxxx 1224 xxxx xxxxx xxxx xxxx xxxxx 346 311 702 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 415 413 xxxxx 463 413 xxxxx Volume/Cap: xxxx xxxx . xxxx 0.00 xxxx xxxx xxxx xxxx xxxx 0.01 0.00 0.00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 7.9 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 521 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 12.0 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 12.0 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 -(c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • • • MITIG8 - PM Peak Tue Mar 18, 2008 11:35:10 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #3 SW Hall Blvd /Parcel-1 ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: B[ 13.9) *********************************************** ********************************* Street Name: SW Hall Blvd Parcel-1 Access Approach: North Bound South Bound East Bound , West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 O. 0 0 0 0 0 0 0 0 1! 0 0 • I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 1 0 455 0 0 0 0 0 0 0 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 579 1 0 532 0 0 0 0 0 0 0 Added Vol: 0 0 4 2 0 0 0 0 0 2 0 1 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 579 5 2 532 0 0 0 0 2 0 1 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 • PHF Volume: 0 579 5 2 532 0 0 0 0 2 0 1 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 579 5 2 532 0 0 0 0 2 0 1 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 584 xxxx xxxxx xxxx xxxx xxxxx 1118 1118 582 Potent Cap. : xxxx xxxx xxxxx 1000 xxxx xxxxx xxxx xxxx xxxxx 231 209 517 Move Cap. : xxxx xxxx xxxxx 1000 xxxx xxxxx xxxx xxxx xxxxx 231 208 517 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 319 328 xxxxx 368 329 xxxxx . Volume/Cap: xxxx xxxx xxxx 0.00 xxxx xxxx xxxx xxxx xxxx 0.01 0.00 0:00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 8.6 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 407 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 13.9 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 13.9 ApproachLOS: * * * B ******************************************************************************** Note: •Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 i • . • MITIG8 - AM Peak Tue Mar 18, 2008 11:34:33 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 SW Hall Blvd /Parcel-2 ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: B( 11.8] ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 1 0 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 2 0 2 Growth Adj: 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 345 0 0 474 0 0 0 0 2 0 2 Added Vol: 0 2 0 0 1 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 347 0 0 475 0 0 0 0 2 0 2 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 • PHF Volume: 0 369 0 0 505 0 0 0 0 2 0 2 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 369 0 0 505 0 0 0 0 2 0 2 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 874 874 369 Potent Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 323 290 681 Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 323 290 681 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 395 396 xxxxx 444 396 xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.01 0.00 0.00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx• xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 538 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 11.8 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 11.8 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • • . MITIG8 - PM Peak Tue Mar 18, 2008 11:34:52 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER R-12 ZONING 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 SW Hall Blvd /Parcel-2 • ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: B( 13.61 ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I • Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 2 2 455 0 0 0 0 1 0 1 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 579 2 2 532 0 0 0 0 1 0 1 Added Vol: 0 1 0 0 2 0 0 0 0 0 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 580 2 2 534 0 0 0 0 1 0 1 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97. • PHF Volume: 0 598 2 2 551 0 0 0 0 1 0 1 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 598 2 2 551 0 0 0 0 1 0 1 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 601 xxxx xxxxx xxxx xxxx xxxxx 1155 1155 599 Potent Cap. : xxxx xxxx xxxxx 987 xxxx xxxxx xxxx xxxx xxxxx 220 199 505 Move Cap. : xxxx xxxx xxxxx 987 xxxx xxxxx xxxx xxxx xxxxx 219 198 505 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 309 319 xxxxx 358 320 xxxxx • Volume/Cap: xxxx xxxx xxxx 0.00 xxxx xxxx xxxx xxxx xxxx 0.00 0.00 0.00 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 8.7 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 419 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.0 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 13.6 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 13.6 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. • • • • . • Capacity Analysis Worksheets for Total Future 2025 Weekday Peak Hour and 30th DH Traffic Volumes • (With Proposed C-G Zoning) • • • IIIMITIG8 - AM Peak Thu Mar 20, 2008 17:00:43 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER C-.G ZONING OR08.002 TO1 - SW HALL BLVD. REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) *********************-*********************************************************** Intersection #1 SW Hall Blvd /Hwy 99W **************************************************************.****************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.039 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 58.5 Optimal Cycle: 180 Level Of Service: E ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I • Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << AM Peak Base Vol: 40 95 295 205 140 70 120 1615 15 135 845 95 Growth Adj : 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 Initial Bse: 47 112 349 242 165 83 142 1908 18 160 999 112 Added Vol: 0 5 0 7 4 6 7 0 0 0 0 8 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 . Initial Fut: 47 117 349 249 169 89 149 1908 18 160 999 120 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 48 120 356 254 173 91 152 1947 18 163 1019 123 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 48 120 356 254 173 91 152 1947 18 163 1019 123 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 48 120 356 254 173 91 152 1947 18 163 1019 123 I II II II I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.95 1.00 0.85 0.95 1.00 0.85 0.95 0.95 0.85 0.95 0.91 0.85 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1805 1900 1615 1805 1900 1615 1805 3610 1615 1805 5187 1615 I II II II I Capacity Analysis Module: Vol/Sat: 0.03 0.06 0.22 0.14 0.09 0.06 0.08 0.54 0.01 0.09 0.20 0.08 Crit Moves: **** **** **** **** Green/Cycle: 0.06 0.13 0.21 0.14 0.20 0.38 0.18 0.52 0.58 0.09 0.42 0.56 Volume/Cap: 0.45 0.50 1.04 1.04 0.45 0.15 0.46 1.04 0.02 1.04 0.46 0.14 Delay/Veh: 57.6 50.7 105.5 120.0 42.9 24.3 44.9 60.6 10.8 137.4 24.9 12.7 User DelAdj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 57.6 50.7 106.5 120.0 42.9 24.3 44.9 60.6 10.8 137.4 24.9 12.7 LOS by Move: E D F F D C D E B F C B HCM2k95thQ: 5 9 33 26 11 4 10 74 1 19 18 4 ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4110 • • • MITIG8 - PM Peak Thu Mar 20, 2008 17:01:57 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER C-G ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W **************************************.****************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 0.946 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 51.9 Optimal Cycle: 157 Level Of Service: D ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T R L - T - R L - T - R L - T - R I II II II I Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II I Volume Module: >> Count Date: 15 Mar 2007 << PM Peak Base Vol: 130 245 280 210 180 90 205 1115 21 175 1415 150 Growth Adj : 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 Initial Bse: 154 290 331 248 213 106 242 1318 25 207 1672 177 Added Vol: 0 6 0 5 3 4 8 0 0 0 0 10 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 4111 Initial Fut: 154 296 331 253 216 110 250 1318 25 207 1672 187 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 157 302 338 258 220 113 255 1344 25 211 1706 191 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 157 302 338 258 220 113 255 1344 25 211 1706 191 PCE Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 157 302 338 258 220 113 255 1344 25 211 1706 191 I I I I I I I I Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.92 0.97 0.83 0.92 0.97 0.83 0.91 0.91 0.82 0.91 0.88 0.82 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1753 1845 1568 1753 1845 1568 1736 3473 1554 1736 4990 1554 I II II II I Capacity Analysis Module: Vol/Sat: 0.09 0.16 0.22 0.15 0.12 0.07 0.15 0.39 0.02 0.12 0.34 0.12 Crit Moves: **** **** - **** **** Green/Cycle: 0.14 0.17 0.30 0.16 0.19 0.35 0.16 0.41 0.55 0.13 0.38 0.53 Volume/Cap: 0.64 0.95 0.71 0.95 0.64 0.21 0.91 0.95 0.03 0.95 0.91 0.23 Delay/Veh: 54.0 85.2 42.5 90.0 48.8 27.5 80.5 47.2 12.4 96. 9 42.5 15.1 User. DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 54.0 85.2 42.5 90.0 48.8 27.5 80.5 47.2 12.4 96.9 42.5 15.1 LOS by Move: D F D F D C F D B F D B HCM2k95thQ: 12 27 22 24 16 6 23 48 1 21 42 7 ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4110 • • • • MITIG8 - 30th DHV Thu Mar 20, 2008 17:02:27 Page 1-1 TOTAL FUTURE 2025 30TH DESING HOUR VOLUMES (30TH DHV) WITH BUILDOUT OF SITE UNDER C-G ZONING 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Operations Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Hall Blvd /Hwy 99W ******************************************************************************** Cycle (sec) : 120 Critical Vol./Cap. (X) : 1.020 Loss Time (sec) : 16 (Y+R=4.0 sec) Average Delay (sec/veh) : 64.3 Optimal Cycle: 180 Level Of Service: E ******************************************************************************** Street Name: SW Hall Blvd Hwy 99W Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R 1 II II 11 1 Control: Protected Protected Protected Protected Rights: Ovl Ovl Ovl Ovl Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 1 0 1 0 1 1 0 1 0 1 1 0 2 0 1 1 0 3 0 1 I II II II 1 Volume Module:30th DHV Base Vol: 130 . 245 280 210 180 90 205 1115 21 175 1415 150 Growth Adj: 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 Initial Bse: 166 312 357 268 230 115 261 1422 27 223 1805 191 Added Vol: 0 6 0 5 3 4 8 0 0 0 0 10 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 166 318 357 273 233 119 269 1422 27 223 1805 201 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 PHF Volume: 169 325 364 278 237 121 275 1451 .27 228 1841 205 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 169 325 364 278 237 121 275 1451 27 228 1841 205 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 MLF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 FinalVolume: 169 325 364 278 237 121 275 1451 27 228 1841 205 I II II II 1 Saturation Flow Module: Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment: 0.92 0.97 0.83 0.92 0.97 0.83 0.91 0.91 0.82 0.91 0.88 0.82 Lanes: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 2.00 1.00 1.00 3.00 1.00 Final Sat. : 1753 1845 1568 1753 1845 1568 1736 3473 1554 1736 4990 1554 1 II II II 1 Capacity Analysis Module: Vol/Sat: 0.10 0.18 0.23 0.16 0.13 0.08 0.16 0.42 0.02 0.13 0.37 0.13 Crit Moves: **r* **** **** **** Green/Cycle: 0.14 0.17 0.30 0.16 0.19 0.35 0.16 0.41 0.55 0.13 0.38 0.53 Volume/Cap: 0.69 1.02 0.77 1.02 0.69 0.22 0.98 1.02 0.03 1.02 0.98 0.25 Delay/Veh: 56.8 105 45.8 110.3 51.1 27.7 98.1 64.4 12.4 117.8 53.1 15.3 User DelAdj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Veh: 56.8 105 45.8 110.3 51.1 27.7 98.1 64.4 12.4 117.8 53.1 15.3 LOS by Move: E F D F D C F E B F D B HCM2k95thQ: 14 30 25 27 17 6 26 57 1 24 49 8 ***************************;.**************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 1111 III • • MITIG8 - AM Peak Thu Mar 20, 2008 17:01:34 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER C-G ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW Hall Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 4.6 Worst Case Level Of Service: C[ 18.3] ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street Approach: North Bound South Bound' East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 270 24 175 365 0 0 0 0 40 0 130 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 316 28 205 427 0 0 0 0 47 0 152 Added Vol: 0 4 4 0 5 0 ' 0 0 0 5 0 0 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 320 32 205 432 0 0 0 0 52 0 152 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 III PHF Volume: 0 340 34 218 460 0 0 0 0 55 0 162 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 340 34 218 460 0 0 0 0 55 0 162 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 _ I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 374 xxxx xxxxx xxxx xxxx xxxxx 1253 xxxx 357 Potent Cap. : xxxx xxxx xxxxx 1195 xxxx xxxxx xxxx xxxx xxxxx 192 xxxx 691 Move Cap. : xxxx xxxx xxxxx 1195 xxxx xxxxx xxxx xxxx xxxxx 165 xxxx 691 Volume/Cap: xxxx xxxx xxxx 0.18 xxxx xxxx xxxx xxxx xxxx 0.33 xxxx 0.23 I II II II- I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.7 xxxx xxxxx xxxx xxxx xxxxx 1.4 xxxx 0.9 Control Del:xxxxx xxxx xxxxx 8.7 xxxx xxxxx xxxxx xxxx xxxxx 37.4 xxxx 11.8 LOS by Move: * * * A * * * * * E * B Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 18.3 ApproachLOS: * * * C ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 1111 III • • MITIG8 - PM Peak Thu Mar 20, 2008 17:02:04 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER C-G ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW Hall Blvd /SW Pfaffle Street ******************************************************************************** Average Delay (sec/veh) : 9.4 Worst Case Level Of Service: D[ 33.5] ******************************************************************************** Street Name: SW Hall Blvd SW Pfaffle Street Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II it I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 1 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 430 65 170 395 0 0 0 0 60 0 285 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 •1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 503 76 199 462 0 0 0 0 70 0 333 Added Vol: 0 3 3 0 6 0 0 0 0 6 0 0 ' PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 0 506 79 199 468 0 0 0 0 76 0 333 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 III PHF Volume: 0 522 81 205 483 0 0 0 0 79 0 344 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 522 81 205 483 0 0 0 0 79 0 344 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 xxxx 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 603 xxxx xxxxx xxxx xxxx xxxxx 1455 xxxx 563 Potent Cap. : xxxx xxxx xxxxx 984 xxxx xxxxx xxxx xxxx xxxxx 145 xxxx 530 Move Cap. : xxxx xxxx xxxxx 984 xxxx xxxxx xxxx xxxx xxxxx 121 xxxx 530 Volume/Cap: xxxx xxxx xxxx 0.21 xxxx xxxx xxxx xxxx xxxx 0.65 xxxx 0.65 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.8 xxxx xxxxx xxxx xxxx xxxxx 3.4 xxxx 4.6 Control Del:xxxxx xxxx xxxxx 9.6 xxxx xxxxx xxxxx xxxx xxxxx 77.4 xxxx 23.5 LOS by Move: * * A * * *• * * F * C Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 33.5 ApproachLOS: * * * D • ******************************************************************************** Note: Queue reported is the number of cars per lane. ******************************************************************************** Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 III • • MITIG8 - AM Peak Thu Mar 20, 2008 17:01:42 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER C-G ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #3 SW Hall Blvd /Parcel-1 ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: B[ 10.3] ******************************************************************************** Street Name: SW Hall Blvd Parcel-1 Access Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: ' Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 1 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 0 0 0 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 , 1.17 Initial Bse: 0 345 0 0 474 0 0 0 0 0 0 0 Added Vol: 0 19 1 1 18 0 0 0 0 0 0 0 Pass-By: 0 -1 1 0 0 0 0 0 0 0 0 1 Initial Fut: 0. 363 2 1 492 0 0 0 0 0 0 1 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 • PHF Volume: 0 363 2 1 492 0 0 0 0 0 0 1 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 363 2 1 492 0 0 0 0 0 0 1 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 365 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 364 Potent Cap. : xxxx xxxx xxxxx 1205 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 685 Move Cap. : xxxx xxxx xxxxx 1205 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 685 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 402 401 xxxxx 450 401 xxxxx Volume/Cap: xxxx xxxx xxxx 0.00 xxxx xxxx xxxx xxxx xxxx xxxx xxxx 0.00 I II II II I Level Of Service Module: • 2Way95thQ: xxxx xxxx xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 0.0 Control Del:xxxxx xxxx xxxxx 8.0 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 10.3 LOS by Move: * * * A * * * * * * * B Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 10.3 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. • Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. III III • IIIMITIG8 - PM Peak Thu Mar 20, 2008 17:02:11 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER C-G ZONING OR08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #3 SW Hall Blvd /Parcel-1 ******************************************************************************** Average Delay (sec/veh) : 0.2 Worst Case Level Of Service: B[ 14.1] ******************************************************************************** Street Name: SW Hall Blvd Parcel-1 Access Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 0 0 455 0 0 0 0 0 0 0 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 579 0 0 532 0 0 0 0 0 0 0. Added Vol: 0 13 11 6 11 0 0 0 0 3 0 1 Pass-By: 0 -4 4 4 -4 0 0 0 0 4 0 4 Initial Fut: 0 588 15 10 539 0 0 0 0 7 0 5 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 • PHF Volume: 0 588 15 10 539 0 0 0 0 7 0 5 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 588 15 10 539 0 0 0 0 7 0 5 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 • I II II II 1 Capacity Module: • Cnflict Vol: xxxx xxxx xxxxx 603 xxxx xxxxx xxxx xxxx xxxxx 1155 1155 596 Potent Cap. : xxxx xxxx xxxxx 984 xxxx xxxxx xxxx xxxx xxxxx 220 199 508 Move Cap. : xxxx xxxx xxxxx 984 xxxx xxxxx. xxxx xxxx xxxxx 218 197 . 508 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 304 314 xxxxx 356 319 xxxxx Volume/Cap: xxxx xxxx xxxx 0.01 xxxx xxxx xxxx xxxx xxxx 0.02 0.00 0.01 I II II II 1 Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 8.7 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 407 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.1 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 14.1 xxxxx Shared LOS: * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 14.1 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 • • • MITIG8 - AM Peak Thu Mar 20, 2008 17:01:48 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (AM PEAK) WITH BUILDOUT OF SITE UNDER C-G ZONING 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ********* ********************************************************************** Intersection #4 SW Hall Blvd /Parcel-2 ******************************************************************************** Average Delay (sec/veh) : 1.0 Worst Case Level Of Service: B[ 13.4) ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << AM Peak Base Vol: 0 295 0 0 405 0 0 0 0 0 0 0 Growth Adj: 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 345 0 0 474 0 0 0 0 0 0 0 Added Vol: 0 0 19 9 1 0 0 0 0 18 0 8 Pass-By: 0 -10 10 16 -16 0 0 0 0 16 0 10 Initial Fut: 0 335 29 25 459 0 0 0 0 34 0 18 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 • PHF Volume: 0 357 31 27 488 0 0 0 0 36 0 19 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 357 31 27 488 0 0 0 0 36 0 19 I II it II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 387 xxxx xxxxx xxxx xxxx xxxxx 913 913 372 Potent Cap. : xxxx xxxx xxxxx 1182 xxxx xxxxx xxxx xxxx xxxxx 306 275 678 Move Cap. : xxxx xxxx xxxxx 1182 xxxx xxxxx xxxx xxxx xxxxx 301 269 678 Total Cap: xxxx xxxx xxxxx xxxx xxxx xxxxx 362 369 xxxxx 423 377 xxxxx Volume/Cap: xxxx xxxx xxxx 0.02 xxxx xxxx xxxx xxxx xxxx 0.09 0.00 0.03 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx xxxxx 0.1 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 8.1 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 486 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.4 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 13.4 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 13.4 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 4111 • • • MITIG8 - PM Peak Thu Mar 20, 2008 17:02:17 Page 1-1 TOTAL FUTURE 2025 WEEKDAY PEAK HOUR TRAFFIC VOLUMES (PM PEAK) WITH BUILDOUT OF SITE UNDER C-G ZONING 0R08.002 TO1 - SW HALL BLVD REZONE Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) Intersection #4 SW Hall Blvd /Parcel-2 ******************************************************************************** Average Delay (sec/veh) : 0.5 Worst Case Level Of Service: B[ 14.8] ******************************************************************************** Street Name: SW Hall Blvd Parcel-2 Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 0 1 0 1 0 1 0 0 0 0 0 0 0 0 0 1! 0 0 I II II II I Volume Module: >> Count Date: 11 Mar 2008 << PM Peak Base Vol: 0 495 0 0 455 0 0 0 . 0 0 0 0 Growth Adj : 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 1.17 Initial Bse: 0 579 0 0 532 0 0 0 0 0 0 0 Added Vol: 0 1 13 6 6 0 0 0 0 11 0 5 Pass-By: 0 -9 9 8 -8 0 0 0 0 8 0 9 Initial Fut: 0 571 22 14 530 0 0 0 0 19 0 14 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj : 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 • PHF Volume: 0 589 23 14 547 0 0 0 0 20 0 14 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 FinalVolume: 0 539 23 14 547 0 0 0 0 20 0 14 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx 6.4 6.5 6.2 FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 3.5 4.0 3.3 I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 611 xxxx xxxxx xxxx xxxx xxxxx 1176 1176 600 Potent 'Cap. : xxxx xxxx xxxxx 977 xxxx xxxxx xxxx xxxx xxxxx 213 193 505 Move Cap. : xxxx xxxx xxxxx 977 xxxx xxxxx xxxx xxxx xxxxx 211 190 505 Total Cap: xxxx, xxxx xxxxx xxxx xxxx xxxxx 291 307 xxxxx 350 313 xxxxx Volume/Cap: xxxx xxxx xxxx 0.01 xxxx xxxx xxxx xxxx xxxx 0.06 0.00 0.03 I II II II I Level Of Service Module: 2Way95thQ: xxxx xxxx. xxxxx 0.0 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Control Del:xxxxx xxxx xxxxx 8.7 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 402 xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 0.3 xxxxx Shrd ConDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 14.8 xxxxx Shared LOS: * * * * * * * * * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 14.8 ApproachLOS: * * * B ******************************************************************************** Note: Queue reported is the number of cars per lane. Traffix 7.9.0415 (c) 2007 Dowling Assoc. Licensed to CTS ENGINEERS, INC. 1111 • I1regori Department of Transportation Region 1 Tech Center Theodore R. Kulongoski, Governor 123 NW Flanders Port , - Telephone landOregon(503)97209 731-8214012 9 Fax(503) 731-8259 \A\17:73`�A� o"CO March 3, 2008 r, 1`GP�� File: Arshad Syed CTS Engineers 19075 NW Tanasbourne Drive, Suite 160 Hillsboro, OR 97124 Subject: Traffic Impact Analysis Scope of Work Proposed zone change on SW Hall Blvd in Tigard, Oregon The purpose of this letter is to define the scope of work for a Traffic Impact Analysis (TIA), which evaluates the impact for the proposed zone change for the property located at 11600 SW Hall Blvd, Tigard, Oregon. The property subject to the proposed zone change is located on the east side of Hall Blvd (Highway 141, M.P. 4.81) approximately 500' north of OR 99W and south of OR 217. SW Hall Boulevard is classified as a District Highway with a maximum volume to capacity ratio of 0.99 and OR 99W is classified as a Statewide Highway with a maximum volume to capacity ratio of 0.95. Scope of Work: I. General: Executive Summary: Provide a description of the development, site location and study area (including a site map). Briefly describe the purpose of the analysis, principal findings, recommendations and conclusions. Analysis Study Area: Provide a text description (including tax-lot descriptions) of the proposed development; and a graphic showing the intersections and accesses, identified by highway milepost, to be evaluated as part of this analysis. The signalized intersection analysis for this study shall include the SW Hall Blvd (MP 4.69) and OR 99W (MP 8.82) intersection, and the unsignalized intersection analysis for this study shall include the site access with SW Hall Blvd and the SW Pfaffle and SW Hall Blvd (MP 4.69) intersection. Queuing analyses should be performed on all site accesses and study area intersections. Washington County currently has a project under *add e OR 99W throu development which an additional northbound Ian . through the g Hall Blvd intersection and will provide separate right, thru, and left turn lanes on both Hall Blvd approaches to the intersection. These improvements should be included in the analysis for the scenarios in which they will have been completed. The scope of work for this TIA should be coordinated with the City of Tigard before the study is conducted since the City may require that additional analysis be made on area intersections and site accesses. II. Traffic Data: Traffic Counts Manual turning movement counts shall be made at all study area intersections and approaches. The counts must be at least 2-hours long with 15-minute breakdowns in the A.M. and P.M. peak hours. An attempt shall be made to quantify the unserved demand at the OR 99W intersection by comparing the queue lengths on all approaches at the beginning and end of the peak hours and adding the difference to the counts. Raw traffic volumes will not be accepted for use in traffic analysis. All traffic volumes shall be seasonally adjusted to represent 30th Highest Hour Volumes (30HV) for Current Year and Year of Opening "background traffic" conditions. For guidance, please refer to the Developing Design Hour Volumes document. http://www.orecion.00v/ODOT/TDTTP/docsiTAPM/apm/ch4.pdf Site Trip Generation, Distribution and Assignment: Site trip generation shall utilize the most recent edition of the Institute of Transportation Engineers (ITE)Trip Generation Manual to estimate daily and peak hour trip volumes originating from and destined to the proposed development. All assumptions and adjustments shall be documented and discussed in the TIA, or in an appendix. This analysis should use available transportation models in conjunction with the City of Tualatin as well as current Transportation System and Comprehensive Plans to estimate traffic distribution patterns. Approved computer models, such as Traffix, or manual calculations=may also be used for determining trip assignments for site- generated traffic volumes on roadways within the study area. Ill. Analysis Procedures: Capacity Analysis: Capacity analysis of signalized intersections, unsignalized intersections, and roadway segments shall follow the established methodologies of the current Highway Capacity Manual (HCM2000). For signalized intersections, the overall intersection V/C shall be reported.. For unsignalized intersections, the highest approach V/C shall be reported, along with an indication of its corresponding movement. Attached Table 3.3.7 lists the ODOT default values for use in signalized intersection analysis. If multiple intersections are analyzed, the traffic volumes shall be balanced between intersection noes. All intersection capacity analyst analytt shall include heavy vehicles percentages by approach, as determined from manual counts. Planning level mobility results (V/C) from the TIA will be compared against Highway Mobility Standards (Policy 1F) and the Maximum V/C Ratios provided in Table 7 of the 1999 Oregon Highway Plan (OHP). Application of Computer software shall closely follow ODOT-approved analysis methodologies. HCS2000 and Synchro/SimTraffic are examples of accepted analysis software. For further guidance, contact TPAU. Queue Length Analysis: Intersection operation analysis shall include the effects of queuing and blocking. Average queue lengths and 95th Percentile queue lengths shall be reported for all study area intersections. The 95th Percentile queuing shall be used for design purposes, and will be reported to the next nearest 25 foot increment. Any methodology used to determine queue length shall be approved in advance by either TPAU or the Region. IV. Analysis Requirements: Intersection Sight Distance: Adequate intersection sight distance shall be verified for all proposed intersections and highway approaches as required in ODOT's 2005 Highway Design Manual. For guidance, please contact the Region Access Management Engineer. \http://www.oregon.qov/ODOT/HWY/ENGSERVICES/hwy manuals.shtml Right & Left Turn Lane Criteria: Proposed right or left turn lanes at unsignalized intersections and private approach roads shall meet installation criteria contained in the current Highway Design Manual (HDM). For turn lane evaluation procedures, refer to: http://www.oreqon.qov/ODOT/TD/TP/TAPM.shtml Traffic Signal Installations & Modifications: Analysis of signalized intersections shall be based on existing signal-timing. Analysis and recommendations related to new and/or modified traffic signals shall follow ODOT's Traffic Signal Policy and Guidelines, and all subsequent revisions. These documents can be found on the web at: http://www.oregon.gov/ODOT/HWY/TRAFFIC-ROADWAY/publications traffic.shtml New signal proposals for Day of Opening shall show, but are not limited to, the following: • A clear indication of need for a traffic signal; only after other enhancements to nearby signals are shown to be insufficient to mitigate the new highway related impacts resulting from the proposed development. • An assessment of the ability of existing, planned, and proposed public roads to accommodate development traffic at another location. • A detailed description how the proposed development will affect existing and proposed study area intersections. warra atisfactiorr if a new • Documentation of traffic volumes and signal , signal is determined to be the correct solution. Clearly show how one or more of the eight warrants identified in the 2003 edition of the Manual on Uniform Traffic Control Devices (MUTCD), Chapter 4C, Sections 1 through 9 are met, consistent with the requirements of OAR 734-020-0490. Traffic signal spacing requirements shall conform to the 1999 Oregon Highway Plan. Progression analysis shall meet the requirements of OAR 734-020-480. If applicable; complete time-space diagrams for each of the analysis scenarios, including the existing coordinated system will be provided. They shall demonstrate that the proposed signal system is capable of maintaining adequate progression band widths for through traffic on the State Highway on the most critical roadway segments within the study area Any recommendations for traffic signals to be installed as part of future mitigation should meet preliminary signal warrants (MUTCD Warrant#1, Case A & B). All future proposed signals shall still need to meet the need and warrants as described. For guidance, please contact TPAU or the Region, or refer to the Preliminary Signal Warrant Guidelines. http://www.oregon.gov/ODOT/TD/TP/docsiTAPM/apm/pswForm.pdf NOTE: It is ultimately up to State Traffic Engineer to approve all signal installations, modifications and deviations. Just because an intersection may meet the MUTCD Warrants does not insure it will be approved by the State Traffic Engineer.. Access Management: Demonstrate how the proposed access, or accesses meet the minimum spacing criteria of OAR 734-051; or how it coincides with the current access management plan/strategy, or how a deviation from the spacing standard could be justified based on OAR 734-051 regulations. V. Analysis Output: Existing Conditions: Identify current year site conditions at the proposed development location. This includes, but is not limited to the following: • A description of the site location, zoning, existing use(s), and proposed use(s) of subject property. • A description of surrounding land uses. • A graphic identifying existing lane configurations and traffic control devices at the study area intersections. • A graphic showing existing 30HV traffic; reported as AM (7-9 a.m.) and PM (4-6 p.m.) Peak Hour Volumes (PHV), and also as average daily traffic (ADT). Also include in this graphic a list of heavy vehicle percentages by approach. • An analysis of existing intersection operations, reported in terms of both Volume to Capacity (V/C) and Level of Service.(LOS). • An analysis of at least 3-years worth of crash data; including information on all SPIS sites within or adjacent to the study area. • Traffic Volumes & Opiktions —Year of Opening; with &4dithout Proposed Development: If a specific development is being proposed, an analysis shall be made of all study area intersections in the Year of Opening, for both "background traffic" and "total traffic" conditions. "Background traffic" volumes equal the seasonally adjusted existing traffic counts, factored up to account for an appropriate background annual growth rate, plus the anticipated traffic voiumes from approved but not yet constructed developments in the area. "Total traffic" conditions are considered "background traffic" volumes plus site generated trips. This analysis should provide the following: • A graphic showing Year of Opening "background traffic" and "total traffic" volumes. • A graphic or table showing V/C and LOS analysis results for both "background traffic" and "total traffic" volumes. • A graphic or table itemizing storage length requirements for all approaches, rounded to the next nearest 25 foot increment. • If applicable, a discussion of progression performance along the analysis corridor. Traffic Volumes & Operations — Future Year; with Worst Case Existing and Proposed Zoning Scenarios: An analysis shall be made of all study area intersections for a 15-year horizon, for - both "reasonable worst case, existing zoning" and "reasonable worst case, proposed zoning" scenarios. The proposed worst case development scenarios shall be approved by ODOT and the City prior to the analysis being performed. This analysis should provide the following: • A graphic showing Year of Opening "background traffic" and "total traffic" volumes. • A graphic or table showing V/C and LOS analysis results for both "reasonable worst case, existing zoning" and "reasonable worst case, proposed zoning" scenarios. • A graphic or table itemizing storage length requirements for all approaches, • rounded to the next nearest 25 foot increment. • If applicable, a discussion of progression performance along the analysis corridor. Planned transportation system improvements anticipated to be funded and constructed within the 15-year horizon shall be incorporated into the Future Year analysis. Do not incorporate improvements that are proposed as mitigation for the development. For guidance, please refer to the Transportation Planning Rule (TPR): OAR 660-012-0060. http://www.oregon.gov/ODOT/TDTTP/docsiTPR/adopt042005.odf Analysis Variable Inputs: A summary of traffic analysis variable inputs shall be provided in an appendix. In Synchro, the Int: Lanes, Volumes, Timings report is the output source for this information. TIA's submitted without an input summary will not be accepted by the Department. • Conclusions and Recommendations: Summarize existing and future conditions and discuss the proposed development's impacts. Identify any operational or safety deficiencies and recommend mitigation along with the effectiveness of the mitigation. Summarize how the proposed development complies with all operational and safety standards in the applicable approval criteria. Note: Signal timing adjustments will not be considered as mitigation. Sincerely, Martin R. Je : old, P.E. Region Access Management Engineer cc: Steve Schalk Seth Brumley Marah Danielson Kim McMillen, City of Tigard i Revised Development Review Guidelines Table 3.3.7 Table 3.3.7: ODOT Default Parameters for Use With Default ( Signalized Intersection Analysis Methodologies Signal Parameter s Total Lost Time 4 seconds per phase minimum for typical intersections, more for large or complex intersections. Peak Hour Factor For future year analysis: • 0.85 for local and collector street approaches • 0.90 for minor arterial approaches, • 0.95 for major arterial approaches, unless better information is available, such as for a school or industrial use. Ideal Saturation Flow Field measurement should be consistent Rate with methodology laid out in the HCM. Saturation flow rate worksheets must be included in the documentation. Where field measurements are not done, • Outside of MPO urban areas, 1800 passenger cars per hour of green per lane (pcphgl) shall be used • Inside MPO urban growth boundaries, 1900 passenger cars per hour of green per lane (pcphgl) may be used, unless one or more of the following conditions are present, in which case 1800 pcphgl shall be used • Parking • Greater than 5% trucks • Other than ninety degree intersection skew angle • One or more approach(es), with a combined volume in excess of 5 vph, are present downstream of the intersection within the functional area, or upstream within the length of the standing queue • Poor signal spacing or observed queue spillbacks between signals during the peak hour, or • Less than 12 foot travel lanes aLQJV N LLYD PRE-APPLICATION NOTES FOR COMPREHENSIVE PLAN & ZONING MAP AMENDMENT January 3,2008 STAFF PRESENT: Gary Pagenstecher,Dick Bewersdorf APPLICANT: Saj Jivanjee,AIA PROPERTY LOCATION: 13665 SW 130th Place TAX MAP/LOT#'s:/S135DD00100 PROPOSAL DESCRIPTION: Comprehensive Plan Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications of the subject 32,168 square foot parcel from Medium Density Residential (R-12) to General Commercial (C-G). • COMP PLAN DESIGNATIONS: Medium Density Residential ZONING: R-12 NEIGHBORHOOD MEETING A neighborhood meeting is required for a quasi-judicial zoning map amendment. NARRATIVE Include a narrative that responds to the applicable review criteria. Provide background and findings of fact as to why the comprehensive plan amendment and zoning map amendment are necessary, or what public benefit is being promoted. Note:The list of specific goals and standards below is intended to provide guidance in preparation of your application,and that additional criteria may be identified dependant upon the nature of the specific application,or as other issues are raised. This is not an exhaustive list of all criteria. It is the applicant's responsibility to ensure that all applicable standards are met. APPLICABLE CRITERIA Standards for making quasi-judicial decisions apply to the proposed zoning map amendment. A recommendation to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations (e.g. Goal#8,Transportation; #12,Locational Criteria). 2. Demonstration of compliance with all applicable standards of any provision of the Tigard Development Code or other applicable implementing ordinance (including but not limited to 18.380.020 Zoning Map and Text Amendments, 18.390.050/.060 Decision Making Procedures); and 3. 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 which is the subject of the development application. In addition,the recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: 1.The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; 2.Any federal or state statutes or regulations found applicable; 3.Any applicable METRO regulations; 4.Any applicable comprehensive plan policies;and 5.Any applicable provisions of the City's implementing ordinances. APPLICATION REQUIREMENTS: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in Section 18.390.050C. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development; and f. Be accompanied by 18 copies of the narrative. PROCESS The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the application on the record as provided by Section 18.390, as a Type IV review. DECISION The decision timeline is generally about 4 months from receipt of a complete application. The 120-day rule is not applicable to legislative changes. APPLICATION FEES: Comprehensive Plan Amendment: $8,886.00 Quasi Judicial Zoning Map Amendment (3,200 x 1/2): 1,600.00 Total Fees: $10,486.00 PREPARED BY: nily 2 Januat008 January 2008 ,anuary `O Q SMTWTFS V S February MTWTFS Thursday 8 . 2 3 4 5 1 2 hursday 6 7 8 9 10 11 12 3 4 5 6 7 8 9 13 14 15 16 17 18 19 10 11 12 13 14 15 16 20 21 22 23 24 25 26 17 18 19 20 21 22 23 27 28 29 30 31 24 25 26 27 28 29 3 Thursday Notes 7 am 8 00 900 10 00 Saj Jivanjee 503-297-5160 Zoning Change 11600 SW Hall Conference Room#1 11 00 12 Pm 1 00 2 00 3 00 4 00 • 5 00 6 00 -Pre-Apps_CD_Meetings 1 12/14/2007 3:26 PM - 6" ./ • r �. PRE-APPLICATION { CONFERENCE REQUEST, - - Crtyof Tigard Pemat Center 13125 SW Hall Bled, Tigarz/ OR 97223 ' Phone. 503.639.4171 Fax: 503.598.1960 QEc r l, 2007 GENERAL INFORMATION �- /. Applicant: (V IJ_) Lr- FOR STAFF USE ONLY Address: /c 0�-- R tAv W Phone: City: l'Osellf■-..r b c I1 Z�C Zip: '1 1"?2---- Case No.: P 0D-0?- 0-trUk Receipt No.: a 01) 5-44-5-a--- Contact Person: Ct.) —Dv A-J -- Phone:.. -3.2-5h SI :6 0 Application Accepted By 5-'0'1 Property Owner/Deed Holder(s): S Al-v4p 01/1.- -- Date: 124/4+/07 S .3fL 46' s ivA- ©> ( - —1t i_-k ,.„,e_rcA —f 1-641 E - DATE OF PRE-APP.: I I /ok Address: /3 i 5 S'. /3 p 't L Phone: S`t'y 3 Sq0—/318,6 TIME OF PRE-APP.: /0 •OO City: Ti 4a-R4 Zip: 97 z..2.3 PRE-APP.HELD WITH: Rev.7/1/07 Property Address/Location(s): 1 L 6 0 •v./ ( Eli-VD is\cu pin\masters\land use applications\Pre-App Request App.doc —Ft ,r -O — o Il. 9 --1 -2- _ REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): I S I 3S Th C Od 100 (Note: applications will not be accepted without the required submittal elements) Zoning: a--'11.- ❑ Pre-Application Conf.Request Form Site Size: 7)..- J co - S.F. 5 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would like to have staff research prior to the All of the information identified on this form are required to be submitted by meeting. the applicant Sand received by the Planning Division a minimum of one (1) ❑ Site Plan. The site plan must show the week prior to officially scheduling a pre-application conference date/time to proposed lots and/or building layouts drawn allow staff ample time to prepare for the meeting. to scale. Also, show the location of the subject property in relation to the nearest A pre-application conference can usually be scheduled within 1-2 weeks of the streets; and the locations of driveways on the Planning Division's receipt of the request for either Tuesday or Thursday subject property and across the street. mornings. Pre-application conferences are one (1) hour long and are typically ❑ Vicinity Map. - held between the hours of 9:00-11:00 AM. ❑ The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. ------ ❑ If the Pre-Application Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE MONOPOLE project, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter and proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM .form of an affidavit of mailing, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation protocol was completed (see GROUP. Section 18.798.080 of the Tigard Community Development Code). ❑ Filing Fee $370.00 17p! CITY OF TIGARD 12/14/2007 13125 sw Hall Blvd. 3:32:52PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000005452 ti Date: 12/14/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2007-00085 [LANDUS] PreApp Conf 100-0000-438000 323.00 PRE2007-00085 [LRPF] LR Planning Surcharge 100-0000-438050 47.00 Line Item Total: $370.00 Payments: • Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check L&L INTERNATIONAL INC ST 3509 In Person 370.00 Payment Total: $370.00 S cRcccipi.rpt Page 1 of 1 n _ • � I s 1.J Jivanjee Architect, AIA Professional Corporation Architecture• Planning• Urban Design December 12, 2007 City of Tigard, Oregon 13125 SW Hall Boulevard Tigard, Oregon 97223 RE: Request for zoning change 1. The applicant is requesting a pre application meeting for a possibility of zoning change from R12 to CG and review development standards for self storage units in this zoning The staff input would be appreciated during the pre application meeting and below are some issues that I would like to address: 1. Compatible Use: • Compatible use in the surrounding uses, i.e. residential, commercial. Currently, the existing R12 property is located between Highway 217 and Hall Boulevard. To the east of the location is Highway 217, to the north side is zoning CP and to the south is CG. The applicants wish that R12 next to Highway 217 and Hall Boulevard is non-compatible use for the following reasons: o Traffic noise o Commercial use of property on the south and north side of the location The proposed development would allow extension of Warner Road to this property and Hall Boulevard to create emergency access of secondary traffic flow to serve this area. 2. Benefit to the neighborhood: • Currently there is a lack of storage in single family/multifamily housing. Garages are used for storage, causing additional off street parking needs in neighborhoods. Self storage unit allows to mitigate storage problems in residential development 3. Data: • Attached you will see data stating the need for self storage units in the residential areas. • 9055 S.W. Beaverton-Hillsdale Hwy. • Portland,Oregon 97225 • Tel. (503) 297-5160 • Fax (503) 297-4635 40 • 4. Addressing Neighborhood concerns: • Allowable time for use of facility • Type of Self storage facility. i.e. self contained or units that are accessible off the driveway • Examining similar facility in different area with similar zoning • Appropriate set back • Appropriate landscaping 5. Potential Traffic Impact 6. Setbacks 7. Building Heights 8. Landscape Requirements Rational 1. There is significant demand of self storage unit in residential/commercial zoning. (See attached information from the Storage Unit Association) 2. The self storage unit would mitigate storage requirements in multi-family and single family residence since most residential design does not accommodate adequate storage. It is a well known fact that residential units tend to use garages for storage thus creating parking space issues in neighborhoods. This type of facility will mitigate one of these issues. 3. Self storage units require minimum parking standards and less traffic impact, especially in this zoning area where traffic is a major concern. 4. Self storage units also assist small businesses in the neighborhood. a. Businesses tend to store goods outside of their premises, thus causing blight. b. It is not cost effective for small businesses to use a storage space in an expensive retail space. c. Small professional businesses require storage space for document storage for their future records. 5. It is known that a high percentage of the population in the US tend to move every year, thus requiring temporary storage facilities, especially with the young, mobile population who tend to live in the multi-family residential areas adjacent to this zoning. The applicant is requesting that a self storage facility be considered in this zoning, as this benefits the community at large. • Self storage units create minimum nuisance because the self storage units in this particular location would not have exterior circulation. • Self storage units sometimes act as a sound barrier between commercial and residential zones. • Self storage units are managed well due to paying clients and potential liability to the unit owners for any abuses in the facilities/loss of business. 11 Jivanjee Architect, MA 1.—fi I have included the following information: 1. Location plan for a self storage unit 2. Information from self storage association 3. Copy of the current zoning 4. Preliminary study of the building plans and elevations Jivanjee Architect, AIA J� • ! Chapter 18.520 COMMERCIAL ZONING DISTRICTS Sections: 18320.010 Purpose • 18.520.020 List of Zoning Districts 18320.030 Uses 18.520.040 Development Standards 18.520.050 Special Limitations on Uses 18.520.060 Additional Development and Design Guidelines 18.520.010 Purpose A. Provide range of commercial services for City residents. One of the major purposes of the regulations governing development in commercial zoning districts is to ensure that a full range of retail and office uses are available throughout the City so that residents can fulfill all or most of their needs within easy driving and, ideally within easy walking and/or biking distance of their homes. The location of land within each commercial district must be carefully selected and design and development standards created to minimize. the potential adverse impacts of commercial activity on established residential areas. At the same time, it is important to create more opportunities for mixed use, including residential, commercial and institutional activities, in new and re-developing commercial areas. B. Facilitate economic goals. Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the City limits, in compliance with the economic goals of the City of Tigard Comprehensive Plan. 18.520.020 List of Zoning Districts. A. C-N: Neighborhood Commercial District. The C-N zoning district is designed to provide convenience goods and services within a small cluster of stores adjacent to residential neighborhoods. Convenience goods and services are those which are purchased frequently, i.e., at least weekly; for which comparison buying is not required; and which can be sustained in a limited trade area. Such uses include convenience markets, personal services and repair shops. A limited number of other uses, including but not limited to restaurants, gas stations, medical centers, religious institutions, transit-related park-and-ride lots and facilities.with drive-up windows,are permitted conditionally. B. C-C: Community Commercial District. The C-C zoning district is designed to provide convenience shopping facilities which meet the regular needs of nearby residential neighborhoods. With a service area of about l,.5 miles, such commercial centers typically range in size from 30,000 - 100,000 gross square feet on sites ranging from 2 - 8 acres. Separated from other commercially-zoned areas by at least one-half mile, community commercial centers are intended to serve several residential neighborhoods, ideally at the intersection of two or more collector streets or at the intersection ofan arterial and collector street. Housing is permitted on or above the second floor of commercial structures at a density not to exceed 12 units/net acre,e.g., the maximum density permitted in the R- 12 zone. A limited number of other uses, including but not limited to car washes, gas stations, religious institutions,and transit-related park-and-ride lots, are permitted conditionally. In addition to mandatory site development review, design and development standards in the C-C zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian- friendly. Commercial Zoning Districts 18.520-1 Code Update: 10/02 • C. C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non- conforming;residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment,automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. D. C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities.. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e.,equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. E. CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing,at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations,are permitted conditionally. F. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R.25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2)encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. G. MUE-1 and MUE-2: Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. H. MUC: Mixed Use Commercial District. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 unites per acre. Larger buildings are encouraged in this area with parking under,behind or to the sides of buildings. Commercial Zoning Districts 18.520-2 Code Update: 10/02 • . L MUC-1: Mixed Use Commercial— 1. The MUC-1 zoning district, which is designed to apply to that portion of the Durham Quarry site within the City of Tigard, is a mixed-use commercial district bounded by 72°d Avenue,Findlay Street and the Tigard,Tualatin and Durham city limits. This site is the subject of an intergovernmental agreement between the cities of Tigard and Tualatin. Pursuant to that agreement the City of Tualatin shall furnish all planning, building and associated development review/permit services for the property. This zoning district is intended to mirror the City of Tualatin's Mixed Use Commercial Overlay District (TDC, Chapter 57). It permits a wide range of uses including commercial lodging, general retail, offices and housing; the latter includes multi- family housing at a minimum density of 25 units/acre and a maximum of 50 units/acre. Additional uses, including but not limited to majorr event entertainment and motor vehicle retail fuel sales, are permitted conditionally. In addition to the standards of this chapter, development within this zone is subject to the standards of Chapter 18.640. J. MUR: Mixed Use Residential Districts. The MUR zoning district is designed to apply to predominantly 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.(02-33) 18.520.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted use under the provisions of Section 18.130.03.0; 2. A restricted(R)use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional (C) use is a use the approval of which is at the discretion of the Hearings Officer. The approval process and criteria are set forth in Chapter 18.370. If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Section 18.130.030; 4. A prohibited(N)use is one which is not permitted in a zoning district under any circumstances. B. Use table. A list of permitted, limited, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. Commercial Zoning Districts 18.520-3 Code Update: 10/02 • C. Accessory structures. 1. Accessory structures are permitted in all commercial zones providing the site is still in compliance with all development standards, including but not limited to setbacks, height, lot coverage and landscaping requirements, of the base zone. All accessory structures shall comply with all requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit. 2. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities (Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening,shall be provided and maintained around these structures and accessory attachments. Commercial Zoning Districts 18.520-4 Code Update: 10/02 • • • TABLE 18.520.1 • USE TABLE: COMMERCIAL ZONES USE CATEGORY C-N','l C-C151 —C-G C-P CBD MUE1101 MUC-1 MUC'28' MUE MUR I and 2h2"I 1 and 2j2"1 RESIDENTIAL . Household Living N Or ' RC") Rt13I R1171 RI211 Pt21) P P P • Group Living N N C • ± N P N • C R129i/C RI291/C Rt29)/C Transitional Housin: N N C N C ' N C C C C . Home Occupation R R R R- R R P R R R . HOUSING TYPES • Sin:le Units Attached N/A N/A N/A N/A N/A N/A N/A R[3°1 RI301 P Singel Units,detached N/A N/A N/A N/A N/A _ N C k l N/A R ' R ' R ' • Accessory Units N/A N/A N/A N/A N/A MIA Rat N/A Rill) R1311 Rt311 Duplexes . N/A N/A ,N/A , N/A N/A N/A N/A PP°I RI3°1 P Multi-family Units N/A N/A N/A N/A N/A Wilke Al N/A P P P Manufactured Units N/A N/A N/A _N/A N/A N/A N/A N N N . Mobile Home Parks, Subdivisions _N/A N/A N/A N/A N/A N/A N/A _N N N CIVIC(INSTITUTIONAL) Basic Utilities C N N C C C • C C1321 CI32) CI32) Colleges N N N N N C C C , C C Community Recreation N P •N N . P C N P C C Cultural Institutions P P P P P P P P P N Day Care P P P P P P P P • P P/CI33] Emergency Services P P P P P P P P P N Medical Centers C N C C C C C C C C Postal Service P •P P P. P �P P P P N � • Public Support Facilities P P P P • P P P P , P P Religious Institutions C C , P , C P P C P P C Schools N N N N N C C C C C . Social/Fraternal Clubs/Lodges C C P P P P P P P C r COMMERCIAL Commercial Lod:in: N N P Rik) P P P P P N Eating and Drinking Establishments C P P R _ P _ P , P _ P P P. Commercial Zoning Districts 18.5204 • Code Update: 10/02 . • • USE CATEGORY. C-N111 C-C151 ` C-G C-P CBD MUE)10) MUC-1 MUCj181 MUE MUR 1 and 21281 1 and 212'1 Entertainment-Oriented - Major Event Entertainment N N C • N • C N C C N N• Outdoor Entertainment N N P . R1151 P N N C N N - Indoor Entertainment P ' P P P P P P P P N - Adult Entertainment N N C N C N N C N N General Retail - Sales-Oriented P P171 P R116) P Rt223 Rtes) P Rt221 R(341351 - Personal Services •P P P P P R1221 Rt25) P Rt22) R1341351 - Repair-Oriented ,P P P N P Rt221 Rtes) R1221 Rt221 N - Bulk Sales N N P N N R122) R(251 R1221 R1��1 N • - Outdoor Sales N ' N P N N N N N N N - Animal-Related N . N _ N N N P P N N N Motor Vehicle Related - Motor Vehicle Sales/Rental N N P/Ct12) N C N N R124) R1241 . N - Motor Vehicle Servicing/Repair N C181 P/Ct1�1 N R(18) • R1��1 Rt2s) N N N Vehicle Fuel Sales C C C .N C. N. C C . C N Office P R191 P P P P P P P R[34/33) Self-Service Storage N N C N N N N N N N Non-Accessory Parking .0 _ C I3 P P P P , P P N INDUSTRIAL Industrial Services N N N N N N N N N N Manufacturing and Production • - Light Industrial N N N N N Rt23) N N Rt233 N - General Industrial N N N N N N N N N N Heavy Industrial N N • N N N N N N N N • Railroad Yards N N N N N. N N N N N , Research and Development N N N N N R1241 R1241 N R1231 N . Warehouse/Freight Movement , N , N N _N. N R1241 N N R(237341 N Waste-Related N N N N N N N N N N Wholesale Sales N N N N C N N N R123n41 N OTHER v _ Agriculture/Horticulture N N N N N N . N • Cemeteries N ,_N -N N N N _ N • Commercial Zoning Districts 18.520-6 Code Update: 10/02 1 • • USE CATEGORY C-Nall C-Cj51 C-G C-P CBD MUC-1 MUC1�e1 MUE MUR • 1 and 21281 1 and 212'1 Detention Facilities N N C N C N N • Heliports N N C C C N N Mining N N N N N N . N Wireless Communication Facilities P/R131 P/Rl3) P/Rl3) . P/R131 P/R131 P/R131 P/RE") Rail Lines/Utility Corridors P P P . P P P P Other _ Ct'1 01101 • NA NA C1141 NA . NA Pr--Permitted R=Restricted C=Conditional Use N=Not Permitted (I] All permitted and conditional uses subject to special development standards contained in Section t8.520.050.A, [2] Permitted subject to requirements Chapter 18.742. • [3) See Chapter 18.798 Wireless Communication Facilities,requirements for permitted and restricted facilities. [4] Uses operating before 7:00 AM and/or after 10:00 PM are conditional uses. [5) All permitted,limited and conditional uses must meet special development standards in Sectionl8.520.050.B. (6) Residential units permitted by right,as a mixed use in conjunction with a commercial development,on or above the second floor of'the structure,at densities not to exceed 12 units/net acre, (7] Limited to 10,000 gross square feet in size,except retail food and beverage outlets,which are limited to 40,000 gross square feet or less. (8] Limited to motor vehicle cleaning only. [9) When combined in single structure,each separate establishment shall not exceed 5,000 gross square feet. [10] Uses operating before 6:00 AM and/or after 11:00 PM;or drive-up windows are conditional uses. _ (11] A single-family unit providing that it is located on the same site with a permitted or conditional use in and is occupied exclusively by a caretaker or superintendent of the permitted or conditional use. Multi-family housing is permitted as part of a PD,subject to Chapter 18.350. (12] Cleaning,sales and repair of motor vehicles and light equipment is permitted outright;sales and rental of heavy vehicles and farm equipment and/or storage of recreational vehicles and boats permitted conditionally. [13) Multi-family residential units, developed at R-40 standards, as a mixed-use in conjunction with commercial development on or above the second floor of the structure,only in the C-P District within the Tigard Triangle and Bull Mountain Road district. • (14] Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. [1S) As accessory to offices or other permitted uses, the total space devoted to a combination of retail sales and eating/drinking establishments may not exceed more than 20%of the entire square footage within the • development complex, (16] May not exceed'10%of the total square footage within an office complex. [17] Single-family attached and multi-family residential units,developed at R-40 standards,except the area bounded by Fenno Creek,Hall Boulevard,O'Mara,Ash Avenue and Hill Street,within which property zoned for CBD development which shall be designated R-12 PD and shall be developed as planned developments in conformance with the R-12 District standards. (18) Motor vehicle cleaning only. [19] Drive-up windows permitted conditionally. - [20] All permitted and conditional uses subject to special development standards contained in Section18.520.050.C. • (21) Multi-family residential,at 25 units/gross acre,allowed outright. Pre-existing detached single-family dwellings are permitted outright, (22] New Retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted in the Tigard Triangle. [23] All activities associated with this use,except employee and customer parking,shall be contained within buildings. [24] Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does riot exceed the floor area of the permitted use. (25] Permitted provided the use is no larger then 60,000 square feet of gross floor area per building or business. [26] Household living limited to single units,attached,and multi-family including but not limited to apartments,attached condominiums,townhouses and rowhouses at a minimum density of 25 dwelling units per acre and a maximum density of 50 dwelling units per acre. • • [27] Wireless only as attached to structure within height limit,see Chapter 18.798. [28] All Permitted and Conditional Uses subject to special development standards contained in 18.630 (29] Group living with five or fewer residents permitted by right;group living with six or more residents permitted as conditional use. (30) Pre-existing housing units permitted. Conversion of pre-existing housing units to other uses is subject to the requirements of Chapter 18.630. Commercial Zoning Districts 18.520-7 Code Update: .10/02 • . [31] Permitted for pre-existing housing units,subject to requirements Chapter 18.710. • [32] Except water,storm and sanitary sewers,which are allowed by right. [33) In-home day care which meets all state requirements permitted by right;freestanding day care centers which meet all state requirements permitted conditionally. [34) This use is allowed only in mixed-use developments in the Washington Square Regional Center. Commercial uses shall occupy no more than 50%of the total floor area within the mixed-use development,and shall be permitted only when minimum residential densities are met.An exception to the requirement that commercial uses may be permitted only if residential minimum densities are met is provided for properties zoned commercial prior to implementation of the Washington Square Regional Center Plan(3/28/2002). The exempted properties are identified as assessor map number: IS135AA-00400, IS135AA-01400,1S135AA- 01900, ISIAA-01901, ISI35DA-02000, 1S135AA-02500, 1S135AA-02600,IS135AA-02700,IS135DA-01900,and ISIDA-02000. These parcels,or parcels created from these parcels,after the effective date of this ordinance,may be developed as a solely commercial use with a use permitted in the MUR-I or MUR-2 zones. [35] The maximum building footprint size permitted for any building occupied entirely by a commercial use or uses shall be 7,500 square feet. An exception to the limit on the size of a building occupied by commercial uses is provided for properties zoned commercial prior to implementation of the Washington Square Regional Center Plan(3/28/2002), The exempted properties are identified as assessor map number:1 S 135AA- 00400, 1S135AA-01400, IS135AA-01900, IS1AA-01901,1S135DA-02000,1S135AA-02500,1St 35AA-02600,ISI35AA-02700,IS135DA-01900,and IS1DA-02000. On these parcels,or parcels created from these parcels,after the effective date of this ordinance,a commercial development is not limited to a specific square footage,however,all other dimensional standards of the MUR-I and MUR-2 zoning district apply which may limit the ultimate size of commercial development. • (Ord. 02-32) • • • • • Commercial Zoning Districts 18.520-8 Code Update: 10/02 • f 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: • Commercial Zoning Districts 18.520-9 SE/Code Update: 10/02 • • TABLE 18.520.2 . CO MMERCIAL DEVELOPMENT STANDARDS CBD MUE . RESIDENTIAL R-25 STANDARD C-N C-C)'l C-G C-P CBD R-40 R-12 C-G MF DU" MUC-1 MUC MUE 1 MUE 2 MUR 1 MUR 2 unit) 1151116) wain t')Il) ul111$) • Minimum Lot Size 5,000 sq ft 5,000 sq ft None 6,000 sq ft None None Notte None - None None None None None None -Detached unit - • - - - - - - 1,480 sq ft - -Boarding,lodging, - - - - - 6,100 sq ft — rooming house Minimum Lot Width 50 ft 50 ft 50 ft 50 ft None None None 50 ft None None None None None None None Minimum Setbacks 410 •Front yard 20 ft 0/20 ft"I 0 ft 111) 0 ft(111 0/30 ft 1121 20 ft 20 ft 0 ft 1"1 20 ft G 0 ftl'9l 0 ft1111 0 ftt211 0 fill') 10 fttllt -Side facing street on 20 ft - - - 0/30 ft 112) 20 ft 20 ft - 20 ft V . 0 ft1t91 0 foal 0 ftt''1 5 f11211 l0 ft(211 corner&through lots t') -Side yard 0/20 ft 11J 0/20 ft 11J 0/20 ft II) 0/20 ft 191 0/30 ft lttl 10 ft t") 10 Ili") 0/20 ft 191 10 ft v 0&191110) 0 Rt}0j 0 ft170J 0 ft12°) 0 R'1VJ -Side or rear yard abutting - - •- • - - 30 ft V - - - - - more restrictive zoning • district • •Rear yard 0/20 ft 111 0/20 ft ill 0/20 ft(9) 0/20 ft III 0/30 fit") 20 ft t") 20 ft 114) 0/20 ft 1') 20 ft V • 0(tt19)12n) 0 ft11n1 0 ft12°1 0 ft12°11221 0 ft12°21211 -Distance between front - - - • - 20 ft 20 ft - 20 ft V N/A N/A N/A N/A N/A • of garage&property line abutting a public or private street, , Minimum Building Height N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A • 2 stories 2 stories None 2 stories None Maximum Building Height 35 ft 35 ft 45 ft 45 ft 80 ft 111) 60 ft • 60 ft 45 ft 45 ft 70 ft 200 ft 200 ft 60 ft 75 ft 45 ft Maximum Site Coverage 111 85% 80% 85% t1 1 85% 85% 80% 80% 85% 80% 90% 85% 85% 85% 80% 80% Minimum Landscape 15% 20% 15% 15% 15% 20% 20%1151 15% 20% 10% 15% 15% 15% 20% 20% • Requirement _ • AI —Minimum FAR 131 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 1.25 1,25 0.6 0.6 0.3 Minimum Residential N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 50 50 25 50 25 Density 141151161 _ unit/acre unit/acre unit/acre unit/acre unit/acre Maximum Residential N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A None None 50 None 50 Density( 5)151171 unit/acre unit/acre V=See 18.640.050.B • [1) The provisions of Chapter 18,795(Vision Clearance)must be satisfied.. . [2] Includes all buildings and impervious surfaces. [3) Applies to all non-residential building development and mixed use development which includes a residential component. In mixed use development,residential floor area is included in the calculations of floor area ratio to determine conformance with minimum FAR. . • • Commercial Zoning Districts . 18.520-10 Code Update: 10/02 • • (4) Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table. The provisions for density transfer described in Section 18,715.030,B apply,using the minimum and maximum density shown in the above table. Any mixed-use or commercial only development does not have a minimum density requirement. (5] For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020,E, (7) The maximum density requirements for developments that include or abut designated Water Resources Overlay district Riparian setbacks per Chapter 18.797 are described in Section I8.630.020.D, [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [9]• See Section 18.520.050.B for site and building design standards. (10) No front yard setback shall be required,except a 20 foot front yard setback shall apply within 50 feet of a residential district. [I I] There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. [12) There are no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district, (13] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. (14) Where the side or rear yard of attached or multiple-family dwellings abut a mote restrictive zoning district,such setbacks shall not be less than 35 feet. • (15] Landscaped areas on existing developed property in the CBD shall be retained. Buffering and screening requirements set forth in Chapter 18.745 shall be met for existing and new development. (16] Lot coverage includes all buildings and impervious surfaces. [17] Modifications to dimensional and minimum density requirements for developments that include or abut designated Water Resources Overlay District Riparian setbacks per Chapter 18.797 are described in Section 18.630.040.F. [18] The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvement s to be installed between proposed uses in the MUC,MUE and MUR zones within the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC,or zoning districts within the,WSRC which are not mixed- use. For MUC and MUE zones,the requirements for Commercial Zones apply. For MUR zones,the requirements for the Neighborhood Commercial Zone apply. [19] For Commercial and Mixed-use developments,the maximum front and street side yard setback is 10 feet. For Residential only developments,the maximum front and street side yard setback is 20 feet. [20] Side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except 13.25 and R-40. [21] The maximum setback is 20 feet. (22) The maximum setback is 10 feet, *Multiple-family dwelling unit C-N -Neighborhood Commercial District • MUC 1—Mixed Use Commercial C-C -Community Commercial District MUC •—Mixed Use Commercial C-G •General Commercial District MUE 1—Mixed Use Employment/High Density C-P •Professional/Administrative Office Commercial MUE 2,—Mixed Use Employment/Medium Density CBD-Central Business District MUR 1—Mixed Use Residential/High Density MUR 2—Mixed Use ResidentiaVMedium Density • • • Commercial Zoning Districts 18.520-11 Code Update: 10/02 • • • 18.520.050 Special Limitations on Uses A. In the C-N zone. Special limitations in the C-N zoning district are as follows: 1. The use shall be conducted wholly within an enclosed structure, except as allowed in Section 3 below; 2. No use shall have a gross floor area greater than 4,000 square feet; 3. Accessory open-air sales, display and/or storage shall be permitted for horticultural and food merchandise only and shall constitute no more than 5% of the gross building floor area of any individual establishment; and 4. Uses operating before 7:00 AM and after 10:00 PM shall be subject to the conditional use provisions, as governed in Chapter 18.330. B. In the C-C zone. Special limitations in the C-C zoning district are as follows: 1. Such centers shall be developed preferably as a single unit and occupy only one quadrant of the intersection at which it is located; 2. The use shall be conducted wholly within an enclosed•structure, except for outside play areas for children's day care facilities, and as allowed in Sections 3 and 4 below; 3. No use shall have a gross floor area greater than 5,000 square feet except for the retail sales of food and beverages, when the maximum floor area shall not exceed 40,000 gross square feet, and all other sales-oriented retail, where the maximum floor area shall not exceed 10,000 gross square feet; • 4. Accessory open-air sales, display and/or storage shall be permitted for horticultural and food merchandising uses only shall constitute no more than 5% of the gross building floor area of any individual establishment; • 5. Accessory open-air dining or drinking areas shall be permitted for approved eating and drinking establishments or retail food stores only. Outside dining areas are not permitted within 200 feet of any developed residential area. Public or private sidewalk areas around dining areas may not be reduced to less than five feet of clear walkway; and 6. Uses operating before 6:00 AM and/or after 11:00 PM and drive-up windows are subject to conditional use provisions, as governed by Section 18.330. C. In the MUE zone. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement; 2. On lots greater than three acres,general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales use for each additional four square feet of non-general retail sales use. Commercial Zoning Districts 18.520-12 Code Update: 10/02 • i D. In the MUC-1 zone. In addition to the standards of this Chapter,development in the MUC-1 zone is subject to Chapter 18.640 and an Intergovernmental Agreement between the cities of Tigard and Tualatin. E. In the MUC,MUE-1,MUE-2,MUR-l and MUR-2 zones. Within the.Washington Square Regional Center,the standards of Chapter 18.630 shall also apply. 18.520.060 Additional Development and Design Guidelines A. Development/design guidelines in the C-C zone. 1. The following design guidelines are strongly encouraged for developments within the C-C district. Conditions of approval of the development plan may include, but are not limited to, any of the site and building design guidelines deemed appropriate to be mandatory. a. Building design guidelines: (1) The design of buildings within a community commercial development should incorporate elements such as special architectural details,distinctive color schemes, special art and other features, which are sensitive to and enhance the surrounding area and serve to distinguish the complex from other retail complexes in the city; (2) All buildings within a multi-building complex should achieve a unity of design through the use of similar architectural elements, such as roof form, exterior building materials, colors and window pattern; (3) Individual buildings should incorporate similar design elements, such as surface materials, color, roof treatment, windows and doors; on all sides of the building to achieve a unity of design. The sides of a building which face toward a public street should include public entrances to the building and windows to provide visual access to the activity within the building. The sides of a building which face toward an adjoining property, but not toward a public street, should include elements such as windows, doors, color, texture, landscaping or wall treatment to provide visual interest and prevent the development of a long continuous blank wall. b. General site design guidelines: Loading areas should not be located on the side of a building which faces toward a residential use. Loading areas, if located between the building and the street, should be oriented away from the street and should be screened to minimize views of the loading area from the street and sidewalk. 2. Design standards: The following mandatory design standards apply within the community commercial district: a. Internal Walkways. (1) Walkways, eight feet minimum width, shall be provided from the public sidewalk or right-of-way to the building(s). At a minimum, walkways shall be located to connect focus points of pedestrian activity such as transit stops and street crossings to the major building entry points; Commercial Zoning Districts 18.520-13 . Code Update: 10/02 • • • (2) Walkways, five feet minimum width, shall be provided to connect with walkways or potential walkway locations on adjoining properties to create an integrated internal walkway system along the desired lines of pedestrian travel. The width of the walkway should be commensurate with the anticipated level of pedestrian activity along the connecting walkway. (a) Walkways shall be provided along the full length of the building on any side which provides building access to the public or where public parking is available, to provide safe and comfortable pedestrian access to the building; (b) On the sides of the building which provide public access into the building, the walkway should be wide enough to allow for sidewalk seating areas as well as pedestrian travel. Weather protection of the walkway should be provided at a minimum at the entrance area and, if appropriate,along the entire walkway. (3) Walkway surfaces for walkways crossing parking areas shall be designed to be visually distinguishable from driving surfaces through the use of durable, low-maintenance surface materials such as pavers, bricks or scored concrete to enhance pedestrian safety and comfort. b. Other site development standards: (1) All lighting fixtures shall incorporate cut-off shields to prevent the spillover of light to adjoining properties; (2) Mechanical equipment, if located on the building,shall be located within the roof form of the building or enclosed within a screening structure, the design of which is consistent with the design of the building; (3) Mechanical equipment, not located on the building, shall be screened from views from the public street, sidewalk and properties outside the district with a durable, solid wall or fence,or an evergreen hedge or a combination of the above; (4) All refuse and recycling containers within the district shall be contained within structures enclosed on all four sides and which are at least as high as the tallest container within the structure; (5) Bicycle racks shall be provided on site. Facilities for a minimum of ten bicycles shall be provided for developments having 100 or fewer parking stalls, notwithstanding Section 18.765.050. For each 100 additional stalls, facilities for five additional bicycles shall be provided. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways. It is strongly encouraged that bicycle parking areas be covered; (6) The site development plan shall incorporate a special feature at the corner of the site. A special corner feature can be a landscape feature,seasonal color planting area, sculpture or water feature. The feature shall provide a visual landmark and some amount of seating area; Commercial Zoning Districts 18.52044 Code Update: 10/02 • • (7) Parking areas shall be designed to minimize conflicts between pedestrian and vehicular movements. Parking area landscaping shall be used to define and separate parking, access and pedestrian areas within parking lots; (8) The landscape design for the site shall include plantings which emphasize the major points of pedestrian and vehicular access to and within the site; (9) Site features such as fences, walls, refuse and recycling facility enclosures, and light fixtures shall be designed to be consistent with the scale and architectural design of the primary structure(s). Such site features shall be designed and located to contribute to the pedestrian environment of the site development; (10) In multiple building complexes, buildings shall be located to facilitate safe and comfortable pedestrian movement between buildings. On sites which are adjacent to other properties within the community commercial district, building location shall be chosen to facilitate pedestrian and vehicular connections to buildings on those adjacent properties. Consideration should be given to locating buildings closer to the public street with entrances to the buildings from the public sidewalk, with no intervening parking or driving area. Corner locations are particularly appropriate for this treatment; (11) Opportunities shall be found for safe, convenient, and pleasant pedestrian connections to existing or proposed transit facilities. Where needed, shelters and layover areas for transit vehicles shall be incorporated into the site development. c. Sign design standards: All signage shall be an integral part of the architectural design. B. Interim requirements in the CBD zone. 1. In the absence of an adopted design plan, the following issues, under Subsection B.1.c. must be addressed for new developments as necessary to serve the use and provide for projected public facility needs of the area,pursuant to Chapter 18.810 as determined by the Director. a. The City may attach conditions to any development within an action area prior to adoption of the design plan to achieve the following objectives: (1) The development shall address transit usage by residents, employees and customers if the site is within 1/4 mile of a public transit line or transit stop. Specific items to be addressed are as follows: (a) Orientation of buildings and facilities toward transit services to provide for direct pedestrian access into the building(s)from transit lines or stops; (b) Minimizing transit/auto conflicts by providing direct pedestrian access' into the buildings with limited crossings in automobile circulation/parking areas. If pedestrian access crosses automobile circulation/parking areas,paths shall be marked for pedestrians; (c) Encouraging transit-supportive users by limiting automobile support services to collector and arterial streets; and Commercial Zoning Districts 18.520-15 Code Update: 10/02 • • . (d) Avoiding the creation of small scattered parking areas by allowing adjacent developments to use shared surface parking, parking structures, or under-structure parking; (2) The development shall facilitate pedestrian/bicycle circulation if the site is located on a street with designated bike paths or adjacent to a designated greenway/open space/park. Specific items to be addressed are as follows: (a) Provision of efficient, convenient and continuous pedestrian and bicycle transit circulation systems, linking developments by requiring dedication and construction of pedestrian and bike paths identified in the comprehensive plan. If direct connections cannot be made, require that funds in the amount of the construction cost be deposited into an account for the purpose of constructing paths; (b) Separation of auto and truck circulation activities from pedestrian areas; (c) Encouraging pedestrian-oriented design by requiring pedestrian walkways and street level windows along all sides with public access into the building; (d) Provision of bicycle parking as required under Subsection 18.765.050; and (e) Ensure adequate outdoor lighting by lighting pedestrian walkways and auto circulation areas. (3) Coordination of development within the action area. Specific items to be addressed are as follows: (a) Continuity and/or compatibility of landscaping, circulation, access, public facilities • and other improvements. Allow required landscaping areas to be grouped together. Regulate shared access where appropriate. Prohibit lighting which shines on adjacent property; (b) Siting and orientation of land use which considers surrounding land use, or an -- - adopted plan. Screen loading areas and refuse dumpsters from view. Screen commercial and industrial use from single-family and residential through landscaping; and (c) Provision of frontage roads or shared access where feasible. 2. Existing nonconforming industrial structures at the following locations may continue to be utilized for [-P Industrial uses after the nonconforming use limit of six months: Map 2S 1 2AA tax lot 4700, Map 2S 1 2AC tax lot 100 and 202, Map 2S 1 2AD tax lot 1203, Map 2S 1 2DB tax lot 100, and Map 2S 1 2DA tax lot 300. C. Washington Square Regional Center. See Chapter 18.630 for additional development and design guidelines.■ • Commercial Zoning Districts 18.520-16 Code Update: 10/02 •• ••• ...,., 7 . ... ..: • \• .. 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ASSOC oi ION chi ._ •c.• 4-=, - , SELF STORAGE INDUSTRY FACT SHEET(as of 4/19/2007) • The self storage industry has been the fastest-growing sector of the United States commercial real estate industry over the period of the last 30 years (counting number of new companies, new facilities and amount of total square footage added). • There are now 51 ,223 "primary" self storage facilities in the United States as of the first quarter of 2007 ("primary" means that self storage is the "primary" source of business revenue— US Census Bureau) • Primary self storage facility gross revenues for 2006 were approximately $22.6 billion [or a national average (mean) of $441 ,208 per facility or national average (mean) of $11 .27 of gross annual revenue per occupied sq.ft.] or€17.4 billion (euros) • The total market capitalization value of the entire U.S. self storage industry is well in excess of $220 billion • • Nearly 1 in 10 US households (HH), or 10% (10.8 million of the 113.3 million US HH in 2007) currently rent a self storage unit; that has increased from 1 in 17 US HHs (6%) in 1995 — or an increase of approximately 65 percent in the last 12 years • Rentable self storage square footage has increased by 740% during the period 1985-2007 (see next bullet) • At year-end 1984 there were 6,601 facilities with 289.7 million square feet (26.9 million square meters) of rentable self storage in the U.S. At the first quarter of 2007, there are 51 ,223 "primary" self storage facilities representing 2.2 billion square feet (231.8 million square meters) -- an increase of more than 1 .9 billion square feet (204.9 million square meters) • Nationally, primary self storage facilities employ 158,002 persons, or an average of 3.1 employees per facility (excluding management) • The average (mean) size of a "primary" self storage facility in the US is approximately 43,000 square feet (does not include "secondary" facilities) • In addition to the 51 ,223 "primary" self storage facilities in the U.S., there are another 8,434 small business "secondary" mini-storage facilities in the US; however, very little data exists on these smaller companies and mini- storage facilities other than that the vast majority are owned by small business owner-operators and that they report data to the US Census Bureau for their (non self storage) primary • I source of revenue (self storage is a "secondary" source of business revenue — US Census Bureau) • Thus, the grand total of all self storage and mini-storage facilities in the U.S. is 59,657 facilities (counting both "primary" & "secondary") • An important subset of that total: there are some 21 ,000 small business entrepreneurs (80% of all self storage companies) who own and operate just one "primary" self storage facility • The top-10 self storage companies, including the 4 public companies (Public Storage, Extra Space, Sovran and U-Store-It REITS — Real Estate Investment Trusts) in the self storage industry, own and operate some 6,200 self storage facilities, or 12.1 % of all primary facilities • There are another 26,500 non-Top-10 companies that own and operate the remaining 45,000 "primary" self storage facilities (an industry average of 1 .7 "primary" facilities per non-Top-10 company) [does not count 8,434 "secondary" facility owners] • The average Cap Rate for the period of time from July 1 , 2006 to December 31 , 2006 was 7.65 (Self Storage Data Services) • Total self storage space in the US is now 2.2 billion square feet (as of Q1-2007) [or 206.4 million square meters]. That figure represents more than 78 square miles of rentable self storage space, under roof— or an area well more than 3 times the size of Manhattan Island (NY) • • There is a self storage space inventory of 17.2 sq.ft. per U.S. household • There are 6.86 sq.ft. of self storage space for every man, woman and child in the nation; thus, it is physically possible that every American could stand — all at the same time — under the total canopy of self storage roofing • When asked if their local market was "overbuilt" (with other self storage facilities), by a plurality of 48.7% to 44.3%, SSA members felt their "local market" is overbuilt; however, only 15.7% (vs. 42.7%) felt that their "state market" was overbuilt; and, only 11% (vs. 31 .3%) felt that the "national market" was overbuilt. • 88.2% of "urban" self storage facilities indicate that they compete with anywhere from 3 to more than 20 other facilities; 73.1 % of "suburban" self storage facilities say they directly compete with 3 to 20 other facilities, while 58.6% of "rural" self storage facilities count 3 to 10 other competitors in their marketing area. • More than 700,000 self storage units nationwide are rented to military personnel (4% of all units); however, in communities adjacent to domestic US military bases military occupancy can be from 20%-95% of all rented units • SSA members value military personnel as self storage customers and traditionally extend special incentives and discounts to those with a valid military ID card, such as: • • 10%-30% discounts off rental rates, free months of rent, gift certificates, free use of moving truck, "one-dollar move-ins," no rent increases while deployed overseas, waiver of security deposits, administration fees, etc. • In 1984 there were 6,601 self storage facilities in the U.S. representing 289.7 million square feet (26.9 million square meters) of rentable space • It took the self storage industry more than 25 years to build its first billion square feet of space; it added the second billion square feet in just 8 years (1998-2005) • The self storage industry is adding thousands of new facilities each year • The growth rate of new self storage facilities being added to the industry, year-to-year, has been an average of 9.5% for the last 20 years • In the 21st century, (from 2001-2005) 17,923 new self storage facilities and 770.7 million square feet (71.6 million square meters) of space has been added, and increase of 36% in the five-year period • Gross square footage of self storage "per capita" in the US (at the state level) ranges from 1 .60 to 18.65 square feet • 83.9 percent of all US counties (or 2,634 out of 3,141) have at least one "primary" self storage facility • I • (And here's a stat that SSA is rightly proud of) — 95.4 percent of current SSA direct members say YES! They would recommend SSA membership to other self storage owner-operators. (There's still room for improvement, though.) Sources: * "Self Storage Demand Study— 2007 Edition" "Self Storage: Analyzing the Competitive Landscape — * A Market Inventory Study" (2006) Self Storage Data Services Copies of these studies are available for sale at wwweselfstoraieo®RG (see Publications)